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Home My WebLink About4.0 - Honor Coffee CUP - PA2015-002 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 5, 2015 Meeting Agenda Item 4 SUBJECT: Honor Coffee CUP - (PA2015-002) 3400 Via Lido, Suite B Conditional Use Permit No. UP2015-001 APPLICANT: Kenneth Schultz OWNER: Scott T. Burnham PLANNER: Makana Nova, Assistant Planner (949) 644-3249, mnova@newportbeachca.gov PROJECT SUMMARY A conditional use permit to remodel an existing eating and drinking facility to accommodate a new tenant, Honor Coffee. Conditional use permit approval is necessary to reduce the required parking spaces because the subject property does not provide on-site parking. No alcohol service or late hours (after 11:00 p.m.) of operation are proposed as part of this application. Conditional Use Permit No. UP2001-005 will be rescinded if the application request is granted. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-001 (Attachment No. PC 1). INTRODUCTION Project Setting The tenant space is located at the northwest corner of Via Oporto and Via Lido. The property is developed with a 2,591-square-foot, single-story retail building containing two suites. The adjacent suite is occupied by a retail tenant. The existing development is nonconforming as no parking is provided on-site. Surrounding uses include Lido Marina Village, a retail/office destination, which surrounds the subject property to the north, east, and west. Via Lido Plaza, a retail shopping center, is located to the south across Via Lido. A mixed-use development constructed with two office/retail levels and two residential units on the upper three levels is located to the east of the subject property across Via Oporto. Site photographs of the subject property and surrounding uses are included as Attachment No. PC 3. 1 V� QP �P Honor Coffee CUP Planning Commission, March 5, 2015 Page 2 VICINITY MAP y fy Subject s• 'r Property , i A _ GENERAL PLAN ZONING y t i i. LOCATION GENERAL PLAN ZONING CURRENT USE MU-W2 (Mixed-Use MU-W2 (Mixed-Use ON-SITE Water Related Water Related) Wine Bar(vacant) MU-W2 (Mixed-Use MU-W2 (Mixed-Use NORTH Water Related Water Related Lido Marina Village Retail Center SOUTH CG (General CG (Commercial Lido Plaza-Retail Shopping Commercial) General) Center MU-W2 (Mixed-Use MU-W2 (Mixed-Use EAST Water Related) Water Related) Lido Marina Village Retail Center WEST M Water(Rela ed)se M U- r(Related)Se Lido Marina Village Retail Center Honor Coffee CUP Planning Commission, March 5, 2015 Page 3 Background On April 5, 2001, the Planning Commission approved Use Permit No. UP2001-005 to allow a retail wine establishment to operate with a Type 21 (Off Sale General) Alcoholic Beverage Control (ABC) license and Type 42 (On Sale Beer and Wine, Public Premise) ABC license with periodic wine tasting seminars, which applied to both suites. The Planning Commission also approved a parking waiver. Following a series of public hearings, on October 28, 2008, the City Council adopted Resolution No. 2008-088 (Attachment No. PC 4) rescinding Use Permit No. UP2002- 034, which permitted the sale of distilled spirts for on-site consumption, live entertainment, and expanded hours of operation and modifying Use Permit No. UP2001-005 (Attachment No. PC 4). Table 1, below, provides a summary of the conditions approved by the City Council. Table 1. Summary of Use Permit No. UP2001-005 Alcohol License Type 21 (Off Sale General) Type 42 (On Sale Beer and Wine-Public Premises), Unit A2 only(now Unit B) Seats • 29 casual seats for wine tasting in unit A2 only(now Unit B) • Dining tables and chairs are prohibited Occupancy 29 patrons and 6 employees Hours . 9:00 a.m.to 11:00 p.m., Monday through Thursday • 9:00 a.m.to 12:00 midnight, Friday, Saturday, and Sunday Parking Rate 1 space/3 seats+ 1/employee (Suite A2), 1/250 for retail component(Suite A1) = 16 spaces total Required Off-Site Parking 21 spaces by parking agreement in the Lido Village parking structure (3434 Via Lido) The off-site parking in the parking structure required under Use Permit No. UP2001-005 is no longer available to the new tenant. Refer to the attached memo, which states the off-site parking agreement expired in 2008 (Attachment No. PC 5). Project Description The applicant requests a Conditional Use Permit to remodel an existing eating and drinking facility to accommodate a new tenant, Honor Coffee. The gross floor area of the establishment is 1,261 square feet and the interior net public area will be 627 square feet. The floor plan includes 17 seats and no more than three employees would be on-site at a time. The requested hours of operation are from 7:00 a.m. to 8:00 p.m., 4 Honor Coffee CUP Planning Commission, March 5, 2015 Page 4 daily. No alcohol service or late hours (after 11:00 p.m.) of operation, as well as no live entertainment or dancing are proposed. Conditional Use Permit No. UP2001-005 will be rescinded if the application request is granted. Suite A is occupied by a retail tenant and does not require a use permit. Conditional use permit approval is necessary to waive required parking spaces because the subject property does not provide on-site parking. Table 2 provides a summary of the use as proposed by the applicant. Table 2. Summary of Request UP2015-001 (PA2015-002) Alcohol License No alcohol service Net Public Area 627 square feet Seats 17 seats Occupancy 42 patrons and 3 employees Hours 7:00 a.m.to 8:00 p.m., daily DISCUSSION Consistency with General Plan/Coastal Land Use Plan/Zoning The Land Use Element of the General Plan and Zoning Code designates the properties within Lido Marina Village as Mixed-Use Water Related (MU-W2). Permitted uses include commercial development on or near the bay in a manner that will encourage the continuation of coastal-dependent and coastal-related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor-serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. The project would allow for reuse of an existing eating and drinking establishment, maintaining the character of the district. An eating and drinking establishment is consistent with the land use designation and zoning district with the approval of a minor use permit. The proposed project requires a conditional use permit to authorize a parking management plan because no on-site parking is provided. A coffee shop at this location will serve as an anchor at the entry along Via Oporto into the Lido Marina Village retail center. Under the General Plan land use designation of MU-W2, the Floor Area Ratio (FAR) for the subject property is limited to 0.5 for nonresidential development. The existing building is nonconforming and exceeds the FAR limit at 0.87 FAR. The proposed application will not result in an increase in the gross floor area or FAR. Honor Coffee CUP Planning Commission, March 5, 2015 Page 5 Parking Modification Section 20.40.060 (Parking Requirements for Food Service Uses) requires an analysis of the physical design characteristics, operational characteristics, and location of the establishment in order to determine the appropriate parking rate for a food service use, which may be one space for every 30 to 50 square feet of net public area. The proposed use is distinguished by the following physical, operational, and location characteristics: • The establishment does not propose alcohol service • Seating includes 17 interior seats for patrons with three employees on duty • Live entertainment and dancing are not proposed • No on-site parking is provided • The subject property is located in a relatively dense village area with multiple uses within a short distance of each other. The Lido Village district is conducive to a significant amount of walk-in patrons. A parking management program has recently been authorized for the adjacent Lido Marina Village to effectively monitor and evaluate the parking availability within the area as new uses take occupancy within the adjacent retail destination. Based on the operational, physical, and location characteristics of the establishment, the appropriate parking requirement is one parking space for every 50 square feet of net public area, which equates to 13 spaces. In accordance with Section 20.38.060 (Nonconforming Parking) of the Zoning Code, the use may be changed without providing additional parking, provided the new use requires no more than one space per 250 square feet of gross building area. If the new use requires more parking, the new use must provide the additional parking equal to a difference between the two. In this case, no on-site parking is provided, which results in a six parking space credit under this provision. Thus, a reduction in the off-street parking requirement of seven parking spaces is necessary. The table below provides a summary of required parking: Table 3. Code Required Parking Interior Net Public Area (NPA) 627 Total Code Requirement (1/50 sq ft of NPA)' 13 Retail Parking Credit(1/250 sq ft of GFA) 6 Additional Spaces Required 7 The Newport Beach Municipal Code requires parking for restaurants to be based upon the individual operational characteristics with a parking ratio between 1:50 and 1:30 of the Net Public Area. Honor Coffee CUP Planning Commission, March 5, 2015 Page 6 Parking Management Plan A parking management plan is necessary to mitigate impacts associated with a reduction in the number of required parking spaces. In accordance with Section 20.40.110 (Adjustments to Off-Street Parking Requirements), the Planning Commission must also consider whether sufficient data is provided to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g. City parking lot located nearby, on-street parking available, greater than normal walk-in trade, mixed-use development) in conjunction with a parking management plan. In November, 2014, a parking study was prepared for the Lido Marina Village parking structure located at 3434 Via Lido (Attachment No. PC 6). The study details the availability of parking in the area and although the subject site was not specifically part of the study or the Lido Marina Village Parking Management Plan, the availability of parking in the street and in the nearby public parking structure are applicable to this project. The following conditions are applicable to the proposed project, which reduce the overall parking demand of the proposed restaurant: • Captive Market. Land uses in Lido Marina Village that are within close proximity of one another generate the opportunity for shared trips. Also, Lido Marina Village contains on-street parking along Via Lido, Via Oporto, and Central Avenue that is available to patrons. • Different Peak Periods. The Parking Management Plan provides details regarding the peak demand for the proposed use in relation to surrounding retail, restaurant, and office uses. The proposed coffee shop's morning peak use will be offset from many retail and office uses, which peak during the noon hour. The Lido Marina Village area offers public parking to accommodate restaurant and retail uses in the morning hours. A potential impact between uses may occur on weekend days during the summer season when demand for parking is at its greatest. However, the use will serve the visitors at Lido Marina Village, thereby not always generating a new trip. • Promoting pedestrian and bicycle access to the subject property to limit the impact on off-street parking. Lido Marina Village is characterized by a higher level of pedestrian and bicycle traffic. In a dense commercial environment with multiple uses within close proximity, each building may not need a full supply of parking. The location of land uses within walking distance of one another generates the opportunity for shared trips and there is a component of walk-in patronage from nearby areas. The eating and drinking establishment would be compatible with the surrounding uses and parking demand would be lower due to shared trips. Honor Coffee CUP Planning Commission, March 5, 2015 Page 7 In conclusion, the proposed eating and drinking establishment is consistent with the City's goals and objectives for Lido Marina Village. Staff recommends approval of the subject application and the reduction of required off-street parking. Conditional Use Permit Findings The requested reduction in the parking requirement is considered a substantial change in operation that requires the approval of a conditional use permit. Pursuant to Section 20.52.020.E (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve a conditional use permit: 1. The use is consistent with the General Plan and any applicable Specific Plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities;and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Staff believes sufficient facts exist in support of each finding. The operation is defined as a Food Service, with No Late Hours and is consistent with the purpose and intent of MU-W2 (Mixed-Use Water Related) General Plan land use designation and Zoning District. The MU-W2 designation applies to waterfront properties in which marine- related uses may be intermixed with general commercial, visitor-serving commercial, and residential dwelling units on the upper floors. Food Service uses can be expected to be found in this area and similar locations and are complementary to the surrounding commercial uses through compliance with the proposed conditions of approval. Since alcohol service is not proposed and the establishment will close by 8:00 p.m., it is expected to operate in an effective manner that is compatible with the surrounding land uses in Lido Marina Village. The proposed use is located in a district which is subject to a captive market that results in shared trips, different peak periods for a variety of land uses, and a high level of pedestrian and bicycle activity. These characteristics will reduce the parking demand to a number lower than the required parking. Public parking is provided nearby along Via Lido and Via Oporto to accommodate the proposed use. 8 Honor Coffee CUP Planning Commission, March 5, 2015 Page 8 As conditioned, the proposed project will comply with Newport Beach Municipal Code standards for eating and drinking establishments. The proposed renovations are expected to have a positive impact on the overall economic health of the community and may promote further revitalization of the other commercial properties within Lido Marina Village. Therefore, staff believes adequate parking is provided during the proposed hours of operation. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application request (Attachment No. PC 2). In this case, Use Permit No. UP2001-005, will remain in effect unless action is taken to revoke this permit. Environmental Review The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project involves the interior alteration of an existing eating and drinking establishment and a reduction in the parking requirement. Therefore, the use qualifies for a categorical exemption under Class 1. If denied, projects which a public agency rejects or disapproves are not subject to the California Environmental Quality Act (CEQA) review, pursuant to Section 15270 of the CEQA Guidelines. Public Notice Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 9 Honor Coffee CUP Planning Commission, March 5, 2015 Page 9 Prepared by: Submitted by: Maka& N a Br n a Wisnes i, ICP, Deputy Director Associate Planner ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Site Photos PC 4 City Council Resolution No. 2008-088 PC 5 Parking Memo dated July 16, 2001 PC 6 Lido Marina Village Parking Demand Analysis PC 7 Project plans 04/0714 10 Attachment No. PC 1 Draft Resolution for Approval With Findings and Conditions 11 V� QP �P 2� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2015-001 FOR AN EATING AND DRINKING ESTABLISHMENT LOCATED AT 3400 VIA LIDO, SUITE B (PA2015-002) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Kenneth Schultz, with respect to property located at 3400 Via Lido, and legally described as Lot 2, Tract 1235, being a subdivision of a portion of Lot 2 of Tract 1117, Miscellaneous Map, Book 35, Page 48, requesting approval of a Conditional Use Permit. 2. The applicant proposes the remodel of an existing eating and drinking facility to accommodate a new tenant, Honor Coffee. Conditional use permit approval is necessary to reduce the required parking spaces through the approval of a parking management plan because the subject property does not provide on-site parking. No alcohol service or late hours (after 11:00 p.m.) of operation are proposed as part of this application. Conditional Use Permit No. UP2001-005, modified (PA2002-167), would be rescinded if the application request is granted. 3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category MU-W2 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is MU-W (Mixed-Use Water Related). 5. A public hearing was held on March 5, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. 13 Planning Commission Resolution No. #### Page 2 of 9 2. The proposed project involves the interior alteration of an existing eating and drinking establishment and a reduction of the parking requirement. Therefore, the use qualifies for a categorical exemption under Class 1. SECTION 3. REQUIRED FINDINGS. Pursuant to Section 20.20.020 (Commercial Zoning Districts, Land Uses and Permit Requirements) of the Newport Beach Municipal Code, eating and drinking establishments classified as Food Service, No Late Hours, require the approval of a conditional use permit within the MU-W2 (Mixed-Use Water Related) Zoning District. The existing establishment operates pursuant to Use Permit No. UP2001-005, modified (PA2002-167). The requested reduction in the parking requirement is considered a substantial change in operation that requires a conditional use permit. In accordance with Section 20.52.020.E (Conditional Use Permit, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: 1. The MU-W2 (Mixed-Use Water Related) land use designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. Although the subject property does not include residential uses, the proposed eating and drinking establishment is consistent with the visitor-serving land uses intended for the MU-W2 (Mixed-Use Water Related) land use designation of the General Plan. 2. The Circulation Element Goal 7.1 (Parking) is to ensure that an adequate supply of convenient parking is available throughout the City. Analysis provided by the Lido Marina Village Parking Demand Analysis demonstrates that an adequate supply of parking is provided based upon the shared use of parking within Lido Marina Village. 3. The project site is not located within a Specific Plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The MU-W2 (Mixed-Use Water Related) zoning district applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor- 07-22-2014 -1 4 Planning Commission Resolution No. Ott Page 3 of 9 serving commercial, and residential dwelling units on the upper floors. Eating and drinking establishments classified as Food Service, No Late-Hours require the approval of a use permit within the MU-W2 (Mixed-Use Water Related) Zoning District. 1. A total of seven (7) parking spaces to accommodate the eating and drinking establishment are waived with this approval. No on-site parking is required to accommodate the eating and drinking establishment. The reduction in the parking requirement is consistent with Section 20.40.110 (Adjustments to Off-Street Parking Requirements) of the Zoning Code based upon the captive market conditions in Lido Marina Village that result in shared trips, varying peak periods for land uses in the area, and the high level of pedestrian and bicycle activity. 2. As conditioned, the proposed project will comply with Newport Beach Municipal Code standards for eating and drinking establishments. 3. The eating and drinking establishment is consistent with the Lido Marina Village Design Guidelines. The renovation of the existing establishment will support local establishments within Lido Marina Village and improve the pedestrian streetscape. 4. The existing development is nonconforming to the 0.5 Floor Area Ratio (FAR). The proposed interior renovation of the existing structure will not result in an increase to the existing gross floor area and resulting FAR. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. An eating and drinking establishment has operated in this location since 2001 pursuant to Use Permit No. 2001-005. The commercial building is previously developed with the infrastructure to accommodate an eating and drinking establishment. The location is compatible with other commercial uses in the area and serves as a key entry point into Lido Marina Village. The eating and drinking establishment also serves as an important visitor-serving use that benefits the area, which is in furtherance of the City's Coastal Land Use Plan and the Coastal Act. 2. The subject property is located in a relatively dense village area with multiple uses within a short distance of each other. Lido Marina Village is conducive to a significant amount of walk-in patrons. No on-site parking is available for the subject property but adequate parking is provided in the area. Public parking exists in the vicinity along Via Lido and Via Oporto. 3. The operational conditions of approval will promote compatibility with the surrounding uses. The floor plan provides tables and counter areas to accommodate seventeen 07-22-2014 15 Planning Commission Resolution No. Ott Page 4 of 9 (17) seats. No alcohol service, late hours of operation (after 11:00 p.m.), live entertainment, or dancing are proposed. 4. The proposed use will not necessitate high levels of lighting or illumination and all outdoor lighting must conform to Newport Beach Municipal Code Section 20.30.070 (Outdoor Lighting). Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The project site is located within an existing commercial building and the tenant space is designed and developed for an eating and drinking establishment. The design, size, location, and operating characteristics of the use are compatible with the surrounding neighborhood. The existing tenant space on the subject property has historically been utilized as an eating and drinking establishment. 2. Although the site does not provide on-site parking, the proposed use is located in a district which is subject to a captive market that results in shared trips, different peak periods for a variety of land uses, and a high level of pedestrian and bicycle activity. These characteristics reduce the demand of the proposed eating and drinking establishment and the number of parking spaces required to serve the proposed use. Adequate parking is provided nearby along Via Lido and Via Oporto to accommodate the proposed use. 3. Adequate public and emergency vehicle access, public services, and utilities exist for the site. 4. The design of the tenant improvements will comply with all Building, Public Works, and Fire Codes, and will be approved by the Orange County Health Department. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The tenant improvements to the existing eating and drinking establishment should have a positive impact on the area and may promote further revitalization of 07-22-2014 10 Planning Commission Resolution No. #### Page 5 of 9 commercial properties located in Lido Marina Village. The eating and drinking establishment will serve the surrounding community. 2. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The limited hours reduce impacts to surrounding land uses and sufficient parking is available in the area to accommodate the eating and drinking establishment. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment surrounding residents. 3. The prohibition of alcohol service, live entertainment, recreational entertainment, or dancing will minimize potential land use conflicts, nuisances, and police intervention. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2015-001 (PA2015-002), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time 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. 3. This resolution supersedes City Council Resolution No. 2008-88 for Use Permit No. UP2001-005, modified (PA2002-167), which upon vesting of the rights authorized by this conditional use permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 5T" DAY OF MARCH, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chair 07-22-2014 27 Planning Commission Resolution No. #### Page 6 of 9 BY: Jay Myers, Secretary 07-22-2014 12 Planning Commission Resolution No. eft Page 7 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2015-002 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or is materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit. 7. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. The hours of operation shall be limited between 7:00 a.m. and 8:00 p.m., daily. 