HomeMy WebLinkAbout2.0_Ong Parking Waiver_ PA2009-059CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
December 3, 2009 Meeting
Agenda Item No. 2
SUBJECT: Ong Parking Waiver - (PA2009 -059)
333 Old Newport Blvd.
• Use Permit No. UP2009 -014
APPLICANT: Ann Ong Hung
PLANNER: Erin Steffen, Planning Technician
(949) 644 -3234, esteffen @newportbeachca.gov
PROJECT SUMMARY
A use permit application to waive 3 additional off - street parking spaces required for the
conversion of 3,061 square -feet of retail space to medical office in an existing multi -
tenant building.
1) Conduct a public hearing; and
2) Adopt the attached draft resolution denying Use Permit No. UP2009 -014
(Attachment PC 1).
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Ong Parking Waiver — PA2009 -059
December 3, 2009
Page 3
Proiect Setting
The property is a triangular- shaped lot located between Old Newport Boulevard and
Newport Boulevard south of Hospital Road, and is developed with a 9,969 square -foot,
multi- tenant, commercial structure. The structure is currently occupied with a retail
store, a hair salon, and a health /fitness facility. There are two vacant tenant spaces that
were previously occupied by a retail store and a small restaurant. The property does not
provide any off - street parking and therefore, the structure is nonconforming. Public
parking (41 marked spaces and 4 unmarked "spaces ") abuts the project site and is
provided within the Old Newport Boulevard right -of -way. Exhibit 1 below indicates the
location of these parking areas.
Exhibit 1 — Parking Areas
II
P
1
Adjacent to the project site to the north is a multi- tenant, commercial building with
several parking spaces fronting the building. East of the project site across Old Newport
Boulevard are a series of commercial buildings with retail, general and medical office,
and mixed -use buildings; some with and some without off - street parking.
Project Description
The applicant plans to convert two retail suites totaling 3,061 square feet to medical
office use. This intensification of use requires 3 additional parking spaces that the site
cannot provide, thus necessitating the consideration of a parking waiver. Due to the
change of use to medical office, an additional disabled parking space is required and
Ong Parking Waiver — PA2009-059
December 3, 2009
Page 4
therefore, one space within the public right -of -way would be eliminated to accommodate
the new disabled parking space.
DISCUSSION
The site is designated General Commercial Office (CO -G) and the zoning for the
property remains SP -9 (Old Newport Boulevard Specific Plan Area). The Old Newport
Specific Plan designates the site as Retail and Service Commercial. Medical office use
is allowed by the General Plan and zoning for the site.
As noted previously, the project site provides no off - street parking and the current uses
within the building require a maximum of 39 parking space based upon Zoning Code
required parking ratios. With the proposed project, a total of 42 spaces would be
required by code unless the requested waiver is approved. The 4 unmarked spaces
need to be marked to promote safety and the City traffic engineering staff would require
the spaces to be striped as parallel spaces. Converting the unmarked parking "spaces"
to parallel spaces would result in the loss of one parking space; only three spaces can
be accommodated. The marking of this parking area coupled with the additional
disabled parking space needed for the change of use reduces available parking in the
right -of -way to 43 spaces. These are public parking spaces and are not for the exclusive
use of the project site. However, given the atypical design and their location of these
spaces, the public would readily believe that the parking is designated for the building.
In accordance with Section 20.66.100 (Modifications or Waiver of Off - Street Parking
Requirements) of the Zoning Code, a waiver of the required parking may be allowed
subject to approval of a use permit by the Planning Commission provided one or more
of the following conditions must be met:
A municipal parking facility is so located as to be useful in connection with the
proposed use or uses on the site or sites.
2. The site is subject to two or more uses and the maximum parking requirements for
such uses do not occur simultaneously.
3. A parking management plan for the site has been approved by the Planning
Commission pursuant to Section 2a66. 100 (8).
4. The Planning Commission makes the following findings:
a. The parking demand will be less than the requirement in Section 20.66.030.
b. The probable long -term occupancy of the building or structure, based on its
design, will not generate additional parking demand.
Ong Parking Waiver — PA2009-059
December 3, 2009
Page 5
Condition No. 1
The abutting municipal parking spaces are conveniently located adjacent to the project
site and this fact alone could support application approval. However, the actual
availability of parking spaces is an important factor in deciding whether the municipal
spaces are "useful."
The applicant had Traffic Safety Engineers (TSE) prepare parking survey reports for the
project. The most recent study dated November 15, 2009 (Attachment PC 2), concluded
that sufficient parking for the proposed project would be available. Four to 15 spaces
may be available during the day based upon surveyed parking demand and anticipated
parking demand for the proposed project based upon the Zoning Code (1 space for
each 200 square feet of medical office). One to 7 spaces would be available during the
day based upon Zoning Code requirements for all uses including the proposed project.
The prior report dated August 12, 2009 (Attachment PC 3), indicated that parking would
likely be available for the project. It also indicated that 2 to 12 vehicles, for either
employees or patrons from the medical center on the east side of Old Newport
Boulevard, were observed parked within the public parking spaces that are adjacent to
the project site.
The City's traffic engineering staff reviewed the parking reports and indicated that
parking availability may be influenced by uses across the street and may also be
influenced by the limited occupancy and short-term leases of the multi- tenant, retail
building located directly north of the project site. That site provides a limited number of
off- street parking spaces directly in front of the building. The most recent parking report
included a parking surrey for this building and indicated that parking demand for this
building is not occurring or anticipated within the public parking pool that abuts the
project site. The likely reason for short-term leases at that site is that the property has
been considered for redevelopment recently. A new medical office building was planned
that would fully comply with the increased off - street parking requirements for medical
uses. Plans were submitted to the Building Department for plan check; however, that
plan check has expired and the project has been abandoned for now. Should that
building be constructed, parking for that site is less likely to affect the availability of
public parking that could serve the project site.
Although the requested parking waiver is small, uncertainty exists and in the long -term
when the economy improves, actual parking demand may increase. Traffic engineering
staff suggests a two -year review of the project if it were to be approved, wherein the
public parking spaces can be monitored.
Condition No. 2
The site is subject to several uses where the respective peak parking demands may not
occur simultaneously. The health /fitness facility has greater parking demand after 4:00
p.m. when it is allowed to increase its students and instructors from 8 to 14. This
Ong Parking Waiver — PA2009 -059
December 3, 2009
Page 6
operational restriction is a condition of Use Permit No. 2003 -044. The small cafe,
although presently closed, would generate higher parking demands during traditional
meal times, and they are permitted to operate during breakfast, lunch and dinner. The
parking surveys indicate that parking is heaviest between 11:00 a.m. and 3:00 p.m. The
applicant proposes to operate his medical practice during typical office hours; however
he would be closed to patients from 12:00 p.m. to 2:00 p.m. Monday through Thursday
and from 12:00 p.m. to 1:00 p.m. on Fridays.
These factors can be considered; however, uses would be overlapping to a degree and
staff is hesitant to apply operational restrictions that are not self enforcing as it artificially
limits business activity. Staff does not find the information to support the second
condition compelling in the light that a use permit runs with the land and future medical
practitioners may have a higher parking demand even if the applicant's specific
operational characteristic were enforced.
The applicant is also the property owner and he has expressed his willingness to
abandon the use permit for the small caf6, which would have the effect of reducing the
parking requirement by one space based upon the required parking ratios of the Zoning
Code by changing the use to retail or general office. The daily fluctuation in parking
demand during traditional meal times would also be eliminated. The applicant is willing
to eliminate the small cafe provided the Commission finds it a compelling factor to
garner project approval.
Condition No. 3
No parking management plan has been proposed with this application, and therefore
this condition is not applicable.
Condition No. 4.a and 4.b.
Uncertainty exists in regards to the actual parking demand and the probably long term
occupancy of the project site leading staff to be unsupportive of making this finding. The
applicant's parking demand may be less than that predicted by the Zoning Code (16
spaces) based upon the maximum number of employees and average patient visits per
hour anticipated in the future (5 full time employees and an average of approximately
5.5 average patients per hour). If all patients were there at the same time with all the
employees and assuming 1 vehicle each, a total of 12 vehicles might be expected.
Including additional vehicles for distributors or deliveries, parking could likely remain
less than what was anticipated by the Zoning Code. Again, it is important to note that
this analysis is based upon the applicant's particular operational character and a
different practitioner, which could occupy the building in the future, may have a different
operational character with higher parking demands.