10. The interior "net public area" of the restaurant shall not exceed 627 square feet. 11. There shall be no alcohol service, live entertainment or dancing allowed on the premises. 12. No outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the restaurant facility. 07-22-2014 29 Planning Commission Resolution No. #### Page 8 of 9 13. All mechanical equipment and trash areas shall be screened from adjoining streets. 14. All trash shall be stored within the building or within dumpsters stored in the trash enclosure three (3) walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes, which shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. 15. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 16. Trash receptacles for patrons shall be conveniently located inside of the establishment. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 17. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment surrounding residents. 18. A copy of this resolution shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 19. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Conditional Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Honor Coffee Conditional Use Permit including, but not limited to, Conditional Use Permit No. UP2015-001 (PA2015-001). This indemnification shall include, but not be limited to, damages awarded against the City, if 07-22-2014 20 Planning Commission Resolution No. #### Page 9 of 9 any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 21. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. Building Division Conditions 22. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use to an eating and drinking establishment. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Complete sets of drawings including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 23. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 24. Public sanitation facilities shall be available to the general public (patrons) during regular business hours of the operation, unless otherwise approved by the Building Division. 25. If required, a grease interceptor shall be installed prior to the establishment opening for business to the satisfaction of the Building Division. 26. A covered wash-out area for refuse containers and kitchen equipment, with minimum useable area dimensions of 36-inches wide, 36-inches deep and 72-inches high, shall be provided, and the area shall drain directly into the sewer system, unless otherwise approved by the Community Development Director and Public Works Director in conjunction with the approval of an alternate drainage plan. Public Works Conditions 27. County Sanitation District fees shall be paid prior to the issuance of any building permits. 07-22-2014 21 V� QP �P Attachment No. PC 2 Draft Resolution for Denial 23 V� QP �P RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2015-001 FOR AN EATING AND DRINKING ESTABLISHMENT LOCATED AT 3400 VIA LIDO, SUITE B (PA2015-002) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Kenneth Schultz, with respect to property located at 3400 Via Lido, and legally described as Lot 2, Tract 1235, being a subdivision of a portion of Lot 2 of Tract 1117, Miscellaneous Map Book 35, Page 48, requesting approval of a Conditional Use Permit. 2. The applicant proposes a conditional use permit to rescind Use Permit No. UP2001- 005 (PA2002-167) (modified), remodeling the existing eating and drinking facility to accommodate a new tenant, Honor Coffee. Conditional use permit approval is necessary to reduce the required parking spaces through the approval of a parking management plan because the subject property does not provide on-site parking. No alcohol service or late hours (after 11:00 p.m.) are proposed as part of this application. 3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category MU-W2 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is MU-W (Mixed-Use Water Related). 5. A public hearing was held on March 5, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.F (Findings and Decision) of the Zoning Code, eating and drinking establishments classified as "Food Service, No Late Hours" located within the 2.5 Planning Commission Resolution No. eft Page 2 of 3 MU-W2 (Mixed-Use Water Related) Zoning District require the approval of a use permit. The Planning Commission may approve a use permit only after making each of the five required findings set forth in Section 20.52.020.F. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed use permit for the food service, no late hours use is inconsistent with the legislative intent of Title 20 of the NBMC. 2. The design, location, size, and operating characteristics of the use are not compatible with the allowed uses in the vicinity. 3. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. The property does not provide on-site parking to accommodate the proposed use. The Planning Commission does not consider the existing structure on the subject property a unique circumstance resulting in any necessity to warrant approval for a reduction in the off-site parking requirement through the approval of a parking management program. 4. The proposed eating and drinking establishment is neither required by code nor necessary for the enjoyment of the property. If desired, and as shown through previously approved building permits, the subject property can be utilized to comply with the requirements of the NBMC and be used for general commercial or retail uses. 5. The subject property is consistent in orientation, size and shape with typical lots in this neighborhood which are designed with commercial and mixed-use development. Although, the existing structure is currently developed with infrastructure for an eating and drinking establishment, less parking than what the Zoning Code provides for could prove detrimental to Lido Marina Village. Parking is already deficient in this district. Operation of the use at the location proposed would be detrimental to the harmonious and orderly growth of the City. 6. Granting of the use permit would provide special privileges to the subject property as the City has required the minimum parking provided by the Zoning Code in similar circumstances with nonconforming commercial uses. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2015-001 (PA2015-002). Use Permit No. UP2001-005, modified (PA2002- 167) shall remain in full force and effect. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk 07-22-2014 20 Planning Commission Resolution No. #### Page 3 of 3 PASSED, APPROVED, AND ADOPTED THIS 5th DAY OF MARCH, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 07-22-2014 2� V� QP �P �g Attachment No. PC 3 Site Photos 29 V� QP �P 30 J iini ■ ` �dlllllIWEN I =7 Adjacent retail buildings in Lido Marina Village and the 3388 Via Lido Adjacent retail and office uses along Via Lido mixed-use development located across Via Oporto. t c y An existing retail tenant(Suite A) on the subject property. Entry to the proposed tenant location viewed from Via 0port2?1 t kl z Entry to the proposed tenant location looking north along Via Oporto. The proposed tenant location looking south along Via Oporto. u I Rear of the proposed tenant location viewed from the private alley. Adjacent office tenants viewed from the private alley. 3� Attachment No. PC 4 City Council Resolution No. 2008-088 33 V� QP �P 31{ RESOLUTION NO. 2008-88 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DENYING THE APPEAL AND UPHOLDING AND MODIFYING THE DECISION OF THE PLANNING COMMISSION TO AMEND USE PERMIT NO. 2001-005 AND RESCIND USE PERMIT NO. 2002-034 (SEJOUR EUROPEAN BISTRO & LOUNGE) ON PROPERTY LOCATED 3400 VIA LIDO (PA2002-167) WHEREAS, Sejour European Bistro & Lounge ("Sejour') is located at the northwest comer of Via Lido and Via Oporto and legally described as Lot 2 of Tract 1235; and WHEREAS, on April 5, 2001, the Planning Commission approved Use Permit No. 2001-005 to allow a retail wine establishment to operate with a Type "21" Alcohol Beverage Control (ABC) license (Off-Sale, General) and Type "42" ABC license (On-Sale Beer and Wine, Public Premises) with periodic on-site wine tasting seminars and a parking waiver; and WHEREAS, on November 7, 2002, the Planning Commission adopted Resolution No. 1579 of Use Permit No. 2002-034, amending conditions of approval of Use Permit No. 2001-005, authorizing a Type "47" ABC license (On-Sale, General-Eating Place) for on-site consumption of general alcohol beverages, live entertainment and expansion of hours of operation; and WHEREAS, pursuant to Section 20.96.040 of the City of Newport Beach Municipal Code, the Planning Director determined that there were reasonable grounds for the revocation of Use Permit No. 2001-005 and Use Permit No. 2002- 034 and set a public hearing so that the Planning Commission could set a date to consider the revocation of Use Permit Nos. 2001-005 and 2002-034; and. WHEREAS, after giving proper notice in accordance with law, a public hearing was held on January 17, 2008, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. The Planning Commission unanimously voted to set a revocation hearing for Use Permit No. 2001-005 and Use Permit No. 2002-034 on March 20, 2008; and WHEREAS, on March 20, 2008, the Planning Commission continued the revocation hearing to April 17, 2008, at the request of the property owner; and WHEREAS, on April 17, 2008, after the Planning Commission commenced the revocation hearing and received public testimony, the Planning Commission directed staff to draft a list of conditions of approval that reflect the following considerations: 315 ■ Reduction of the hours of operation to require the closure at 11:00 p.m.; ■ Re-establishment of the retail sales use with wine tasting and educational seminars as an ancillary use; ■ Removal of the existing physical improvements not consistent with operational requirements for an off-site retail sale outlet with wine tasting as ancillary use; and, • Elimination of Type 47 BC YP A license. WHEREAS, on June 5, 2008, the Planning Commission continued the revocation hearing to July 17, 2008, in order to give the property owner additional time to file a new use permit for the operation of a full-service eating and drinking establishment with a retail sales component at the subject property. The property owner was required to submit the use permit application to the Planning Department by June 30, 2008. If a new application was not received by June 30, 2008, the Planning Commission intended to resume the revocation hearing on July 17, 2008, with the intent of modifying the conditions of approval to allow the use to be re-established as it was originally intended, specifically an off-sale retail wine store with wine tasting as an ancillary use; and WHEREAS, on June 30, 2008, the property owner had entered into negotiations to lease the property to HOM Real Estate Group of Newport Beach for an office use and would not be submitting a new use permit; and WHEREAS, the property owner failed to submit the use permit application by June 30, 2008, and the Planning Commission resumed the revocation hearing on July 17, 2008, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, Califomia. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting; and WHEREAS, it was the intent of the Planning Commission to bring the operation of the establishment into conformity with the original project approval, as retail sales use with wine tasting and educational seminars as an ancillary use. As a result, the findings stated for the approval of Use Permit No. 2001-005 remain valid and were readopted, in addition to the findings of fact stated in Exhibit "A" of the Planning Commission Resolution No. 1762; and WHEREAS, on July 29, 2008, Dennis and Christine Overstreet, the property owners, filed an appeal of the Planning Commission's decision; and WHEREAS, on October 14, 2008, the City Council held a noticed public hearing in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California at which time the appeal was considered; and 3o WHEREAS, after the City Council commenced the appeal hearing and received public testimony, the City Council closed the public hearing and continued the decision to October 28, 2008, with direction to staff to amend Condition Nos. 3, 7, 8, 9 & 13 of the Planning Commission Resolution No. 1762, to reflect the following considerations: • To allow seating in the wine tasting bar of the establishment; • To allow limited appetizers to be served in conjunction with wine tasting and wine educational seminars; • To extend the hours of operation to 12:OOAM midnight on weekend (Friday, Saturday and Sunday); • To eliminate the "cold kitchen" restriction and • To allow non-amplified music from a single instrument. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Newport Beach hereby denies the appeal and upholds the findings adopted by the Planning Commission in Resolution No. 1762, modifies the decision of the Planning Commission by 9 adoptin the conditions of approval stated in Exhibit "N', and rescinds Use Permit No. 2002-034 that permitted the sale of distilled spirits for on-site consumption, live entertainment and expanded hours of operation. This resolution shall take effect immediately upon adoption. Passed and adopted by the City Council of Newport Beach at a regular meting held on the October 28, 2008 by the following vote to wit: ,,' ( ) f' j,", 0 MAYOR ATTEST: CITY CLERK U n � EXHIBIT "A" CONDITIONS OF APPROVAL 1. The alcoholic beverage outlet is hereby defined as a retail establishment for the sale of general alcoholic beverages for off-site consumption as the primary and principal use of the subject property per the Type 21 ABC license. The on-site consumption of alcoholic beverages shall be limited to Wine or beer tasting under the Type 42 ABC license and in conjunction with the retail sales of wine and beer under the Type 21 ABC license and shall be confined to Unit A2. The serving of distilled beverages is prohibited. 2. The primary and principal use of the establishment shall be retail sales in Unit Al and ancillary use of wine tasting and wine educational seminars with related casual seating in Unit A2. Dining tables and chairs shall be prohibited in both areas. 3. Wine tasting shall be defined and limited to the presentation of samples of one or more wines, representing one or more wineries or industry labels, to a group of consumers for the purpose of acquainting the tasters with the characteristics of the wine or wines tasted. 4. Each tasting shall be done per the Department of Alcohol Beverage Control regulations for wine tasting. 5. Wine tasting fees required by the Department of Alcohol Beverage Control shall not exceed the gross retail sales under the Type 21 ABC license during the same period. The licensee shall maintain records that reflect separately the gross retail sales and the gross wine tasting sales. Said records shall be kept no less frequently than on a quarterly basis and shall be made available to the Planning Department on demand. 6. In addition to wine tasting, the licensee/business operator may provide a small quantity of limited range of appetizers in conjunction with and during a wine tasting. 7. The hours of operation shall be limited to 9:OOAM to 11:OOPM daily, and 12:OOAM midnight on weekends (Friday, Saturday and Sunday). 8. Approval does not permit the premises to operate as an eating and drinking establishment, restaurant, bar, tavern, cocktail lounge or night club as defined by the Municipal Code, nor maintain and operate as a bona fide eating place as defined by the Department of Alcohol Beverage Control. 9. A special events permit is required for any event or promotional activity outside the normal operational characteristics of this approval that would increase the expected occupancy beyond 29 patrons and 6 employees at 38 any one time, including any other activities requiring such special events permit as set forth in the Newport Beach Municipal Code. A maximum of 6 events may be permitted annually. 10. No outdoor loudspeaker or paging system shall be permitted in conjunction with either the retail sale or wine tasting/educational seminars. 11. No dancing shall be permitted. Non-amplified music in the form of a single instrument "e.g., piano' may be allowed on weekends (Friday, Saturday and Sunday), subject to the approval of a Live Entertainment Permit. Music shall be limited to indoor areas only. 12. The owner/operator of the proposed use shall enter into an agreement to provide and maintain a minimum of 21 parking spaces within the Lido Marina Village Parking garage to be accessible at all times during the operation of the use. 13. This approval supersedes and rescinds Use Permit No. 2002-034. 14. The alcoholic beverage outlet operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours, if directly related to the patrons of the subject alcoholic beverage outlet. If the operator fails to discourage or correct nuisances, the Planning Commission may review, modify or revoke this use permit in accordance with Chapter 20.96 of the Zoning Code. 15. The exterior of the alcoholic beverage outlet shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 16. All owners, managers and employees serving or selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. To qualify to meet the requirements of this section a certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of these conditions within 180 days of the effective date of this Use Permit. 17. Records of each owners, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. S9 18. Loitering, open container, and other signs specified by the Alcoholic Beverage Control Act shall be posted as required by the ABC. 19. This use permit may be reviewed, modified or revoked by the Planning Commission or City Council should it be determined that the conditions of the use permit have been violated or that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 20. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this permit. 21. Should this business or either alcohol license be sold or otherwise come under different ownership or control, any future owners, operators or assignees shall be notified in writing of the conditions of this approval by either the current business owner/operator. Future owners, operators or assignees shall submit, within 30 days of transfer or sale of the business or alcohol license, a letter to the Planning Department acknowledging their receipt and acceptance of the limitations, restrictions and conditions of approval of this Use Permit. 22. Any changes in operational characteristics, hours of operations, expansion in area, or modification to the floor plan, shall require an amendment to this Use Permit or the processing of a new Use Permit. 23. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 24. The applicant or operator of the facility may provide valet attendant service for the use in conjunction with the Lido Marina Village parking garage. The applicant or operator shall prepare a valet operated parking plan to be reviewed and approved by the City Traffic Engineer prior to the commencement of the valet service use. 25. Delivery vehicles shall not park within the public right-of-way of Via Lido and Via Oporto. 26. Trash receptacles for patrons shall be conveniently located both inside and outside the proposed facility. 27. Trash generated by the business shall be screened from view from adjoining properties except when placed for pick-up by refuse collection agencies. 40 28. All signs shall conform to the provisions of Chapter 20.67 of the Municipal Code. 29. No temporary"sandwich" signs or similar temporary signs shall be permitted, either on-site or off-site to advertise the establishment. 30. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent, City-adopted version of the California Building Code. Adequate access and exiting must be provided in accordance with the Building Code. 31. The operator of the facility shall be responsible for the control of noise generated by the subject facility. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. 32. Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 20.26 (Community Noise Control) of the Municipal Code, the Planning Director may require that the applicant or successor retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the establishment to develop a set of corrective measures necessary in order to insure compliance. 33. This approval shall expire unless exercised within twelve (12) months from the end of the appeal period as specified in Section 20.89.060 of the Newport Beach Municipal Code. 41 STATE OF CALIFORNIA } COUNTY OF ORANGE CITY OF NEWPORT BEACH } I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2008-88 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 28th day of October 2008, and that the same was so passed and adopted by the following vote, to wit: Ayes: Rosansky, Daigle, Webb, Curry, Gardner, Mayor Selich Noes: None Absent: Henn Abstain: None IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 29th day of October 2008. City Clerk Newport Beach, California (Seal) O�NFA gp v 42 Attachment No. PC 5 Parking Memo dated July 16, 2001 4s V� QP �P I City of Newport Beach Planning Department Memorandum To: File UP 2001-005 (PA2001-025 3400 Via Lido From: James Campbell, Senior PlanndW Date: July 16, 2001 Re: Off-site parking agreement Condition #18 requires 21 parking spaces in the Lido Marina Village parking garage. This requirement is satisfied pursuant to the 1975 off-site parking agreement that relies upon the 1973 parking agreement further modified by the 1987 assignment of parking agreement. The assignment of parking provides the site 4 spaces for exclusive use and 33 spaces on a non-exclusive basis. The agreement expires on 12/31/2008. A replacement parking arrangement will be required at that time. If one is not forthcoming, UP2001-005 will require an amendment or the use must cease. Mr. and Mrs. Overstreet have been fully advised of this issue. �* tR 141-Wta 45 V� QP �P Attachment No. PC 6 Lido Marina Village Parking Demand Analysis 47 V� QP �P �g November 14, 2014 Engineers&Planners Traffic Transportation Mr. Ron Lomtzen Parking Lido Group Retail, Inc. 60 South Market Street, Suite 11200 Unscon,Law& San Jose, CA 95113 Greenspan,Engineers 2 Executive Circle LLG Reference No. 2.13.3412.1 Suite 250 Irvine,CA 92614 Subject: Parking Demand Analysis for Lido Marina Village 949.825.61175 a Newport Beach, California 949,6256173 f www.11gengin eers.c om Dear Mr. Lomtzen: Pasadena As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Irvine San Diego Parking Demand Analysis for Lido Marina Village. Lido Marina Village is generally Woodland Hills located on the northeast quadrant of Newport Boulevard and Via Lido in the City of Newport Beach, California. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the project site and depicts the surrounding street system. Lido Marina Village is an existing mixed-use center comprised of various retail, restaurant, health club, general office, and medical office uses with a gross building area (GBA) of 112,029 square feet (SF) and a net floor area (GLA) of 108,234 SF. Lido Marina Village currently has 27,141 SF of retail vacancies, 21,218 SF of restaurant vacancies and 6,291 SF of office vacancies. The parking supply for Lido Marina Village will total 422 spaces (inclusive of 12 tandem spaces), which consists of a combination of surface parking spaces and parking structure spaces, totaling 368 private parking spaces and 54 public parking spaces. Figure 2 presents the proposed site plan for Lido Marina Village, which shows the proposed buildings, the on-street parking spaces and the parking structure. This parking demand analysis evaluates the proposed Project, which consists of the conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of 3444 Philip M.Linscon,PElnz mi Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Jack M.Greenspan,PE irnl Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve William A.Law,PE lan) Paul W Wilkinson.PE food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to John P Keating,PE restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to David S.Shender,PE retail space, various patio additions, and the re-occupancy of the remaining vacant John Boarman,PE square-footage to their current use. Clare M.Look-Jaeger.PE Richard E.Baneac,PE Keil0.M-aherry,PE M LG?A;A ry founad Im Based on our understanding, a parking study is required by the City of Newport Beach as part of the `Blanket CUP" application and to determine the parking demand for the existing center with the aforementioned project modifications to ensure that adequate parking will be provided. This report evaluates the parking demand of the existing and proposed land uses at Lido Marina Village. The parking demand analysis evaluates the Project's parking requirements based on the City of Newport Beach Municipal Code and utilization of existing parking surveys combined with the ULI Shared Parking methodology. Our method of analysis, findings, and recommendations are detailed in the following sections of this report. PROJECT DESCRIPTION Table 1, located at the end of this letter report, following the figures, summarizes the existing and proposed land uses/tenants and associated floor areas for Lido Marina Village. The ULI Shared Parking category is also listed for each use. Review of Table I indicates that with the proposed modifications, Lido Marina Village will have a GBA of 112,029 SF (117,492 SF including the restaurant outdoor dining areas) and a GLA of 108,234 SF. Existing vacancies within Lido Marina Village consist of 27,141 GBA SF of retail space, 21,218 GBA SF of restaurant space (18,890 SF restaurant space and 2,328 SF patio space) and 6,291 GLA SF of office space. As we understand it, the proposed Project consists of the conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of a portion of 3444 Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to retail space, various patio additions, and the re-occupancy of the remaining vacant square-footage to their current use. At completion of the proposed conversion/re-occupancy, Lido Marina Village will continue to provide a total GBA of 117,492 SF and a GLA of 108,234 SF with a total parking supply of 422 spaces (inclusive of 12 tandem spaces). Appendix A contains figures illustrating the gross building area square footages for Lido Marina Village. 