Additional uncertainty exists with the parking demand measured and reported within the
parking survey reports in that different operators of the various allowed uses (within the
Ong Parking Waiver — PA2009 -059
December 3, 2009
Page 7
same use classification) may have higher parking demands than measured for the
current uses. In other words, different retail users or different medical offices can have
different parking demands and required parking ratios are an average that accounts for
most users under typical circumstances.
In staff's experience, the parking demands for eating and drinking establishments are
typically more variable than other uses and it is highly dependent upon the operator. In
other words, a restaurant can easily demand more parking than average parking ratios
if the food or atmosphere is above average even if the location or parking availability is
less than optimal.
Summary
Although facts are evident that support project approval, uncertainty exists in measuring
and anticipating parking demand, and parking shortfalls may occur from time to time.
Staff also does not recommend approval with operational restrictions that would
necessitate active enforcement. These factors lead staff to recommend denial of the
application.
Alternatives
The Planning Commission can approve the project based upon the usefulness of the
abutting municipal parking spaces, other factors discussed in the report, or as identified
during the hearing. In that case, staff would suggest a condition necessitating a review
of the parking after one year, and staff would not recommend an operational condition
prohibiting patient visits during the middle of the day proposed by the applicant. If
parking shortfalls occur in the future, the Commission could consider applying
operational conditions or parking management techniques and /or revoking the use
permit.
Environmental Review
The project is categorically exempt under Section 15301, of the California
Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities), which
exempts minor alterations to existing facilities. The existing building will remain with no
additional square footage; the scope of the physical construction is limited to minor
interior alterations.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property, and posted at the site a minimum of ten days in advance of this
hearing, consistent with the Municipal Code. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the City website.
Ong Parking Waiver — PA2009 -059
December 3, 2009
Page 8
PC 1 Draft Resolution
PC 2 Traffic Safety Engineers Parking Study dated November 15, 2009
PC 3 Traffic Safety Engineers Parking Study dated August 12, 2009
PC 4 Project plans
PC 5 Applicant's Response Letter
F: \Users\PLN\Shared\PA's \PAS - 2009 \PA2009 - 059 \UP2009 -014 PC rpt.docz
Attachment No. PC 1
Draft Resolution
9
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING USE PERMIT NO. 2009-
014 TO WAIVE THE ADDITIONAL OFF - STREET PARKING
REQUIRED FOR THE CONVERSION OF 3,061 SQUARE -FEET
OF RETAIL TO MEDICAL OFFICE IN AN EXISTING MULTI -
TENANT BUILDING LOCATED AT 333 OLD NEWPORT
BOULEVARD (PA2009 -059)
THE PLANNING COMMISSION OF THE CITY OF NEWP,.T BEACH HEREBY FINDS AS
FOLLOWS: 1. 'f
1. The applicant proposes to convert a 31061 sc(OV64OW4etail space to medical office in
an existing multi- tenant building located., X333 Old ort Boulevard. Based upon
the minimum required parking ratio .the Zoning " = <e specified in Section
20.66.030, three additional spaces ar r.{ wired. The subjecf %perty does not provide
any off - street parking and the site ca`' ' be modified to prong additional parking
without demolition of the existing multi -t builoj
2. In accordance with Section �00 and Cher 20.91 of the Municipal Code, an
application for a use permit retstss waiver parking spaces was filed by Ann
Ong Hung, with respect to propel locf A 333 tVewport Boulevard, and legally
described as Tract Z� I t,24 Bloc t in C Oncluding portion of abandon
streets adtacent�64*ri st an the City of Newport Beach,
California. .,
3. A public hearing wa;fjeldfecembe:, 2009, in the City Hall Council Chambers,
3300 f#aTWp BouleP$eeact :,California. A notice of time, place and
pu r, of �f6ting given �'�ardance with the Newport Beach Municipal
C, Evidence,`tth_ wand oral; -vas presented to, and considered by, the
Plarnlitla Commissiisi:# this retina.
4. The propil, if approVi would be detrimental to the public health, safety, peace,
morals, corft or we *fie of persons residing or working in or adjacent to the
�
neighborhood 6f such usQ3 ,, and /or be detrimental to the properties or improvements in
the vicinity or to the gep l welfare of the City based on the following:
• The increased intensity of use proposed may increase parking demand and
negatively impact the availability of existing public parking that serves other
tenants and properties nearby.
The probable long term occupancy of the structure and nearby buildings that
rely upon the municipal parking spaces is uncertain and changes in operators
over time may generate additional parking demand. This probable future
increase in parking needs when added to the project- related parking demand
would further exacerbate potential parking shortfalls.
rl
Planning Commission Resolution No.
NOW, THEREFORE, BE IT RESOLVED:
2 of 2
1. The Planning Commission of the City of Newport Beach hereby denies Use Permit No.
UP2009 -014.
2. This action shall be final and effective unless an appeal is filed with the City Clerk in
accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach
Municipal Code within fourteen days.
PASSED, APPROVED AND ADOPTED THIS 3RD DAY OF DECEMBER, 2009.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Robert Hawkins, Chairman
Charles Unsworth, Secretary
tL
Attachment No. PC 2
Traffic Safety Engineers Parking Study
dated November 15, 2009
r3
TRAFFIC SAFETY ENGINEERS
T_�
November 15, 2009
Dr. Hung Ong, M.D.
325 Old Newport Boulevard
Newport Beach, CA 92663
Dear Dr. Ong:
This report summarizes our traffic parking study of the existing restaurant, retail and
health/fitness facility mixed -use center located at 325 -333 Old Newport Blvd., in the City of
Newport Beach. The project proposes to convert two existing retail suites for medical office use.
We trust that the findings of this parking study will be of immediate assistance to the City of
Newport Beach in formulating their decision pertaining to the approval of a parking waiver for
this proposed medical office conversion.
1. Existing Site Conditions
The existing mixed -use center consists of a two -story building. The building has a total of
five (5) retail spaces: two (2) on the first floor and three (3) on the second floor. At the time
of the traffic survey on October 27`° to 29`h, 2009, only three spaces were occupied. The
three tenants included Curves (a Health/fitness Facility for women), Newport Height Beauty
Salon, and American Slate Sales (a retail store selling flooring materials). The other two
vacant spaces were previously occupied by the Freestyle Watch (a retail store for waterproof
Marine Watches) on the second floor and Cafe Wavos (a small- scale eating and drinking
facility) on the first floor. The original project site provided a total of 12 parking spaces, in
front of the project building. However, this parking area was subsequently dedicated to he
City for the future widening of Old Newport Boulevard. A City Parking Lot located
immediately south of the building provides a total of 29 parking spaces. A small un- striped
parking area fronting Old Newport Blvd is located between the staircase to the City Parking
Lot and the entrance to the City Parking Lot. This un- striped area was observed to provide
four additional parking spaces.
2. Proposed Proiect
This mixed -use center located at 325 -333 Old Newport Boulevard is currently owned by Dr.
Hung Ong, a physician in private practice in the Newport-Mesa area for the last ten years.
His practice is currently located at 307 Placentia Avenue, Newport Beach, California. This
medical building at 307 Placentia was bought by Hoag Memorial Presbyterian in January
2008. Hoag Hospital plans to demolish the building and uses the land to expand its medical
campus. For this reason, Dr. Ong requests the City to grant a permit to move his medical
office to the existing vacant suite that was previously occupied by Freestyle Watch (a retail
3100 MARYWOOD DRIVE, ORANGE, CA 92867 TEL: 714.974.7863 FAX: 714.974.1043
J5
Page 2
store for waterproof marine watches) and the suite which is presently occupied by American
Slate Sales (a retail store selling flooring materials) at the mixed -use building.
3. Parking Utilization Surveys for Mixed -Use Center (323 -333 Old Newport Blvd.)
Results of parking utilization surveys conducted on Tuesday, Wednesday, and
Thursday from 8 A.M. to 5 P.M. of the existing mixed -use center are tabulated in
Tables A, B, and C below:
TABLE A
Parking Utilization Surveys
Tuesday, October 27, 2009
Time of Day
Vehicles
Parked in City
Parking Lot ( *)
Vehicles
Parked in front
of Building
Total Parked
Vehicles
8:00
5
1
6
8:30
4
1
5
9:00
5
4
9
9:30
6
6
12
10:00
7
6
13
10:30
10
5
15
11:00
12
5
17
11:30
12
7
19
12:00
8
6
14
12:30
8
6
14
1:00
6
8
14
1:30
7
8
15
2:00
8
6
14
2:30
8
5
13
3:00
8
4
12
3:30
8
6
14
4:00
9
5
14
4:30
12
3
15
5:00
10
3
13
Daily Average
8.05
5
13.05
( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the small
unstriped parking area fronting Old Newport Blvd. Traffic technician collecting the parking
surveys inadvertently failed to segregate the number of parked vehicles observed in the City
Parking Lot and the unstriped parking area because of the lack of specific instruction from the
Traffic Engineer.
r�
Page 3
TABLE B
Parking Utilization Surveys
Wednesday, October 28, 2009
Time of Day
Vehicles Parked in
City Parking Lot
Vehicles Parked in
front of Building
Total Parked
Vehicles
8:00
5
2
7
8:30
6
3
9
9:00
6
4
10
9:30
10
3
13
10:00
12
4
16
10:30
11
4
15
11:00
10
4
14
11:30
10
3
13
12:00
10
5
15
12:30
11
5
16
1:00
II
5
16
1:30
13
3
16
2:00
15
3
18
2:30
12
4
16
3:00
10
6
16
3:30
9
9
18
4:00
11
7
18
4:30
10
7
17
-00
7
6
13
Dail Average
9.95
4.58
14.53
( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the small
unstriped parking area fronting Old Newport Blvd. Traffic technician collecting the parking
surveys inadvertently failed to segregate the number of parked vehicles observed in the City
Parking Lot and the unstriped parking area because of the lack of specific instruction from the
Traffic Engineer.
17
Page 4
TABLE C
Parking Utilization Surveys
Thursday, October 29, 2009 ,
Time of Day.
Vehicles Parked in
City Parking Lot O
Vehicles Parked in
front of Building
Total Parked
Vehicles
8:00
4
1
5
8:30
6
1
7
9:00
6
1
7
9:30
11
8
19
10:00
12
8
20
10:30
12
6
18
11:00
10
7
17
11:30
10
5
15
12:00
12
5
17
12:30
II
4
15
1:00
11
4
15
1:30
13
6
19
2:00
14
6
20
2:30
11
4
15
3:00
13
4
17
3:30
15
4
19
4:00
15
4
19,
4:30
10
5
15
5:00
8
5
13
Daily Average
10.74
4.63
15.37
( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the small
unstriped parking.area fronting Old Newport Blvd. Traffic technician collecting the parking
surveys inadvertently failed to segregate the number of parked vehicles observed in the City
Parking Lot and the unstriped parking area because of the lack of specific instruction from the
Traffic Engineer.
Page
4. Parkin¢ Utilization for the Two Remaining Occupied Tenants: Curves and Newport
Beauty Salon
American Slate's lease is scheduled to end on December 31, 2009. Its owner does not
intend to renew the lease. Once American Slate has vacated, the project building will
only have two tenants left: Curves and Newport Height Beauty Salon. By subtracting out
the numbers of vehicles observed going,into American Slate, the total numbers of parked
vehicles utilizing the parking lot by the two remaining tenants in the project building are
tabulated in Table D, E and F below:
TABLE D
Parking Utilization by Curves and Newport Height Beauty Salon
Based on Surveys Taken on Tuesday, October 27, 2009
Time of Day
(A)
Total Parked
Vehicles Observed
(from Table A)( *)
(B)
Number of Parked
Vehicles Observed
for American Slate
Total Parked Vehicles for
Curves &Newport Height
Salon (A minus B)
8:00
6
2
4
8:30
5
3
2
9:00
9
2
7
9:30
12
3
9
10:00
13
3
10
10:30
15
2
13
11:00
17
3
14
11:30
19
4
15
12:00
14
4
10
12:30
14
3
11
1:00
14
2
12
1:30
15
3
12
2:00
14
4
10
2:30
13
4
9
3:00
9
3
6
3:30
14
2
12
4:00
14
2
12
4:30
15
2
13
5:00
13
2
II
Daily Average 1
12.89
2.79
10.11
( *) Parked vehicles observed in the City Parking Lot included vehicles parking in
the small unstriped parking area fronting Old Newport Blvd. Traffic technician
collecting the parking surveys inadvertently failed to segregate the number of parked
vehicles observed in the City Parking Lot and the unstriped parking area because of
the lack of specific instruction from the Traffic Engineer.
Page 6
TABLE E
Parking Utilization by Curves and Newport Height Beauty Salon
Based on Surveys Taken on Wednesday, October 28, 2009
Time of Day
(A)
Total Parked
Vehicles Observed
(from Table B) ( *)
(B)
Number of Parked
Vehicles Observed
for American Slate
Total Parked Vehicles
for Curves & Newport
Height Salon (A minus
B)
8:00
7
3
4
8:30
9
3
6
9:00
10
4
6
9:30
13
3
I0
10:00
16
2
14
10:30
15
2
13
11:00
14
4
10
11:30
13
3
10
12:00
15
2
13
12:30
16
3
13
1:00
16
2
14
1:30
16
2
14
2:00
18
4
14
2:30
16
4
12
3:00
16
3
13
3:30
18
3
15
4:00
l8
4
14
4:30
17
2
15
5:00
13
2
II
Daily Average
14.53
2.89
11.63
( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the small
unstriped parking area fronting Old Newport Blvd. Traffic technician collecting the parking
surveys inadvertently failed to segregate the number of parked vehicles observed in the City
Parking Lot and the unstriped parking area because of the lack of specific instruction from the
Traffic Engineer.
Zd
Page 7
TABLE F
Parking Utilization by Curves and Newport Height Beauty Salon
Based on Surveys Taken on Thursday, October 29, 2009
Time of Day
(A)
Total Parked
Vehicles Observed
(from Table C) ( *)
(B)
Number of Parked
Vehicles Observed
for American Slate
Total Parked Vehicles
for Curves & Newport
Height Salon (A minus
B)
8`.00
5
2
3
8:30
7
2
5
9:00
7
3
4
9:30
19
5
14
10:00
20
5
15
10:30
18
3
15
11:00
17
2
15
11:30
15
3
12
12:00
17
3
14
12:30
15
.2
13
1:00
15
3
12
1:30
19
4
15
2:00
20
5
15
2:30
15
4
11
3:00
17
3
14
3:30
18
3
15
4:00
18
3
15
4:30
15
2
13
5:00
13
3
10
Daily Average
15.26
3:16
12.11
( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the
small unstriped parking area fronting Old Newport Blvd. Traffic technician collecting
the parking surveys inadvertently failed to segregate the number of parked vehicles
observed in the City Parking Lot and the unstriped parking area because of the lack of
specific instruction from the Traffic Engineer.
21
Page 8
5. Total Parking Spaces Available After Modification of the Parking Lots for Medical Use
The City Parking Lot located immediately south of the building provides a total of 29
parking spaces. A small un- striped parking area fronting Old Newport Blvd — located
between the staircase to the City Parking Lot and the entrance to the City Parking Lot —
was observed to provide four additional parking spaces. The parking area in front of the
building provides a total of twelve parking spaces. In total, the three parking areas
provide 45 parking spaces.
The un- striped area was observed to provide four parking spaces if the cars were parked
perpendicularly. Public Works Department recommends that these spaces be .
reconfigured and established as three legal parallel parking spaces to meet design and
traffic circulation standards. Thus, one space would be lost with this modification.
The conversion of the two retail spaces on the second floor of the project building to
medical office use requires accessible handicap parking. The nearest parking spaces to
these suites are the twelve parking stalls in front of the project building. To adequately
serve handicapped patients for the proposed medical office use, two existing parking
stalls in front of the building will need to be re- striped as a handicapped parking stall.
Consequently, one more parking space would be eliminated.
After modification for medical use, the parking pool will provide a net total of 43 parking
spaces as shown in Table G below:
TABLE G
Total Parking Spaces Available
After Modification of the Parking Lots for Medical Use
Number of Parking
Number of Parking
Spaces Before .