50 PARKING SUPPLY-DEMAND ANALYSIS The parking analysis for the Lido Marina Village Project involves determining the expected parking needs, based on the size and type of existing and proposed development components versus the parking supply. For this Project, there are two appropriate methods that can be used to estimate the site's peak parking requirements. These methods include: 1. Application of City Parking Code requirements. 2. Application of parking survey information combined with the ULI Shared Parking methodology, which combines actual parking demand data with proposed uses based on City Code and time of day profiles. CITY PARKING CODE REQUIREMENTS To determine the number of parking spaces required to support the proposed Lido Marina Village Project, the parking demand was first calculated using parking code requirements per the City of Newport Beach Municipal Code — Chapter 20.40, Off- Street Parking, Table 3-10, Off-Street Parking Requirements. The following parking ratios were used to determine the required parking: • Marinas— 0.75 spaces per slip or 0.75 spaces per 25 feet of mooring space. ■ Offices — 1.0 space per 250 SF net floor area for the first 50,000 SF, then 1.0 space per 300 SF net floor area for the next 75,000 SF and then 1.0 space per 350 SF net floor area for any floor area above 125,001 SF. • Retail Sales— 1.0 space per 250 SF. • Grocery Store— 1.0 space per 250 SF. • Nail Salons— 1.0 space per 80 SF • Restaurant— 1.0 space per 30-50 SF of net public area, including outdoor dining areas, but excluding the first 25% or 1,000 SF of outdoor dining area, whichever is less.I ■ Health/Fitness Facilities — 1.0 space per 250 SF (small—2,000 SF or less) or 1.0 space per 200 SF(large—over 2,000 SF). Table 2 summarizes the parking requirements for Lido Marina Village inclusive of the aforementioned modifications as described in the project description section of this letter report using the aforementioned parking code ratios. As shown, direct application of City parking ratios to existing/proposed uses at Lido Marina Village 1 It should be noted that this parking analysis utilized a restaurant code requirement of 1.0 space per 40 SF of net public area plus the parking required for the outdoor dining area,as directed by City of Newport Beach staff. 152 results in a total code parking requirement of 838 parking spaces (inclusive of non- DJM properties, which have a code parking requirement of 81 spaces). The non-DJM property addresses consist of 3400 Via Lido, 3404-3406 Via Lido, 3410 Via Lido, 3412 Via Lido, 3416 Via Lido and 3430 Via Lido. With a proposed parking supply of 368 private spaces, a theoretical parking deficiency of 470 spaces is forecast. It should be noted that the City code parking requirement significantly overstates the amount of parking that will be needed to accommodate the mix of uses within Lido Marina Village since there is a significant opportunity to share parking spaces based on the utilization profile of each land use component as well as the opportunity for customers and employees to walk-in or boat-in to the site. It should be further noted that the City Code parking requirement for restaurant consists of a combination of prior approved Conditional Use Permits for the existing restaurants and the net City Code requirement for the proposed restaurant uses. Appendix B contains the restaurant Conditional Use Permit information as provided by City of Newport Beach staff. PARKING SURVEY DATA ANALYSIS To determine the current parking demand of the existing uses at Lido Marina Village, parking surveys were conducted on two weekdays and one weekend day by Transportation Studies, Inc. The parking surveys were performed at one-hour intervals between 10:00 AM and 11:00 PM on Thursday August 22, 2013, Friday August 23, 2013, and Saturday August 24, 2013. The parking surveys consisted of counting the number of parked vehicles within three zones for the entire mixed-use center site. Figure 3 shows the location of the three parking zones. The results of the weekday (Thursday and Friday) and weekend day (Saturday) parking surveys are summarized in Tables 3, 4 and 5, respectively. As shown in Table 3, the study site experienced a weekday (Thursday) peak parking demand of 151 vehicles (40% utilization) within the entire site at 6:00 PM. In addition, as shown in Table 4, the study site experienced a weekday(Friday)peak parking demand of 108 vehicles (29% utilization) within the entire site at 12:00 PM. Lastly, as shown in Table 5, the study site experienced a weekend day(Saturday) peak parking demand of 214 vehicles (57% utilization) that occurred within the entire site at 3:00 PM. Appendix C contains the Electra Cruises parking demand data recorded during the on- site parking survey days. 52 Survey Data Shared Parking Demand Analysis and Results In order to determine the most appropriate peak-parking requirement for the Lido Marina Village Project, utilization of the survey data for the existing land uses is combined with the parking demand within the ULI shared parking model for the proposed conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of a portion of 3444 Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to retail space, various patio additions and the re-occupancy of the remaining vacant square-footage. This methodology reflects the most accurate peak parking demand for this development because the shopping center is currently approximately 50% occupied, such that the current/actual peak parking demand can be easily measured by conducting parking surveys while the parking demand for the re-occupied/converted and vacant uses can be forecasted using the ULI Shared Parking methodology. The hourly parking demand profiles (expressed in percent of peak demand) utilized in this study and applied to the re-occupied/converted and vacant uses (i.e. existing/proposed land uses — Table 1) are based on profiles developed by the Urban Land Institute (ULI) and published in Shared Parking, 2nd Edition. These factors present a profile of parking demand over time and have been used directly in the analysis of the re-occupied/converted and vacant uses. Specifically, the profiles for retail uses, restaurant uses (i.e. fine/casual dining restaurant) and office uses were utilized and there characteristics are described below. For retail uses, peak demand occurs between 12:00 PM and 3:00 PM on weekdays and between 1:00 PM and 5:00 PM on weekends. The hourly factors shown for retail uses are taken directly from ULI. The retail demand profile was applied to the vacant and/or new retail suites identified previously in Table 1 (i.e. 28,676 SF). The City's parking code requirement of 1 space per 250 SF was utilized for general retail, the City's parking code requirement of 1 space per 250 SF was utilized for the grocery store and the City's parking code requirement of 1 space per 80 SF was utilized for the nail salon. In addition, the retail parking demand includes a 10% reduction to account for walk-in customers from the surrounding area. 53 • The ULI Shared Parking publication indicates that fine/casual dining restaurant uses are shown to experience peak demand between 7:00 PM and 9:00 PM for both the weekday and weekend. The restaurant use profile is based on a fine/casual dining restaurant. Like the retail profiles, the fine/casual dining restaurant profile derives exactly from the ULI baseline and was applied to the vacant and/or new restaurant suites identified previously in Table I [i.e. 20,861 SF restaurant space and 4,780 SF patio space for a total 23,996 SF of restaurant space (inclusive of a 430 SF restaurant increase) and a total of 5,463 SF of patio space]. The parking requirement is based on the restaurant number shown in Table 2 minus the conditional use permit parking requirements for the existing occupied restaurants. In addition, the restaurant parking demand includes a 10% reduction to account for walk-in customers and a 5% reduction to account for boat-in customers from the surrounding area. • For office uses, the ULI Shared Parking publication indicates that peak demand occurs between 10:00 AM and 12:00 PM on weekdays and weekends. The hourly factors shown for office uses are taken directly from ULI. The office parking demand profile was applied to all vacant office suites identified previously in Table I (i.e. 6,291 SF). The City's parking code requirement of 1.0 space per 250 SF net floor area for the first 50,000 SF, then 1.0 space per 300 SF net floor area for the next 75,000 SF and then 1.0 space per 350 SF net floor area for any floor area above 125,001 SF was utilized for general office. Tables 6 and 7 present an approach, which applies the City code parking requirement and ULI time of day parking profiles to the re-occupancy of the remaining vacant retail, restaurant and office square-footage (including the aforementioned modifications as described in the project description section of this letter report) for the weekday (Thursday and Friday, respectively) time frame while directly applying the parking survey data results as a time of day parking profile for the occupied square-footage within the existing Lido Marina Village. In addition, Table 8 presents an approach, which applies the City code parking requirement and site-specific time of day parking profiles to the re-occupancy of the remaining vacant retail, restaurant and office square-footage (including the aforementioned modifications as described in the project description section of this letter report) for the weekend day (Saturday) time frame while directly applying the parking survey data results as a time of day parking profile for the occupied square-footage within the existing Lido Marina Village. Appendix D contains the weekday and weekend day ULI shared parking analysis calculation worksheets for the vacant/new retail, vacant/new restaurant and vacant office uses (i.e. proposed Project). 