Spaces After
Conversion to
Conversion to
Medical Use
Medical Use
City Parking Lot to the South
29
29
Un- striped Parking Area
(One space lost due to reconfiguring
4
3
from perpendicular to parallel parking)
Parking Spaces in Front of Building
(One space lost due to combining two
12
11
spaces into one for handicap parking)
Total Parking Spaces
45
43
'7, Z-
Page 9
6. Results of Parkine Utilization Surveys Showing Availability for the Proposed Medical
Offices and Continuation of Restaurant Use
Parking demands vary from different days of the week and also from different hours of
the day. For a worst -case parking demand analysis, the highest parking demands of the,
three weekday surveys were utilized. Summarized below, in column A of Table H, are
the highest numbers of parked vehicles that would be utilizing the parking lots by the two
tenants, Curves and Newport Height Beauty Salon.
The proposed project will provide a total of 43 parking spaces (see Table G). These
parking spaces will be shared by the existing Curves and Newport Height Beauty Salon,
the two proposed medical office suites and the continuation of restaurant use. By
subtracting the highest numbers of total parked vehicles for Curves and Newport Height
Beauty Salon from the total 43 parking spaces, the minimum numbers of total available
parking spaces for the two proposed medical suites and a future restaurant are tabulated
in Column (B) of Table H below. Based on this calculation, there are at least 28 parking
spaces available at any time throughout the weekday for the proposed medical office and
the continuation of restaurant use.
TABLE H
Minimum Numbers of Available Parking Spaces for Proposed Medical Office
and Continuation of Restaurant Use
Taken Among Parking Utilization Surveys Performed on Tuesday, Wednesday, and Thursday
Time of Day
(A)
Highest Total Parked Vehicles for
Curves & Newport Height Salon from
Tables D -F)
(B)
Minimum Numbers of Available
Parking Spaces for Medical Office and
Restaurant Use (43 minus Column A)
8:00
4
39
8:30
6
37
9:00
7
36
9:30
14
29
10:00
15
28
10:30
15
28
11:00
15
28
11:30
15
28
12:00
14
29
12:30
13
30
1:00
14
29
1:30
15
28
2:00
15
28
2:30
12
31
3:00
14
29
3:30
15
28
4:00
15
28
4:30
15
28
5:00
11
32
Daily Average
12.84
1 30.16
23
Page 10
7. Parking Requirement for Mixed -Use Center After Conversion to Medical Office Use
Starting January 1, 2010, there will be only two tenants occupying the building: Curves
(Health/Fitness Facility) and Newport Height Beauty Salon (Personal Service). Of the
three remaining suites, two units (formerly occupied by Freestyle and American Slate
tenants) are proposed for medical use, and the third unit will be leased out for restaurant
use. The gross floor area of the Freestyle suite is 1,631 square feet and the American
Slate suite is 1,430 square feet. The total area of both suites is 3,061 square feet. Based
on the City Parking Code of 1 parking space per 200 square feet of medical office, a total
of 16 parking spaces are required for this conversion.
Per Use Permit UP20006 -017, the restaurant space is required to have eight parking
spaces. Thus, proposed conversion of two suites to medical use and continuation of the
permit for restaurant use would require that 24 parking spaces are available at all times:
sixteen (16) for medical use and eight (8) for restaurant use (see Table I below):
TA13LEI
Existing and Proposed Parking Requirements
per Section 20.66.030 of Parking Code
Tenant (Use)
Square
Existing Parking Requirement
Proposed Parking Requirements
Footage
(Spaces)
(Spaces)
*Freestyle
1,631
7 (@z I per 250 sq. ft.)
16 (@ I per 200 sq. ft.)
.(General Retail)
*American Slate Sales
1,430
6 (i?; 1 per 250 sq. ft.)
(Retail)
Curves
2,152
8 mat before 4 p.m.
8 max before 4 p.m.
(Health /Fitness
14 max after 4 p.m.
14 max after 4 p.m.
Facility)
(per UP2003 -044)
(per UP2003 -044)
Newport Height
871
4 (@ 1 per 250 sq. ft.)
4 (!d; 1 per 250 sq. ft.).
Beauty Salon
(Personal Service)
Cafe Wavos
1,564
8 (1 space for every 3 seats per
8 (1 space for every 3 seats per
(Eating and
(24 seats)
UP2006 -017)
UP2006.017) (Maybe7 spaces if the
Drinking Facility)
rights for the Use Permit for the
restaurant are relinquished and the
space is used for general retail)
Total Parking Required
33 max before 4 p.m.
36 max before 4 p.m.
39 max before after 4 p.m.
42 max before after 4 p.m.
arking Spaces Provided
41
43
Surplus Parking Spaces
2
1
* Proposed to be converted to medical office
(Courtesy of Erin Steffen, Planning Department. City of Newport Beach)
Page 11
8. Results of Parking Utilization Surveys Showing Availability of Parking After
Conversion to Medical Office Use
Based on the current parking utilization surveys, there will be at least 28 parking spaces
(see Table H) available for the proposed medical office and the continuation of restaurant
use. According to the City Parking Code, only 24 parking spaces are.required— sixteen
spaces for the two medical office suites and eight spaces for the restaurant use. If the
project building were fully occupied, there will still be at least 4 parking spaces (28
minus 24) available throughout the weekday after the conversion to medical office use.
TABLEJ
Parking Utilization of the Mixed -Use Center With Restaurant Use and Proposed Conversion to Medical Office Use
Restaurant
Previously
Previously
Proposed
Space To Be
Freestyle
American
Medical
Leased
Watch
Slate
Office
Conversion
Gross Floor Area (sq feet)
1564
1430
1631
3061
8 per
I per 250
1 per 250
1 per 200 sq
City Parking Code Requirement
sq feet
sq feet
feet
UP20006.017
Number of Parking Spaces Required
8 per
16
by City Parking Code
UP20006 -017
Total Parking Spaces Required for Restaurant and
24
Medical Office Use by City Parking Code
(see Table I)
Number of Unoccupied Parking Spaces Available On a
Minimum = 28
Typical Day for the Restaurant Use and Medical Office
Maximum = 39
Suites Conversion
(see Table H)
Number of Parking Spaces Available After the Medical
Minimum = 28 — 24 = 4
Office Conversion and the Center Fully Occupied
Maximum = 39 — 24 = 15
Percentage of Parking Pool Capacity Utilized by the Fully
Occupied Mixed -Use Center at Maximum Demand After
39/43 = 91%
the Medical Office Conversion
In conclusion, there will be a minimum of four (4) parking spaces available throughout
the weekday based on City Parking Code requirements of the proposed medical office
use. The proposed conversion to medical office use would utilize maximally 39 parking
spaces (16 required for medical office conversion plus 8 for restaurant use plus 15 from
observed peak parking demands of Curves and Newport Height Beauty Salon tenants) of
the total 43 spaces available or 90.7% of the capacity of the parking pool.
X�
Page 12
9. Impact of Nearby Businesses on the City Parkin? Lot
The parking lot in front of the project site is located adjacent to the parking lot of the
neighboring buildings located at 349 -371 Old Newport Blvd. These buildings are
located to the north side of the project site. Because the parking lots of both centers are
located next to each other, a parking utilization survey was done on the 349 -371
buildings to determine whether there is any overflow of parked vehicles from these
buildings to the parking spaces in front of the project site.
The buildings at 349 -371 Old Newport Blvd. have a total of 16,000 square feet of retail
space. At the time of this study, there is a vacancy of 2,000 square feet to be leased
according to information obtained from the building leasing agent, Mr. Kevin Quick.
The center has a total of 17 parking spaces.
TABLE K
Parking Utilization Surveys
for 349 -371 Old Newport Blvd
Time of Day
Number of Parked Vehicles
Maximum
Number of
Parked
Vehicles
Tuesday
10/27/2009
Wednesday
10/28/2009
Thursday
10/29/2009
8:00
1
2
I
2
8:30
1
3
2
3
9:00
2
4
3
4
9:30
3
5
7
7
10:00
3
5
10
10
10:30
4
5
7
7
11:00
6
8
10
10
11:30
8
9
8
9
12:00
6
11
7
11
12:30
6
10
7
10
1:00
5
10
9
10
1:30
5
6
9
9
2:00
5
10
6
10
2:30
6
7
9
9
3:00
5
8
9
9
3:30
5
10
7
10
4:00
6
8
9
9
4:30
6
8
5
8
5:00
4
10
5
10
Daily Average
4.58
1 7.32
6.84
7.85
ZCo
4
Page 13
As seen in Table K above, the maximum number of parked vehicles for the buildings
located to the north side of the project is eleven (11) throughout the day. The center has
a total of 17 parking spaces. So even at its busiest time, there are still 6 parking spaces
available. The center is almost fully occupied (14,000 square feet rented out a total of
16,000 square feet). Based on the highest observed.demand of 11 parking spaces, a
parking utilization ratio of 1 I spaces divided by 14,000 square feet = 0.0007857 space
per square foot of floor area. When the center is 1.00% occupied, the total number of
parking spaces required is calculated to be 0.0007857 x 16,000 = 13 spaces. Thus, the
parking lot in front of the 349 -371 Old Newport Blvd. center is more than adequate for
accommodating the use of the tenants and customers within that center when fully
occupied. No overflow of parked vehicles from that center onto the parking lot in front
of the project site is anticipated.
All the buildings across the street from the City parking lot on the east side of the project
are fully occupied. The largest building with nonconforming parking is located at 328
Old Newport Blvd. This building has two stories. All spaces are currently occupied.
The tenants include one personal service (Thai Body Works) and one office on the first
floor, and two offices on the second floor. The tenants park in the parking spaces on the
rooftop of the building, the parking lot adjacent to the building and street parking.
Given that all buildings surrounding the project site are fully occupied, there should not
be any future increase in utilization of the City parking lot from the neighboring
businesses. In other words, the availability of parking spaces in the City parking lot and
the parking area in front of the project site would not be impacted by the businesses in
the surrounding neighborhood.
10. Improvement in Parking Utilization With Reverting Restaurant to Office/Retail Use .
The restaurant unit has a total floor area of 1,564 square feet. For retail /office use, the
requirement is 1 parking per 250 square feet. Reverting the restaurant use to retail use
would lower the parking requirement to 7 spaces. Converting the two retail spaces on the
second floor to medical office use would require 16 parking spaces (see Table I). The
maximum number of parked vehicles observed for the two remaining tenants in the
building (Curves and Newport Height Salon) is 15 (see Table F). So the total projected
maximum parking utilization for the building after the two retail spaces are converted to
medical office use and the restaurant space reverted to retail /office use is 38 parking
spaces. If the un- striped zone in the City parking lot is restriped for parallel parking
according to code and the parking spaces in front of the building is restriped to allow for
handicap parking, the total number of parking spaces available would be 43. Thus,
permitting for medical office use and converting restaurant use back to retail use would
result in maximally 88% (38/43) utilization of the parking lots.
27
Page 14
Maximum Utilization of the Parking Lots
After Conversion of Two Retail Suites to Medical Office Use
and Reversion of Restaurant Use to Retail
Parking Requirement for Converting Two Suites to Medical Office Use
16
(3061 sq ft)
Parking Requirement for Retail /Office Use Instead of Restaurant
7
(1564 sq ft)
Maximum Observed Parking Demand From the Two Remaining
15
Tenants in the Mixed -Use Center (Curves & Newport Height Salon) and
Neighboring Businesses
(see Table F)
Total Projected Maximum Parking Demand for Mixed -Use Center After
16 +7 +15 =38
Conversion to Medical Office Use and Reversion of Restaurant to Retail
Total Available Parking Spaces After of Re- Striping of the Parking Lot
43
and Modification for Handicap Parking for Medical Use (see Table G)
Percentage of Parking Pool Capacity Utilized by the Fully Occupied
Mixed -Use Center at Maximum Demand After Partial Conversion to
38/43 = 88%
Medical Office Use and Reversion of Restaurant Use to Retail
11. Findings and Conclusions
The project proposes to convert two existing retail suites for medical office use. Based on
the City Parking Code, the medical office use would require L6 parking spaces. Based on
parking utilization surveys, a highest peak demand of 15 parking spaces was observed on a
typical day for both the Curves and Newport Height Beauty Salon tenants and the
neighboring buildings. The restaurant unit is currently vacant. If it was leased out for a
new restaurant use, it would require 8 parking spaces based on the Use Permit UP2006 -017.
Thus, the maximum numbers of parking spaces utilized by the center would be 39 (16 + 15
+ 8) spaces. The City Parking Lot (29 spaces), the striping of the un- striped parking area in
front of the City Parking Lot (3 spaces) and the parking area in front of the building (10
standard spaces plus one handicapped space), would provide a total of 43 parking spaces.
Based on peak parking utilization demands, the conversion of part of the mixed -use center
to medical offices would use at most 91% of the parking capacity with the center fully
occupied. There would still be a minimum of 4 parking spaces available at all times
throughout the weekday and a maximum of 15 parking spaces available.
.,
Page 15
Based on City Parking Code, the total number of parking spaces required for the existing
Curves and Newport Beauty Salon, the two proposed medical offices and the continuation
of restaurant use would range from 36 spaces (before 4 AM) to 42 spaces (after 4 P.M.).
Detailed breakdown of City Parking Code calculations for each of the site uses is shown in
Table I. The number of surplus parking for the center would range from a minimum of one
space (43 minus 42) to a maximum of seven spaces (43. minus 36).
However, should the two suites be converted to medical use and the three suites remaining
in the center are only permitted for general retail /office use, the maximum number of
parking spaces required would be 38 spaces (16 for medical offices plus 15 for observed
two current retail use plus 7 for the remaining vacant unit). With a total of 43 available
parking spaces provided by the City Parking Lot and the parking area in front of the mixed -
use center, a maximum parking occupancy of 88% (38/43) of the parking pool is,
anticipated.
In conclusion, the parking pool provided for the project site can accommodate the proposed
conversion of the two existing retail suites to medical offices. In anticipation of parking
spillover from time to time by other adjacent businesses, one solution to improve the overall
parking supply would be to forego the continuation of restaurant use. Dr. Ong is willing to
relinquish the rights granted by the Use Permit for restaurant use and revert it back to retail
use as part of the medical office conversion proposal only if the use permit waiver is
approved.
Should you need any additional information or clarification of this parking study, please do
not hesitate to call us at any time.
Respectfully submitted,
0/. _Ov_
C. Hui Lai, P.E.
Traffic Engineer
21
Attachment No. PC 3
Traffic Safety Engineers Parking Study
dated August 12, 2009
31
August 12, 2009
i RAFFIC SAFETY ENGINEERa
Dr. Hung Ong
333 Old Newport Boulevard
Newport Beach, CA 92663
Dear Dr. Ong:
This report summarizes our traffic parking study of the existing restaurant, retail and
health/fitness facility mixed -use center located at 325 -333 Old Newport Blvd., in the City of
Newport Beach. The project proposes to convert two existing retail office spaces into medical
offices. We trust that the findings of this parking study will be of immediate assistance to the
City of Newport Beach in formulating their decision pertaining to the approval of a parking
variance for this proposed medical office conversion.
1. Existing Site Conditions
The existing mixed -use center consists of a two -story building. The building was fully
occupied at the time of the traffic survey on March 24 to 26, 2009. The tenants include
Freestyle (a retail store for waterproof marine watches), Pipes Cafe (it is now changed to
Cafe Wavos), Curves (a Health/fitness Facility for women), Newport Height Beauty Salon,
and American Slate Sales (a retail store selling flooring materials). The original project site
provided a total of 12 parking spaces in front of the project building. However, this parking
area was subsequently dedicated to the City for the future widening of Old Newport
Boulevard, A City parking lot located immediately south of the building provides a total of
29 parking spaces. A small un- striped parking area fronting Old Newport Blvd is located
between the staircase to the City parking lot and the entrance to the City parking lot. This un-
striped area was observed to provide four additional parking spaces.
2. Proposed Proiect
This mixed -use center located at 325 -333 Old Newport Boulevard is currently owned by Dr.
Hung Ong, a physician in private practice in the Newport -Mesa area for the last ten years.
His practice is currently located at 307 Placentia Avenue, Newport Beach, California. This
medical building at 307 Placentia was bought by Hoag Memorial Presbyterian in January
2008. Hoag Hospital plans to demolish the building and uses the land to expand its medical
campus. For this reason. Dr. Ong requests the City to grant a permit to move his medical
office to the two suites that were occupied at the time of the traffic survey by Freestyle (a
retail store for waterproof marine watches) and American Slate Sales (a retail store selling
flooring materials) at the mixed -use building.