54 As shown in Table 6, the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 485 parking spaces and occurs at 7:00 PM. In addition, as shown in Table 7, the peak parking requirement for Lido Marina Village during a non-typical weekday(Friday) totals 439 parking spaces and occurs at 7:00 PM. Finally, as shown in Table 8, the peak parking requirement for Lido Marina Village during a weekend day(Saturday)totals 522 parking spaces and occurs at 6:00 PM. As a result, based on a review of Tables 6, 7 and 8, the peak parking survey data shared parking demand for Lido Marina Village is 522 parking spaces and occurs at 6:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a peak parking deficiency of 100 spaces is forecast for the entire site. It should be noted that Lido Marina Village will also experience a parking deficiency of 63 spaces on a Thursday and a parking deficiency of 17 spaces on a Friday. Consequently, in order to offset/manage the forecast parking deficiencies, a Parking Management Plan (PMP) is recommended to be implemented at Lido Marina Village. The primary component(s) of the Parking Management Plan will consist of a valet and/or off-site parking program, thus reducing parking demand at various times during the day at Lido Marina Village. Based on review of Tables 6, 7 and 8, the valet parking program at a minimum is recommended to be in service on Thursdays during the lunch and dinner hours (i.e. 12:00 PM — 2:00 PM and 5:00 PM — 9:00 PM), on Fridays during the dinner hours (i.e. 6:00 PM — 8:00 PM) and on Saturdays between 12:00 PM and 10:00 PM. Sensitivity Parking Demand Analysis This section of the report presents an approach that determines the amount of redevelopment and/or re-occupancy that can occur within Lido Marina Village, while maintaining an on-site parking surplus within the proposed parking supply and thus eliminating the need for a PMP that would require valet and/or off-site employee parking program(s). Two options, referred to as Sensitivity Scenario A and Sensitivity Scenario B have been developed and consist of the following. Sensitivity Scenario A Sensitivity Scenario A includes all of the modifications described in the project description section of this letter report. The only exception is that the vacant ls` floor restaurant (i.e. 7,996 SF) and proposed 2nd floor restaurant (i.e. 6,840 SF) located at 3450 Via Oporto have been omitted from the proposed redevelopment program for Sensitivity Scenario A. 6.5 Sensitivity Scenario B Sensitivity Scenario B includes approximately half of the vacant/new retail uses (i.e. 14,000 SF); the entire vacant/new restaurant uses, [except for 3636 Newport Boulevard, 3416 Via Oporto (Suite 104) and 3420 Via Oporto (Suite 101)], and the vacant office space. Sensitivity Parking Demand Analysis Results Sensitivity Scenario A Tables 9, 10 and 11 present the survey-shared parking results for Sensitivity Scenario A for a Thursday, Friday and Saturday, respectively. Review of Tables 9, 10 and 11 shows that Lido Marina Village (Sensitivity Scenario A) will experience a peak parking requirement of 313 parking spaces at 6:00 PM on a Thursday, 277 parking spaces at 1:00 PM on a Friday, and 362 parking spaces at 3:00 PM on a Saturday. As a result, based on a review of Tables 9, 10 and 11, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario A) is 362 parking spaces and occurs at 3:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a parking surplus of 60 spaces is forecast for the entire site. It should be noted that Lido Marina Village (Sensitivity Scenario A) will also experience a minimum parking surplus of 109 spaces on a Thursday and a minimum surplus of 145 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the restaurant space at 3450 Via Oporto, it is recommended that a supplemental parking analysis be prepared. The supplemental parking analysis would consist of updated on- site parking utilization counts at Lido Marina Village to establish a new weekday and weekend day parking baseline for the preparation of an updated survey data shared parking demand analysis. Based on the results of the updated parking demand analysis, a PMP would be implemented, if needed, consistent with the PMP detailed above for the proposed ultimate redevelopment program. Appendix E contains the weekday and weekend day ULI shared parking analysis calculation worksheets for the vacant/new retail, vacant/new restaurant and vacant office uses for Sensitivity Scenario A. Sensitivity Scenario B Tables 12, 13 and 14 present the survey-shared parking results for Sensitivity Scenario B for a Thursday, Friday and Saturday, respectively. Review of Tables 12, 13 and 14 shows that Lido Marina Village (Sensitivity Scenario B) will experience a peak parking requirement of 381 parking spaces at 7:00 PM on a Thursday, 335 parking spaces at 7:00 PM on a Friday, and 420 parking spaces at 6:00 PM on a Saturday. Asa 56 result, based on a review of Tables 12, 13 and 14, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario B) is 420 parking spaces and occurs at 6:00 PM on a Saturday. With total (combined private and public) parking supply of 422 parking spaces, a parking surplus of 2 spaces is forecast for the entire site. It should be noted that Lido Marina Village (Sensitivity Scenario B) will also experience a minimum parking surplus of 41 spaces on a Thursday and a minimum surplus of 87 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the remaining retail and restaurant square-footage, it is recommended that a supplemental parking analysis be prepared, consistent with the findings of Sensitivity Scenario A. Appendix F contains the weekday and weekend day ULI shared parking analysis calculation worksheets for the vacant/new retail, vacant/new restaurant and vacant office uses for Sensitivity Scenario B. SUMMARY OF FINDINGS AND CONCLUSIONS 1. Lido Marina Village is generally located on the northeast quadrant of Newport Boulevard and Via Lido in the City of Newport Beach, California. Lido Marina Village is an existing mixed-use center comprised of various retail, restaurant, health club, general office and medical office uses with a total gross building area (GBA) of 112,029 SF (117,492 SF including the restaurant outdoor dining areas) and a net floor area (GLA) of 108,234 SF. Lido Marina Village currently has 27,141 GBA SF of retail vacancies, 21,218 GBA SF of restaurant vacancies (18,890 SF restaurant space and 2,328 SF patio space) and 6,291 GLA SF of office vacancies. The parking supply for Lido Marina Village will total 422 spaces (inclusive of 12 tandem spaces), which consists of a combination of surface parking spaces and parking structure spaces, totaling 368 private parking spaces and 54 public parking spaces. The proposed Project consists of the conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of 3444 Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to retail space, various patio additions, and the re-occupancy of the remaining vacant square-footage to their current use. At completion of the proposed conversion/re-occupancy, Lido Marina Village will continue to provide 57 a total GBA of 117,492 SF and a GLA of 108,234 SF with a total parking supply of 422 spaces (inclusive of 12 tandem spaces). 2. Direct application of City parking ratios to Lido Marina Village results in a total code parking requirement of 838 spaces (inclusive of non-DJM properties, which have a code parking requirement of 81 spaces). With a proposed private parking supply of 368 spaces, a theoretical parking deficiency of 470 spaces is forecast. 3. The Survey Data Shared Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday(Thursday) totals 485 parking spaces and occurs at 7:00 PM (Table 6). In addition, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 439 parking spaces and occurs at 7:00 PM (Table 7). Finally, the peak parking requirement for Lido Marina Village during a weekend day (Saturday) totals 522 parking spaces and occurs at 6:00 PM(Table 8). As a result, the peak parking survey data shared parking demand for Lido Marina Village is 522 parking spaces and occurs at 6:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a peak parking deficiency of 100 spaces is forecast for the entire site. Consequently, in order to offset/manage the forecast parking deficiencies, a Parking Management Plan (PMP) is recommended to be implemented at Lido Marina Village. The primary component(s) of the Parking Management Plan will consist of a valet and/or off-site parking program, thus reducing parking demand at various times during the day at Lido Marina Village. The valet parking program at a minimum is recommended to be in service on Thursdays during the lunch and dinner hours (i.e. 12:00 PM — 2:00 PM and 5:00 PM — 9:00 PM), on Fridays during the dinner hours (i.e. 6:00 PM— 8:00 PM) and on Saturdays between 12:00 PM and 10:00 PM. 4. The Sensitivity Scenario A Survey Data Shared Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 313 parking spaces and occurs at 6:00 PM (Table 9). In addition, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 277 parking spaces and occurs at 1:00 PM (Table 10). Finally, the peak parking requirement for Lido Marina Village during a weekend day(Saturday) totals 362 parking spaces and occurs at 3:00 PM (Table 11). As a result, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario A) is 362 parking spaces and occurs at 3:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a parking surplus of 60 spaces is forecast for the entire site. It 52 should be noted that Lido Marina Village (Sensitivity Scenario A) will also experience a minimum parking surplus of 109 spaces on a Thursday and a minimum surplus of 145 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the restaurant space at 3450 Via Oporto, it is recommended that a supplemental parking analysis be prepared. The supplemental parking analysis would consist of updated on-site parking utilization counts at Lido Marina Village to establish a new weekday and weekend day parking baseline for the preparation of an updated survey data shared parking demand analysis. Based on the results of the updated parking demand analysis, a PMP would be implemented, if needed, consistent with the PMP detailed above for the proposed ultimate redevelopment program. 5. The Sensitivity Scenario B Survey Data Shared Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 381 parking spaces and occurs at 7:00 PM (Table 12). In addition, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 335 parking spaces and occurs at 7:00 PM (Table 13). Finally, the peak parking requirement for Lido Marina Village during a weekend day(Saturday)totals 420 parking spaces and occurs at 6:00 PM (Table 14). As a result, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario B) is 420 parking spaces and occurs at 6:00 PM on a Saturday. With a total (combined private and public)parking supply of 422 parking spaces, a parking surplus of 2 spaces is forecast for the entire site. It should be noted that Lido Marina Village (Sensitivity Scenario B) will also experience a minimum parking surplus of 41 spaces on a Thursday and a minimum surplus of 87 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the remaining retail and restaurant square-footage, it is recommended that a supplemental parking analysis be prepared, consistent with the findings of Sensitivity Scenario A. 59 Mr. Ron Lorntzen LINSCOTT November 14, 2014 Page 12 GREENSPAN We appreciate the opportunity to prepare this analysis for Lido Group Retail, Inc. Should you have any questions or need additional assistance, please do not hesitate to call us at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Keil D. Mabe E. Daniel A. Kloos, P.E. Principal Senior Transportation Engineer ,�pRMAESS/0 9� OQY OFESS/0,� BFRq F �e<c, �rcl9./�01�2 No. 6,= t A S Exp. 1-'Se"5 sl9TF�CALIFOFN\P rT4��AFFiGP�P OF CAUI CR '::' a o� �P � SUSP�NiEW z PAK F 4000 HOA6 1,, 'LYPiEL — nn PO ■ rn sk�A p} ^�COVEl� G OC%c:k r�i GvsT P� Pte'~ 'V a LIX e... LLAGE i � � PORT S '�;�, Q ,,�::::' � ■ YACHT CL J9 1 ANZA ST S\ m PAaC \ 2 BEACH CR 3 BOLIVAR ST a sena Ate � r`_ 47 CH FS VIA �� 9G' ■ 16 AG �IpO 'D300`\ 3 31ST ST ST �ti``•. �� -' ( LIQ; 9� fG SOURCE: THOMAS BROS. �n KEY FIGURE 1 N PROJECT SITE NO SCALE VICINITY MAP LIDO MARINA VILLAGE, NEWPORT BEACH 01 SITE SUMMARY BUMNG ; = E::] 2k8M if NEWPORTBAY 11 . � ' �i ) �iWIWIW i.�. NALSNM Iwo o . �� • J + �. LILIDING 112,=d �TO � I1 I t< J Tu r� , �f • �� Vr�Y+�si�.y � ..-y _ � RFs 826 8 19 8225 sf st 301 E �• ,r LINSCOTT KNO PROPOSED engineers D• MARINA VILLAGE, NEWPORT NEWPORTBAP 319VN6P6R10 a s1NVN6 o MNVA6P06fO NIBVIA0Pg116 MVR%omo sxnwAaa6roNMVAw=O 3l m momo vwo6omo 2162# 5 g � 63 B6fiar �1018s 9728.1 1 w ELKS e \A 57s 0' T f f LO ❑ O Q 1 sf o DGE 1590 s.T. s _— 628626s s 626 s � 1215 OPORTO � al2ivuoaarto �. � n � 861 � �a 31s a 1bA 9 O s �J h C g 4330 861 a �` � VIALI6oD o �F sm p PARKING SUPPLY ZONE I = 7 q1e� ZONE II = 358 € ZONE III = 10 E �r TOTAL 375 n 31MVULI iv O a i SOURCE; DJM CAPITAL PARTNERS, INC. KNO SCALE FIGURE 3 PARKING SURVEY ZONE MAP LIDO MARINA VILLAGE, NEWPORT BEACH 03 TABLE 1 EXISTING/PROPOSED LAND USE SUMMARY III Lido Marina Village,Newport Beach Current/ Building Size Building Size Proposed Gross Floor Area Net Floor Area ULI Address Suite# Tenant Use (GBA) (GLA) Category 3636 Newport Boulevard Adventure Boat Rentals Boat Rental[2] 1.971 SF 1.950 SF Fine/Casual Dining 3418 Via Lido 101 Vacant Retail 6,934 SF 881 SF Retail 102 Magic Nails Nail Salon 263 SF Retail 3420 Via Lido Le Boudoir Retail 1,430 SF Retail 3422 Via Lido Vacant Retail[3] 1,467 SF Retail 3424 Via Lida Vacant Retail 2,696 SF Retail 3428 Via Lido-2nd Floor Vacant Office 1,113 SF 1,113 SF Office 3434 Via lido-2nd Floor -- Skiver Office 2,938 SF 2,938 SF Office 3434 Via Lido-3rd Floor Vacant Office 2,453 SF 2,453 SF Office 3444 Via Lida-Ist/2nd Fluor -- Vacant Retail[4] 12,071 SF 11,189 SF Retail 3444 Via lido-1st/2nd Floor Vacant Retail 785 SF 727 SF Retail 3400 Via Oporto 101 Vacant Retail 1,639 SF 1,234 SF Retail 102 Gondola Co. Retail 380 SF Retail 103 Bayfront Cafe Retail 1,254 SF 236 SF Retail 104 Suzy Sews Stuff Retail 822 SF Retail 105 McClintock Yachts Retail 196 SF Retail 201 Greystone Office 2,477 SF 717 SF Office 202 Gondola Co. Office 463 SF Office 203 Windward Office 351 SF Office 204 Erie Fulsang Office 946 SF Office 7-oT\iu Oporto 101 Vacant Retail 1,063 SF 1,063 SF Retail 102 Vacant Retail 1,248 SF 227 SF Retail 103 Art Brooks Retail 936 SF Retail 201 Catherine Stemberg Office L-.6 Y 573 SF Office 202 Platinum Program Office 1,173 SF Office in Opt,Io 100 Lida Village Books Retail[5] 626 SF 582 SF Retail 102 Vacant Retail[5] 1,909 SF 1,059 SF Retail 103 Electra Retail 297 SF Retail 103A Par.Coast Hydro Retail 263 SF Retail 103B La Vic Jolie Retail 203 SF Retail 201 Vintage Candle Office 3.1-6 SI1.082 SF Office 204 UMC Office 1.202 SF Office 205 Vacant Office 536 SF Office 211 Vacant Office 440 SF Office 3431 Via Oporto too Electra Retail 2,825 SF 2,645 SF Retail 2nd Floor Electra Retail 666 SF 572 SF Retail 3432 Via Oporto 104 Hayden Insurance Retail 1.893 Sl' 756 SF Retail 105 Vacant Retail f5] 1,,135 SF Retail 106 Vacant Retail[5] G'n SI 602 SF Retail 207 Boris Office I 431 SF Office 208 Short Sale Office 1,079 SF Office 209 Bear Office 1.191 SF Office 210 DCM Office 391 SF Office 3440 Via Oporto 101 Dennison Yacht. Retail 1344 SF 724 SF Retail 102 Vacant Retail 515 SF Retail 3442 Via Oporto 103 Lynch Assoc. Retail boll SF Retail 3444 Via Oporto 201 headhunters Once _'91 SI 291 SF Office 3446 Via Oporto 104 Le Bistro Restaurant 71 u 11 2,238 SF Fine/Casual Dining 3450 Via Oporto 1st Floor Vacant Restaurant 7,91)6 9f 7,421 SF Fine/Casual Dining IstFloor Vacant Remi[ 1,541 SI 1,531 SF Retail 2nd Fleer Vacant Game Room[21 6,840 9f 6,606 SF Fine/Casual Dining Notes: [I]Source:DJ-M Capital Partners,Inc. [2]Proposed as a re asurant. [3]Proposed as a nail salon. [4]Proposed as a grocery store. [5]Proposed as a quickservefood use with less than 6 seats. �1 TABLE I(CONTINUED) EXISTING/PROPOSED LAND USE SUMMARY III Lido Marina Village,Newport Beach Current/ Building Size Building Size Proposed Gross Floor Area Net Floor Area ULI Address Suite# Tenant Use (GBA) (GLA) Category 3505 Via Oporto 1st Floor Carl Fitness Health Club 8,225 SF 8,136 SF Health Club Ist Floor New Retail Retail 1,955 SF 1,934 SF Retail 2nd Floor Carl Fitness Health Club 3,847 SF 3,499 SF Health Club 3408 Via Oporto 101 Blackman Jewelery Retail 1,532 SF 1,223 SF Retail 102 Pirate's Life Retail 305 SF Retail 103 Vacant Restaurant 1,018 SF 1.022 SF Fine/Casual Dining 201 So.Coast Yacht, Office 2,254 SF 500 SF Office 202 Vacant Office 607 SF Office 203 Troy Feinberg Office 337 SF Office 204 Bev Factor Office 222 SF Office 205 Oxbow Office 294 SF Office 206 Heinmiller Office 294 SF Office 3J12 Via Oporto tot Hill Realty Retail 974 SF Retail 103 Bayfront Cafe Restaurant cl 822 SF Fine/Casual Dining 201 NPG Office 1.7,9 S1 704 SF Office 202 Everett Office 237 SF Office 203 Vacant Office 818 SF Office 3416 Via Oporto 100 Vacant Retail 915 SF 261 SF Retail tot Lido Jewelers Retail 658 SF Retail 104 Vacant Restaurant 865 SF 794 SF Fine/Casual Dining 200 Safeguard Office 1,853 SF 320 SF Office 201 Vacant Office 324 SF Office 202 1st Fuel Office 125 SF Office 203 RMO Office 228 SF Office 204 RMO Office 856 SF Office 301 Blackhawk Capital Office 1,963 SI 1,963 SF Office 3420 Via Oporto tot Vacant Restaurant 11-1 z. 2,171 SF Fine/Casual Dining 201 Bakhtar Office 2.10, ,I 887 SF Office 203 Electra Office 613 SF Office 204 SBI Office 685 SF Office 3421 Via Oporto 100A My Fair Lady Flowers Retail 2,985 SE873 SF Retail IOOB Vacant Retail 533 SF Retail 100C Vacant Retail 526 SF Retail 1001) Electra Retail 429 SF Retail 201 Mamie side I ice I ice Lido Marina Village Slips -- Lido Marina Village Slips Marina[2] 26 Slips 26 Slips -- Olen Slips Olin Slips I Mari. 1 17 Shos 17 Slips - Lido Marina Village Development Totals 112,029 SF 108,234 SF Notes: [I]Source:DJM Capital Partners,Inc. [2]30 existing slips. 05 TABLE 2 EXISTING/PROPOSED LAND USE CITY CODE PARKING REQUIREMENTS Lido Marina Village, Newport Beach City of Newport Beach Spaces Land Use Size Code Parking Ratio [11 Required 0.75 spaces per slip or Marinas 43 Slips 33 0.75 spaces per 25 feet of mooring space Offices 30,217 SF 1.0 space per 250 SF net floor area [2] 121 Retail Sales 32,206 SF [3] 1.0 space per 250 SF 129 Grocery Store 12,071 SF 1.0 space per 250 SF 49 Nail Salons 1,467 SF 1.0 space per 80 SF 19 1.0 space per 30-50 SF of net public area, including outdoor dining areas,but excluding Restaurant 29,459 SF [4] 338 [5] the first 25%or 1,000 SF of outdoor dinning area,whichever is less 1.0 space per 250 SF(small-2,000 SF or less) Health/Fitness Facilities 12,072 SF 68 [6] 1.0 space per 200 SF(large-over 2,000 SF) Non DJM -Retail 11,782 SF 1.0 space per 250 SF 48 Non DJM-Office 1,520 SF 1.0 space per 250 SF net floor area[2] 6 Non DJM-Medical Office 5,306 SF 1.0 space per 200 SF 27 TOTAL PARKING CODE REQUIREMENT 838 TOTAL PROPOSED PARKING SUPPLY 368 PARKING SURPLUS/DEFICIENCY(+/-) -470 Notes: [I]Source:City of Newport Beach Municipal Code;Chapter20.40;Off-Street Parking; Table 3-10;Off-Street Parking Requirements. [2]The code requirement for offices is 1.0 space per 250 SF net floor area for the first 50,000 SF,then 1.0 space per 300 SF net floor area for the next 75,000 SF and then 1.0 space per 350 SF net floor area for any floor area above 125,001 SF. [3]The retail sales component is comprised of 28,676 SF of retail uses and 3,530 SF of take out food and beverage uses. [4]The restaurant component is comprised.of 22,911 SF of food service uses,5,463 SF of restaurant patio uses and 1,085 SF of bridling revisions. [5]The parking requirement is based on the conditional use permit plus the difference between the approved conditional use permit and the code requirement for the proposed restaurant for 3450 Via Oporto plus the code requirement for the proposed restaurant to be located at 3636 Newport Boulevard plus the code requirement for the various patio additions. [6]The parking requirement is based on the conditional use permit. 00 TABLE 3 PARKING COUNTS Thursday August 22, 2013 Lido Marina Village,Newport Beach Zone I Zone 11 Zone III Total Supply= 7 Supply=358 Supply= 10 Supply=375 Time Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 4 57% 90 25% 8 80% 102 27% 11:00 AM 3 43% 102 28% 8 80% 113 30% 12:00 PM 5 71% 110 31% 5 50% 120 32% 1:00 PM 6 86% 113 32% 7 70% 126 34% 2:00 PM 7 100% 117 33% 7 70% 131 35% 3:00 PM 5 71% 122 34% 9 90% 136 36% 4:00 PM 7 100% 118 33% 1 4 40% 129 34% 5:00 PM 5 71% 131 37% 7 70% 143 38% 6:00 PM 7 100% 136 38% 8 80% 151 40% 7:00 PM 7 100% 134 37% 8 80% 149 39% 8:00 PM 1 7 100% 1 111 31% 5 1 50% 1 123 33% 9:00 PM 7 100% 95 27% 6 60% 108 29% 10:00 PM 7 100% 54 15% 4 40% 65 17% TABLE 4 PARKING COUNTS Friday August 23, 2013 Lido Marina Village,Newport Beach Zone I Zone 11 Zone III Total Supply= 7 Supply=358 Supply= 10 Supply=375 Time Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 4 57% 85 24% 9 90% 98 26% 11:00 AM 4 57% 89 25% 10 100% 103 27% 12:00 PM 7 100% 92 26% 9 90% 108 29% 1:00 PM 6 86% 92 26% 6 60% 104 28% 2:00 PM 7 100% 88 25% 4 40% 99 26% 3:00 PM 6 86% 87 24% 7 70% 100 27% 4:00 PM 7 100% 76 21% 7 70% 90 24% 5:00 PM 4 57% 70 20% 7 70% 81 22% 6:00 PM 7 100% 76 21% 9 90% 92 25% 7:00 PM 6 86% 93 26% 4 40% 103 27% 8:00 PM 1 7 100% 1 88 25% 1 1 10% 1 96 26% 9:00 PM 3 43% 83 23% I 10% 87 23% 10:00 PM 5 71% 76 21% I 10% 82 22% 02 TABLE 5 PARKING COUNTS Saturday August 24, 2013 Lido Marina Village,Newport Beach Zone I Zone 11 Zone III Total Supply= 7 Supply=358 Supply= 10 Supply=375 Time Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 0 0% 75 21% l0 100% 85 23% 11:00 AM 5 71% 130 36% 10 100% 145 39% 12:00 PM 7 100% 173 48% 6 60% 186 50% 1:00 PM 6 86% 185 52% 10 100% 201 54% 2:00 PM 5 71% 192 54% l0 100% 207 55% 3:00 PM 6 86% 199 56% 9 90% 214 57% 4:00 PM 7 100% 164 46% 1 9 90% 180 48% 5:00 PM 7 100% 146 41% 5 50% 158 42% 6:00 PM 7 100% 176 49% 6 60% 189 50% 7:00 PM 5 71% 171 48% 6 60% 182 49% 8:00 PM 1 6 86% 1 151 42% 6 1 60% 1 163 43% 9:00 PM 6 86% 131 37% 6 60% 143 38% 10:00 PM 4 57% 118 33% 4 40% 126 34% �9 TABLE6 PROPOSED SURVEY BASED WEEKDAY(THURSDAY)SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 131 15.821 KSF 141 6.291 KSF Total Village 121 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 715 Spa 151 261 Spe.161 26 Spc. 402 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 3 0 1 16 406 7:00 AM 21 8 7 7 43 379 8:00 AM 52 21 18 Is 109 313 9:00 AM 78 45 27 24 174 248 10:00 AM 102 72 63 26 263 159 1100 AM 113 91 112 25 341 81 12:00 PM 120 100 182 22 424 (2) 1:00 PM 126 104 182 23 435 (13) 2:00 PM 131 100 162 26 419 3 3:00 PM 136 95 107 25 363 59 4:00 PM 129 95 126 22 372 50 5:00 PM 143 99 186 12 440 (18) 6:00 PM 151 99 226 6 482 (60) 7:00 PM 149 99 235 2 485 (63) 8:00 PM 123 85 t26 445 (23) 9:00 PM 108 57 1 401 21 10:00 PM 65 33 0 324 98 11:00 PM 43 11 234 188 12:00 AM 13 0 0 77 345 Notes: [1] Source: ULA-Urban Land Institute"Shored Parking,"Second Edition,2005. [2] During the on-site parking surveys,there were 27,t41 SF(GBA)of retail vacancies,6,291 SF of office vacancies and 21,218 SF of restaurant vacancies. [3] The vacant/new retail some consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to count space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF ofreuil space. [4] The vacant/new restaurant space consists of 18,890 SF of vacant restaurant floor space(GBA)and 2,328 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space,the conversion of restaurant space to patio space proposed at 3450 Via Oporto(2nd Floor)consisting of 894 SF and the addition of 742 SF of patio space to various existing resuuunts for a total of 20,861 SF of restaurant space and 4,780 SF ofpatio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants. [5] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [6] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the ...drug area. �O TABLE7 PROPOSED SURVEY BASED WEEKDAY(FRIDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Size Lido Marina Village 28.676 KSF JI 15.821 KSF 141 6.291 KSF Total 72,626 SF[2] 4/KSF —/KSF 4/KSF Spaces= Comparison tv/ Gross Observed 715 Spe.151 261 Spa 161 26 Spc. 402 Parking Supplv Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Day Demand Spaces Spaces Spaces Demand (Deficiency) 6:OO AM 12 3 0 1 16 406 7:00 AM 21 8 7 7 43 379 8:00 AM 50 21 18 Is 107 315 9:00 AM 74 45 27 24 170 252 10:00 AM 98 72 63 26 259 163 1100 AM 103 91 112 25 331 91 12:00 PM 108 100 182 22 412 10 1:00 PM 104 104 182 23 413 9 2:00 PM 99 100 162 26 387 35 3:00 PM 100 95 107 25 327 95 4:00 PM 90 95 126 22 333 89 5:00 PM 81 99 186 12 378 44 6:00 FM 92 99 226 6 423 (1) 7:00 PM 103 99 235 2 439 (17) 8 00 PM 96 85 t26 2 418 4 9:00 PM 87 57 1 380 42 10:00 PM 82 33 0 341 81 11:00 PM 54 11 245 177 12:00 AM 16 0 0 80 342 Notes: [1] Source: ULI-Urban Land hatione"Shared Parking,"Second Edition,2005. [2] During the on-site parking surveys,there were 27,141 SF(GBA)of retail vacancies,6,291 SF of office vacancies and 21,218 SF of restaurant vacancies. [3] The vacant/new retail some consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [4] The vacant/new,restaurant space consists of 18,890 SF of vacant restaurant floor space(GBA)and 2,328 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space,the conversion of restaurant space to patio space proposed at 3450 Via Oporto(2nd floor)consisting of 894 SF and the addition of 742 SF of patio space to various existing restaurants for a total of 20,861 SF of restaurant space and 4,780 SF ofpatio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants. [5] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [6] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. TABLES PROPOSED SURVEY BASED