3100 MARYWOOD DRIVE, ORANGE, CA 92867 TEL: 714.974.7863 FAX: 714.974.1043
33
Page 2
3. Parkins Utilization Survevs for Mixed -Use Center (323 -333 Old Newport Blvd.)
Results of parking utilization surveys conducted on Tuesday, Wednesday, and
Thursday from 8 A.M. to 5 P.M. of the existing mixed -use center are tabulated in
Tables A, B, and C below:
TABLE A
Parking Utilization Surveys
Tuesday, March 24, 2009
Time of Day
Vehicles
Parked in City
Parking Lot
Vehicles
Parked in
Unstriped
Parking Area
in front of City
Parkin Lot
Vehicles
Parked in front
of Building
Total Parked
Vehicles
8:00 A.M.
8+(3)=1 1
1
3+(I)=4
16
8:30 A.M.
13 +(4) =17
0
3 +(l) =4
21
9:00 A.M.
9+(4)= 13
1
3+(0)--3
17
9:30 A.M.
I1 +(5)=16
2
3 +(2) =5
23
10:00 A.M.
14 +(6) =20
2
2+(2)=4
26
10:30 A.M.
13+(5)=18
2
3+(3)=6
26
11:00 A.M.
13+(5)=18
3
6+(2)=8
29
11:30 A.M.
15+(7)=22
3
6+(3)=9
34(A)
12:00 P.M.
12+(6)= 18
3
7 +(1) =8
29
12:30 P.M.
9 +(8) =17
3
7+(0)=7
27
1:00 P.M.
14 +(2) =16
3
4+(0)=4
23
1:30 P.M.
16+(2)= 18
3
4+(C)=4
25
2:00 P.M.
12 +(2) =14
2
4+(3)=7
23
2:30 P.M.
13 +(2) =15
3
4+(2)=6
24
3:00 P.M.
12+(2)= 14
3
4+(I)=5
22
3:30 P.M.
12+( 4 =16
3
3+(3)=6
25
4:00 P.M.
I l+(7)= 18
3
6+(3)=9
30
4:30 P.M.
11+(5) =16
2
3 +(0) =3
21
5:00 P.M.
10 +(5) =15
2
3+(0)=3
20
Daily Average
16
2
6
24
( *) Vehicles belong to employees from Medical Center on the east side of Old Newport Blvd.
(A) A highest total number of 34 parked vehicles were observed from 11:30 A.M. to 12
Noon for the three parking areas.
Zu
ay
Page 3
TABLE B
Parking Utilization Surveys
Wednesda , March 25, 2009
Time of Day
Vehicles Parked in
City Parking Lot
Vehicles Parked in
Unstriped Parking
Area in front of
City Parkin Lot
Vehicles Parked in
front of Building
Total Parked
Vehicles
8:00 A.M.
15+(3)--18
4
4+(0)-4
26
8:30 A. M.
16+(4)=20
4
3+(0)=3
27
9:00 A.M.
12+(4)=16
3
3+(0)=3
22
9:30 A.M.
18+(3)=21
3
7+(2)-9
1 33(A)
10:00 A.M.
18+(3)=21
3
7+(2)-9
33(A)
10:30 A.M.
ll +(6) =17
1 3
6+(3)=9
29
11:00 A.M.
6+(6)-12
3
6+(0)=6
21
11:30 A.ivl,
13+(6)=19
4
l0+(0)= 10
33(A)
12:00 P.M.
13 +(5) =18 •
4 ♦
10+(0)=10
32
12:30 P.M.
9+(7)--16
4
7+(0)=7
27
1:00 P.M.
10 +(5)=15
2
5 +(4"
16
1:30 P.M.
6+(6)-12
3
6+(4}--10
25
2:00 P.M.
6+ (5)=1 I
3
4+(3)-7
21
2:30 P.M.
5+(7)=12
3
4 +(2) =6
21
3:00 P.M.
7+(7)= 14
3
4+(3)=7
24
3:30 P.M.
8+ (7)-15
3
4 +(3) =7
25
4:00 P.M.
7+(7)= 14
3
3+(3)-6
23
4:30 P.M.
5 +8) =I3
3 +l) =4
3 +(3) =6
23
5:00 P.M.
5 +(8) =13
3 +(1)--4
3+ 3)=6
23
Daily Average
16
3
7
26
(•) Vehicles belong to employees from Medical Center on the east side of Old Newport Blvd.
(3) A highest total number of 33 parked vehicles were observed at 9:30 A.M.. 10:00 A.M., and 11:30 A.M. for
the three parking areas.
The total number of parked vehicles observed in the City parking lot and the unstriped parking area in front of the
City parking lot between noon and 12:30 P.M. are 18 + 4 = 22 vehicles. These observed parked vehicles are less than
the 26 parked vehicles observed between noon and I pm on 10- 15.08. To verify this discrepancy, additional parking
utilization surveys were conducted on three consecutive days (March 24. 25. and 26. 2009) based on a 30- minute
counting period. The total number of parked vehicles observed between noon and 12:30 P.M. in the City parking lot
and in the unstriped parking area are 18 + 3 = 21 vehicles on 3- 24 -09. 18 + 4 = 22 vehicles on 3 -25 -09 and 19 + 3 =
22 vehicles on 3- 26 -09. The number of parked vehicles observed from these 30- minute counting period parking
surveys taken on Tuesday. Wednesda}'. and Thursday are uniformly consistent.
To further substantiate that the number of parked vehicles observed in the City parking lot and in the unstriped
parking area in front of the City parking lot conducted in March of 2009. a recent parking survey was conducted on 8-
4-09 between 11:00 A.M. and 2:00 P.M. in the City parking lot. Again. the highest number of vehicles parking in the
City Parking Lot was observed to be 19 vehicles. These observed parked vehicles are less than the 26 parked vehicles
observed back in 10- 15 -08.
Time of Day
Parked Vehicles Observed in City Parking
Lot. Tuesday 8.4.09
11:00 A.M.
16
11:30 A. M.
18
12:00 P.M.
19
12:30 P.M.
18
1:00 P.M.
16
1:30 PAI.
14
2 :00 PAL
14
35
Page 4
TABLE C
Parking Utilization Surveys
Thu rsday, March 26, 2009
Time of Day
Vehicles .
Parked in City
Parking Lot
Vehicles
Parked in
Unstriped
Parking Area
in ffront of City
Parkin Lot
Vehicles
Parked in front
of Building
Total Vehicles
Parked
8:00 A.M.
10+(2)= 12
3
6+(3)=9
24
8:30 A.M.
10+(6)=16
3
5+(3)=8
27
9:00 A.M.
10+(4)=14
4
4+(8)= 12
30
9:30 A.M.
13+(5)=18
3
4 +(6) =10
31
10:00 A.M.
15+(S)=20
3
4+(7)= 11
34(A
10:30 A.M.
14+(4)=18
4
5+(6)=1 1
33
11:00 A.M.
l l +(5 )=16
4
5+(4)=9
29
11:30 A.M.
10+(7)=17
3
4+(4)=8
28
12:00 P.M.
10+(9)= 19
3
5 +(4) =9
31
12:30 P.M.
I l+ 9 =20
4
4+(4)=8
32
1:00 P.M.
13 +(8) =21
4
4 +(4) =8
33
1:30 P.M.
8 +(8) =16
4
3+(4)=7
27
2:00 P.M.
4+(7)= 11
4
4+(4)=8
23
2:30 P.M.
4 +(7) =11
3
3+(4)=7
21
3:00 P.M.
5+(7)=12
3
5+(4)-9
24
3:30 P.M.
3+(6)=9
3
5+ (4) =9
21
4:00 P.M.
8+(7)=15
2
3 +(3) =6
23
4:30 P.M.
6+(5)=1 1
2
3+(4)=7
20
5:00 P.M.
5+(5)=10
2
4 +(4) =8
20
Daily Average
15
3
9
27
(') Vehicles belon, to employees from Medical Center on the east side of Old Newport Blvd.
(0) A highest total number of 34 parked vehicles were observed from 10:00 A.M. to 10:30
A.M. for the three parking areas.
�ro
Page 5
As indicated in Tables A, B. and C, parking demands vary from different days of the week and also from
different hours of the day. For a worst -case parking demand analysis, the highest parking demands of the three
weekday surveys were utilized. Summarized below, in Table D, are the highest number of parked vehicles
observed in the City parking lot, un- striped parking area in front of the City parking lot and parking area in front
of the building among parking surveys taken on Tuesday. Wednesday and Thursday.
TABLED
Parking Utilization Surveys
Hiehest Number of Parked Vehicles Observed Amone Survevs Taken on Tuesday Wednesda , and Thursda
Time
Vehicles Parked in
Vehicles Parked in
Vehicles Parked in
Total
Total
of
City Parking Lot
Unstriped Parking Area
front of Building which
Parked
Available
Day
which has a Total of
in front of ON Parking
has a Total of 12
Vehicles
Parking
29 Parking Spaces
Lot which has a Total
Parking Spaces
Spaces
of4 Parking Spaces
8:00
18 occupied, 11
4 occupied, 0 available
9 occupied, 3 available
31
11 + 0 + 3 =
available
14
8:30
20 occupied, 9
4 occupied, 0 available
8 occupied. 4 available
32
9 + 0 +4 =
available
1 13
9:00
16 occupied, 13
4 occupied. 0 available
12 occupied, 0
32
13 + 0 + 0 = 13
available
available
9:30
21 occupied. 8
3 occupied, I available
10 occupied. 2
34
8 + I + 2 = I 1
available
available
10:00
21 occupied, 8
3 occupied. I available
I 1 occupied. 1
35
8 + 1 + 1 = 10
available
available
10:30
18 occupied, 11
4 occupied. 0 available
I 1 occupied. 1
31
11 + 0 + 1 = 12
available
available
11:00
18 occupied, 11
4 occupied. 0 available
9 occupied. 3 available
31
11 + 0 +3 = 14
available
11:30
22 occupied, 7
4 occupied. 0 available
10 occupied. 2
36
7+0+2=9
i available
available
12:00
19 occupied. 10
4 occupied, 0 available
10 occupied, 2
33
10 + 0+ 2 = 12
ai ailable
available
12:30
20 occupied. 9
4 occupied. 0 available
8 occupied. 4 available
32
9+0+4-13
available
1:00
21 occupied, 8
4 occupied. 0 available
9 occupied. 3 available
34
8+0+3- 11
available
1:30
18 occupied. 11
4 occupied.0 available
10 occupied, 2
32
11 + 0+ 2 = 13
available
available
2:00
14 occupied, 15
4 occupied. 0 available
8 occupied, 4 available
26
15 + 0 + 4 = 19
available
2:30
15 occupied. 14
3 occupied, I available
7 occupied. 5 available
25
14 + 1 + 5 = 20
available
3:00
14 occupied. 15
3 occupied. I available
9 occupied. 3 available
26
15+ 1 +3- 19
mailable
3:30
16 occupied. 13
3 occupied. I mailable
9 occupied. 3 available
28
13+ 1 +3= 1 7
available
4:00
18 occupied. 11
3 occupied, 1 available
9 occupied. 3 available
30
11 + 1 +3= 15
mailable
4:30 116
occupied. 13
4 occupied. 0 available
7 occupied. 5 available
27
13 + 0 + 5 = 18
mailable
s:OU
U occupied. 14
3 occupied. 0 available
8 occupied. 4 available
27
14 +0 +4 = 18
�.
mailable
As indicated in Table D above, the number of observed unoccupied parking spaces range from a high
of 20 spaces to a low of 9 spaces.
37
Page 6
4. Results of Parking Utilization of Mixed Use Center (325 -333 Old Newport Blvd) Based on
Zoning Requirements
Dr. Ong proposes to convert the existing Freestyle and American Slate retail spaces for his medical office use.
The gross floor area of the current Freestyle store is 1,631 square feet and the American Slate store is 1,430
square feet. The total area of both spaces is 3,061 square feet. Both are zoned for retailloffice use which
requires 4 parking spaces per 1,000 square feet. The proposed conversion to medical office use would require 5
parking spaces per 1,000 square feet. In other words, one (1) additional parking space per 1,000 square feet is
required for the conversion to medical office use. The existing two retail suites require 12 parking spaces as
compared to 15 parking spaces required for the proposed medical office use. Thus, the proposed retail to
medical office conversion would require a total of three (3) more parking spaces. To adequately serve
handicapped patients for the proposed medical office, the existing two parking stalls in front of the project
building need to be re- striped as a handicapped parking stall. According to Table D on Page 6, the number of
observed unoccupied parking spaces range from a high of 20 spaces to a low of 9 spaces throughout the entire
weekday for the three parking areas serving the project site. After the conversion of the two retail suites to
medical office use, a minimum of 5 parking spaces would remain available throughout the entire weekday (see
Table E for detailed calculations).
TABLE E
Parking Spaces Required for the Proposed Conversion of Retail Suites to Medical Office Use
Existing
Existing
Existing Medical
Freestyle
American Slate
Office Conversion
Watch
Gross Floor Area (sq feet)
1430
1631
3061
Parking Code Requirement
4 per 1000 sq
4 per 1000 sq
5 per 1000 sq feet
feet
feet
Number of Parking Spaces Currently Allotted
6
6
Number of Parkin, Spaces Required by Code
`
15
Additional Parking Spaces Required for the Medical Office
3
Conversion
115- (6 +6) =3]
Medical Office Conversion Will Cause a Loss of I Parking Space
1
Due to the Need to Re- Stripe Existing Two Parking Spaces into I
Handicapped Parking Space
Total Number of Additional Parkins Required for the Proposed
Medical Office Conversion.
4
Current Number of Observed Unoccupied Parking Spaces
Minimum = 9
Throughout the Dap (see Table D)
Maximum = 20
Number of Available Parking Spaces After the Medical Office
Minimum = 5
Conversion
Maximum 16
38
Page 7
5. Parking Utilizaiton Surveys for American Slate and Freestyle Watch Retail Offices
The project proposes to convert the existing retail office suites, the American Slate and the
Freestyle Watch, into medical office use. In order to assess the difference of parking spaces
required for this medical office conversion and the two existing retail office use, parking
utilization surveys should be conducted of the two existing retail office use. However, such
parking utilization surveys are not feasible because the Freestyle Watch tenant had recently
moved out of the office and the office suite presently remains vacant. The other effective
alternative would be to assess the difference between the total parking utilization demand
survey conducted when the mixed -use center was 100% occupied previously and the total
parking utilization demand survey conducted when the mixed -use center is operating
without the Freestyle Watch retail office presently. Detailed analysis of this alternative
parking assessment is described in Table F, below:
Table F
( *) Data extracted from Tables A, B, and C.
As indicated in Table F above, the number of estimated parking spaces occupied by both the
American Slate and Freestyle retail office suites range from a high of 8 spaces to a low of 4
spaces.
3�
A
B
C
D
E
F
PARKED
ESTIMATED
TOTAL
TOTAL
TOTAL
VEHICLES
PARKED
PARKED
PARKED
PARKED
TOTAL
TOTAL
BY
VEHICLES
FOR
TIME
VEHICLES
VEHICLES
VEHICLES
PARKED
PARKED
PATRONS
OF
OBSERVED
OBSERVED
OBSERVED
VEHICLES.
VEHICLES
VISITING
FREESTYLE
RETAIL
DAY
ON
ON
ON
AVERAGE
COUNTED
AMERICAN
SLATE
OFFICE
TUESDAY.
WEDNESDAY.
THURSDAY.
OF 3-DAY
RECENTLY
RETAIL
(COLUMN D
3 -24.09
3 -25-09
3 -26 -09
SURVEYS
ON 8.4.09
OFFICE
MINUS
COUNTED
COLUMN E)
ON 8 -4 -09
11:00
29
21
29
26
22
3
4
11:30
34
33
28
32
28
4
4
12:00
29
32
31
31
28
4
3
12:30
27
27
32
29
24
3
5
1:00
23
16
33
24
21
2
3
130
25
25
27
26
22
2
4
2:00
23
21
23
22
20
2
2
( *) Data extracted from Tables A, B, and C.
As indicated in Table F above, the number of estimated parking spaces occupied by both the
American Slate and Freestyle retail office suites range from a high of 8 spaces to a low of 4
spaces.
3�
Page 8
6. Results of Parking Utilization Survevs of Mixed Use Center (325 -333 Old Newport
Blvd) Based on Actual Parking Demands of the Freestyle Watch and American Slate
Retail Offices
As shown in Table F, the estimated number of parked vehicles by patrons visiting both the
American Slate and the Freestyle Watch retail office suites range from a high of 8 spaces to a
low o£4 spaces. For medical use, the number of parking spaces required for a 3061 square
foot medical office suite is 15 spaces based on the city code requirement of 5 spaces per 1000
square feet. Thus, an additional 7 (15 - 8) parking spaces are needed for the conversion of
these two retail office suites to medical use. With the conversion to medical use, one parking
spade is lost due to the need to combine two parking spaces into one handicapped parking. So
the total number of additional parking spaces needed for conversion to medical use is 8. As
seen in Table D, the minimum number of parking spaces available throughout the day is 9
and the maximum is 20. After the conversion of the two existing spaces, Freestyle Watch and
American State, to medical offices, there will be a minimum of 1 parking space available and
a maximum of 12 spaces available.
TABLE G
Parking Spaces Required for the Proposed Conversion of Retail Suites to Medical Office Use
Based on Actual Parking Demands
Existing
Existing
Combined
Total
Additional parking
Freestyle
American
usage
Required for
spaces needed for
Watch
Slate
Medical Use
medical office
conversion
Highest Observed Parking Demand
4
4
8
15
7
Medical Office Conversion Will Cause a
Loss of 1 Parking Space Due to the
Need to Re- Stripe Existing T%%o Parking
I
Spaces into I Handicapped Parking
Space
Total Number of Additional Parking
Required for the Proposed Medical
8
Office Conversion
Current Number of Observed
Minimum = 9
Unoccupied Parking Spaces Throughout
Maximum = 20
the Day (see Table D)
Number of Available Parking Spaces
Minimum = I
After the Medical Office Conversion
Maximum = I ?
L10
Page 9
7. Impact of Nearby Businesses on the Citv Parkins Lot
As seen in the above parking survey data in Tables A, B and C, the field technician not only
counted the number of cars utilizing the City parking lot but also made notes as to which
nearby business properties parked their vehicles in the City parking lot. It was noted that
some parked cars belong to the employees in the medical building on the east side of Old.
Newport Blvd. In particular, they did not note any people parked in the City parking lot and
went to the two business properties northerly of the proposed project. These two properties
are currently only partially occupied, and there are plenty of empty parking spaces in front of
the buildings on any weekday. In conversation with Kevin Quick, the listing commercial real
estate agent for these two properties, the properties' owners are planning to demolish the
structures and build a medical building. During this planning stage, they intend to lease the
spaces "as is" and offer only short term leases. Mr. Quick is having a hard time finding
tenants for these properties. When the owners took over the properties two years ago, they
encouraged all tenants to move out. However, the planning for the new medical building
took longer that expected and many of the previous tenants are not coming back. Given this
information and the current economic climate, it is anticipated that there will not be
significant change in the existing occupancy rate and the traffic flow of these two business
properties until the new medical building is built. Once the new medical building is built, it
will comply to current codes, will have enough parking and its tenants and clients will not
need to use the City parking lot.
In conclusion, there will be no impact to the demand of the City parking lot from these two
business properties immediately adjacent and northerly of the proposed project even with the
conversion of the existing two retail offices to medical office use..
8. Findings and Conclusions
According to Table D, the number of combined parking spaces available from the
City parking lot, the un- striped parking area in front of the City parking lot, and the parking
area in front of the building of the mixed -use center, ranges from a minimum of 9 parking
spaces to a maximum of 20 parking spaces. This parking availability was observed during the
period from 9 A.M. to 5 P.M. of a typical weekday.
q%
Page 10
Based on the City Parking Code, the proposed conversion of the two existing retail suites to
to medical office use would require three additional parking spaces and a handicapped
parking space, as shown in Table E. The number of available parking spaces would
decrease from a minimum of 5 spaces to a maximum of 16 spaces after the vacation of the
two existing retail office suites and the proposed conversion to medical office use.
Based on actual parking demands, the proposed conversion of the two existing retail offices
to medical use would require six additional parking spaces and a handicapped parking
space, as shown in Table G. The number of available parking spaces would decrease to a
minimum of 1 after the vacation of the two existing retail suites and the proposed
conversion to medical office use.
In conclusion, the proposed conversion of the two existing retail suites to a medical office
will have no impact on the overall available parking in this area. The three parking areas
serving the project site would still maintain a minimum of 5 available combined parking
spaces throughout the weekday based on City Parking Code requirements. Based on actual
parking demands, the 5 minimum available parking spaces would drop down to I parking
space.
Should you need any additional information or clarification of this parking study, please do
not hesitate to call us at any time.
Respectfully submitted,
c.
-514 C. Hui Lai, P.E.
Traffic Engineer
TR.-
"G4
Exp. '2/31/10
y2
Attachment No. PC 4
Project Plans
y3
PRm.�D .M �PwE �xbl wo =TALI
1 1
RCIM SURVEYING INC. w L.1
rxwcs 4w
7 ��T V.
---------------------- —
- NEWPORT BLVD.
Tor
o
OLD NEWPORT BLVD
�¢ �< f i �r � I ux+srnvc�n occw�rs
RELLA CARA
DERMATOLOGY
=a xem WVV
xeApom MACH CA KM
oa000
s r OCfl p�
3,061 SF EXISTING RETAIL SPACE
PROPOSED TO BE CONVERTED TO �®
MEDICAL OFFICE All
Attachment No. PC 5
Applicant's Response Letter
47
September 17, 2009
Erin Steffen
Planning Department
City of Newport Beach
Newport Beach, CA
Re: UP2009 -014 (PA2009 -059) ,
, Conversion of two retail suites at 333 Old Newport to medical use
Dear Ms. Steffen:
In his memorandum dated. September 13, 2009, David Keely of Public Works -
Development Services requested additional information regarding the operational
characteristics of the existing and proposed medical use with the conversion of the two
retail suites at 333 Old Newport to medical use. In response to his comments, I will
elaborate on the operational characteristics of my current practice and the possible impact
of the move to a larger space.
My current office suite has a gross floor area of 1485 square feet. I see an average of 3.3
patients per hour (Table A)
TABLE A
NUMBER OF PATIENTS SEEN
Monday, Wednesday :
15 — 20 per day
PER DAY.
Tuesday
: 4 — 6 per day
(procedure day)
Thursday
: 10 — 12 per day
Friday
: 12 — 18 per day
AVERAGE NUMBER OF
10— 15 patients seen per day except during
PATIENTS PER DAY
lunch hour between 12:OOPM and 2:00 PM and
less on Tuesdays
AVERAGE NUMBER OF
3.3
PATIENTS PER HOUR
NUMBER OF STAFF (6)
1 physician
2 nurses
3 administrative staff
v9
With the increase in office space with this move to a larger office, I could potentially
increase my patient volume from an average of 3.3 patients per hour to 5 patients per
hour which is usually the maximum number of patients that one doctor can
adequately care for in an hour. If this growth were realized, I would need to hire one
additional full time staff to accommodate the increased patient demand. At that point,
my office would require a total of 12 parking spaces per hour (1 doctor, 3 nurses, 3
administrative staff and 5 patients). This number would still be much less than the
15 parking spaces required by the City's Parking Code. Furthermore, this number
assumes that all 5 patients would remain at my office for the entire hour. In reality,
patients are scheduled every fifteen to thirty minutes per appointment. At any
moment in time, there is one patient being seen by the doctor and another patient
waiting to be seen. So there are usually two to at most three patients in the office at
any time.
My current office is very cramped (see Figure 1). We have three exam rooms and
one procedure room. If we have two patients. scheduled for a procedure back -to -back,
then we have to use one the exam room to do the procedure for the next patient. We
do not have enough space for offices, laboratory and storage. My office is a closet
space measuring 6 ft by 10 ft. The laboratory space is so tiny that two nurses would
be standing elbow -to -elbow if they both are in the laboratory at the same time. The
biller and the manager share one office 10 ft by 10 ft which doubles as a chart storage
area. We store much of our supplies in the plastic sheds placed in the balcony area.
So, what we packed into a space of 1485 square feet would comfortably be
accommodated by a suite of 3061 square feet.
I trust that the above explanations adequately address Mr. Keely's comments. If you
need any further information, please do not hesitate to contact me at 949) 646 -7546.
Thank you for your assistance with this use permit application.
Sincerely
Hung V. Ong
m
FIGURE 1 - DR. ONG'S CURRENT OFFICE
51 ft
B
A J
L i DISPLAY
C
Al
0
N '
i
LAB AREA I I BLUE LIGHT
RECEPTION
BILLER &
MAN ER
TOILET '' 27 ft
T
V
5/