WEEKEND(SATURDAY)SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 131 15.821 KSF 141 6.291 KSF Total Village 121 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 115 Spa 151 261 Spa 161 26 Spc. 402 Parking Supply Spaces Hourly Shared 422 Spares Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 18 3 0 0 21 401 7:00 AM 19 8 8 0 35 387 8:00 AM 38 I8 12 1 69 353 9:00 AM 69 45 23 2 139 283 10:00 AM 85 66 29 2 182 240 11:00 AM 145 82 62 2 291 131 12:00 PM 186 97 140 2 425 (3) 1:00 PM 201 106 151 2 460 (38) 2:00 PM 207 115 129 1 452 (30) 3:00 PM 214 115 129 1 459 (37) 4:00 PM 180 110 129 0 419 3 5 00 PM 158 105 172 0 435 (13) 6:00 PM 189 94 239 0 522 (100) 7:00 PM 182 88 250 0 520 (98) 8:00 PM 163 77 261 501 (79) 9:OOPM 143 61 239 443 (21) 10:00 PM 126 42 239 407 IS 11:00 PM 103 17 2233 20td 353 69 12:00 AM 49 0 130 179 243 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] During the on-site parking surveys,there were 27,141 SF(GBA)of retail vacancies,6,291 SF of office vacancies and 21,218 SF of restaurant vacancies. [3] The vacant/new,retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [4] The vacant/new,restaurant space consists of 18,890 SF of vacant restaurant floor space(GBA)and 2,328 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space,the conversion of restaurant space to patio space proposed at 3450 Via Oporto(2nd Floor)consisting of 894 SF and the addition of 742 SF of patio space to various existing restaurants for a total of 20,861 SF of testament space and 4,780 SF ofpatio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants. [5] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [6] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the ...drug area. TABLE9 SENSITIVITY SCENARIO A SURVEY BASED WEEKDAY(THURSDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 121 5.614 KSF 131 6.291 KSF Total Village 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 715 Spa 141 66 Spa[5] 26 Spc. 207 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 3 0 1 16 406 7:00 AM 21 8 2 7 38 384 8:00 AM 52 21 4 18 95 327 9:00 AM 78 45 7 24 154 268 10:00 AM 102 72 16 26 216 206 1100 AM 113 91 28 25 257 165 12:00 PM 120 100 46 22 288 134 1:00 PM 126 104 46 23 299 123 2:00 PM 131 100 41 26 298 124 3:00 PM 136 95 27 25 283 139 4:00 PM 129 95 32 22 278 144 5:00 PM 143 99 47 12 301 131 6:00 PM 151 99 57 6 313 109 7:00 PM 149 99 59 2 309 113 8:00 PM 123 85 59 2 269 153 9:00 PM 108 57 246 1 225 197 10:00 PM 65 33 0 155 267 11:00 PM 43 11 0100 322 12:00 AM 13 0 0 29 393 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new,retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail some to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [3] The vacanUnew restaurant space consists of 4,054 SF of vacant restaurant floor some(GBA)and 1,012 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space and the addition of 742 SF of patio space to various existing restaurants for a total of 6,025 SF of restaurant space and 2,570 SF of patio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants and minus 3450 Via Oporto. [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [51 The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 73 TABLE 10 SENSITIVITY SCENARIO A SURVEY BASED WEEKDAY(FRIDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sire Lido Marina Village 28.676 KSF 121 5.614 KSF 131 6.291 KSF Total 72,626 SF 121 4/KSF —/KSF 4/KSF Spaces= Comparison w/ Gross Observed 715 Spe.141 Eli Spa[5] 26 Sin. 207 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Day Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 3 0 1 16 406 7:00 AM 21 8 2 7 38 384 8:00 AM 50 21 4 18 93 329 9:00 AM 74 45 7 24 150 272 10:00 AM 98 72 16 26 212 210 1100 AM 103 91 28 25 247 175 12:00 PM 108 100 46 22 276 146 1:00 PM 104 104 46 23 277 145 2:00 PM 99 100 41 26 266 156 3:00 PM 100 95 27 25 247 175 4:00 PM 90 95 32 22 239 183 5:00 PM 81 99 47 12 239 183 6:00 PM 92 99 57 6 254 168 7:00 PM 103 99 59 2 263 159 8:00 PM 96 85 59 242 180 9:00 PM 87 - 246 1 204 218 10:00 PM 82 33 0 172 250 11:00 PM 54 11 0Ill 12:00 AM 16 0 2] 0 32 390 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [3] The vacant/new restaurant space consists of 4,054 SF of vacant restaurant floor space(GBA)and 1,012 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space and the addition of 742 SF of patio space to various existing restaurants for a total of 6,025 SF of restaurant space and 2,570 SF of patio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants and minus 3450 Via Oporto. [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 74 TABLE 11 SENSITIVITY SCENARIO A SURVEY BASED WEEKEND(SATURDAY)SHARED PARKING DEMAND ANALYSIS[7] Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 121 5.614 KSF 131 6.291 KSF Total Village 4.0/KSF —/KSF 4/KSF Spaces= Comparison,,/ Gross Observed 115 Spa 141 66 Spa 151 26 Spc. 207 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 18 3 0 0 21 401 7:00 AM 19 8 2 0 29 393 8:00 AM 38 I8 3 1 60 362 9:00 AM 69 45 6 2 122 300 10:00 AM 85 66 7 2 160 262 11:00 AM 145 82 15 2 244 178 12:00 PM 186 97 35 2 320 102 1:00 PM 201 loft 38 2 347 75 2:00 PM 207 115 32 1 355 67 3:00 PM 214 115 32 1 362 60 4:00 PM 180 110 32 0 322 100 5:00 PM 158 105 44 0 307 115 6:00 PM 189 94 60 0 343 79 7:00 PM 182 88 63 0 333 89 8:00 PM 163 77 0 306 116 9:00 PM 143 61 0 264 158 10:00 PM 126 42 0 228 194 11:00 PM 103 17 25H0 178 244 12:00 AM 49 0 0 82 340 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [3] The vas anUnew restaurant space consists of 4,054 SF of vacant restaurant floor space(GBA)and 1,012 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space and the addition of 742 SF of patio space to various existing restaurants for a total of 6,025 SF of restaurant space and 2,570 SF of patio space. The code requirement is based on Table 2 mount the CUP parking requirements for the existing occupied restaurants and minus 3450 Via Oporto. [4] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 715 TABLE 12 SENSITIVITY SCENARIO B SURVEY BASED WEEKDAY(THURSDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 14.000 KSF 121 11.852 KSF 131 6.291 KSF Total Village 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 51 Spa 141 207 Spa 151 26 Spc. 284 Parking Supply Spaces Hourly Shared 422 Spares Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 1 0 1 14 1 408 7:00 AM 21 3 6 7 37 385 8:00 AM 52 10 14 18 94 328 9:00 AM 78 20 21 24 143 279 10:00 AM 102 32 51 26 211 211 1100 AM 113 41 89 25 268 154 12:00 PM 120 44 145 22 331 91 1:00 PM 126 46 145 23 340 82 2:00 PM 131 44 129 26 330 92 3:00 PM 136 42 84 25 287 135 4:00 PM 129 42 100 22 293 129 5:00 PM 143 44 147 12 346 76 6:00 PM 151 44 179 6 380 42 7:00 PM 149 44 186 2 381 41 8:00 PM 123 38 2t143 2 349 73 9:00 PM 108 25 1 320 102 10:00 PM 65 1 S 11 259 163 11:00 PM 43 5 0 191 231 12:00 AM 13 0 U 63 359 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of approximately half of the 28,676 SF space identifed as part of the Proposed Project. [3] The vacant/new restaurant space consists of all the vacant/new restaurant space identified as part of the Proposed Project except for 3636 Newport Boulevard,3416 Via Oporto(Suite 104)and 3420 Via Oporto(Suite 101). The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants,minus 3636 Newport Boulevard,names 3416 Via Oporto(Suite 104)and ndnus 3420 Via Oporto(Suite 101). [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the smrmuuding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 70 TABLE 13 SENSITIVITY SCENARIO B SURVEY BASED WEEKDAY(FRIDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Size Lido Marina Village 14.000 KSF 121 11.852 KSF 131 6.291 KSF Total 72,626 SF[2] 4/KSF —/KSF 4/KSF Spaces= Comparison w/ Gross Observed 51 Spe.141 207 Spa 151 26 Sin. 284 Parking Supplv Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Day Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 1 0 1 14 1 408 7:00 AM 21 3 6 7 37 385 8:00 AM 50 10 14 18 92 330 9:00 AM 74 20 21 24 139 283 10:00 AM 98 32 51 26 207 215 1100 AM 103 41 89 25 258 164 12:00 PM 108 44 145 22 319 103 1:00 PM 104 46 145 23 318 104 2:00 PM 99 44 129 26 298 124 3:00 PM 100 42 84 25 251 171 4:00 PM 90 42 100 22 254 168 5:00 PM 81 44 147 12 284 138 6:00 PM 92 44 179 6 321 101 7:00 PM 103 44 186 2 335 87 8:00 PM 96 38 L86 2 322 100 9:00 PM 87 25 186 1 299 123 10:00 PM 82 I5 2]79 0 276 146 11:00 PM 54 5 143 0 202 220 12:00 AM 16 0 511 U 66 356 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of approximately half of the 28,676 SF space identifed as part of the Proposed Project. [3] The vacant/new restaurant space consists of all the vacant/new restaurant space identified as part of the Proposed Project except Por 3636 Newport Boulevard,3416 Via Oporto(Suite 104)and 3420 Via Oporto(Suite 101). The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants,minus 3636 Newport Boulevard,minus 3416 Via Oporto(Suite 104)and minus 3420 Via Oporto(Suite 101). [4] The retail parking demand inctudes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 77 TABLE 14 SENSITIVITY SCENARIO B SURVEY BASED WEEKEND(SATURDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Montna 14.000 KSF 121 11.852 KSF 131 6.291 KSF Tata] Village 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 51 Spa 141 207 Stir.151 26 Spc. 284 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 18 1 0 0 19 1 403 7:00 AM 19 4 6 0 29 393 8:00 AM 38 8 9 1 56 366 9:00 AM 69 20 18 2 109 313 10:00 AM 85 30 23 2 140 282 11:00 AM 145 37 49 2 233 189 12:00 PM 186 43 111 2 342 80 1:00 PM 201 47 120 2 370 52 2:00 PM 207 51 102 1 361 61 3:00 PM 214 51 102 1 368 54 4:00 PM 180 49 102 0 331 9] 5:00 PM 158 47 137 0 342 80 6:00 PM 189 42 189 0 420 2 7:00 PM 182 39 198 0 419 3 8:00 PM 163 35 2t184 0 405 17 9:00 PM 143 28 (1 360 62 10:00 PM 126 19 11 334 88 11:00 PM 103 8 0 295 127 12:00 AM 49 0 0 152 270 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of approximately half of the 28,676 SF space identifed as part of the Proposed Project. [3] The vacant/new,restaurant space consists of all the vacant/new,restaurant space identified as part of the Proposed Project except Por 3636 Newport Boulevard,3416 Via Oporto(Suite 104)and 3420 Via Oporto(Suite 101). The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurauts,mono 3636 Newport Boulevard,minus 3416 Via Oporto(Suite 104)and minus 3420 Via Oporto(Suite 101). [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 72 APPENDIX A LIDO MARINA VILLAGE GROSS BUILDING AREA PLANS LINscom LAW g GREENSPAN,arVinBBB LLO Ref.2.13.3412 Lido Marine Village,Newport Beech N L34W%2133412.Lido Marina Village.Nexpon BencleRcrro 0412 Appendix Diviiddm dn< 7J w _ i wmo J N�Z 0001001 � . � xx U ff C x � O � Zil $ .0 p �i�• \ \ ac m ` y�� Ohl X 1111 V a � � 3 v • � • ti s • r W � — a R CIDCICvf71J � 0 � ° A-� 80 goo b No aWw 170 � JaLiu � �s F-714 $ L g I � Z O � P Y 9 A A A 1 Y Z L 1►_L g1 � V � w � U I/ 'fin v � 0 3 I`� M a b M3 82 APPENDIX B RESTAURANT CUP INFORMATION LINSCOTT,LAw 8 GREENSPAN,englnee(s LLa Ref.2.13.3412 Lido Marina Village,Newport Beach N:`0402133412-Lido Wim Villuae,Newlwn awcLV2"iW 412 AplwWin Dividers dw es APPENDIX C ELECTRA CRUISES DATA LINSCOTT,LAw&GREENSPAN,engineers LLa Ref.2.13.3412 Lida Marina Village,Newport Beach NV40=133412-1.ido Med,m Vllloaa Empun ll.&Ra 3412 AP"Wk IlMdendw 24 August 15, 2013 From: Heather Guinther To Whom It May Concern: Please use this letter as authorization for Electra Cruises to load at Lido Marina Village, 3424 Via Oporto, Newport Beach, CA and Park at 3405 Via Lido, Newport Beach. CHARTER AGT TIME # CARS YACHT INV# DATE 8/22/13 DL 6-10PM 29 ATHENA 1437958576 8/22113 TW 6-10PM 30 ETERNITY 1157873379 8123113 LK 7:30PM-12AM 18 ATHENA 1413642477 Ff' 8123113 TW 6-10PM 40 DESTINY 946821292 8124113 DL 12-4PM 14 ATHENA 555657391 8/24/13 DL 12-4PM 31 N.PRINCESS 1062504091 s.� 8/24113 LK 12-4PM 41 ETERNITY 413991 8124/13 SP 6-10PM 20 ELECTRA 609137008 8124113 DL 6-10PM 37 ATHENA 38198932 8/24113 SP 6-10PM 5 N.PRINCESS 1042088718 8/24/13 TW 6-11 PM 33 DESTINY 925288470 8124/13 LK 6-10PM 43 ETERNITY 1671062848 8/25/13 SP 6-11PM 26 ATHENA 52861122 8/25113 TW 5-9PM 26 N.PRINCESS 597990039 8/25113 AD 6-10PM 37 DESTINY 600599443 8/25113 LK 6-10PM 48 ETERNITY 231207425 8128113 SP 6-10PM 6 N.PRINCESS 839615480 8128113 TF 7-11 PM 45 DESTINY 506573094 Should you have any questions, please do not hesitate to contact me at 949-673-1400 Kimmy Gratton DJM Capital Partners c- \ 25 I APPENDIX D ULI SHARED PARKING ANALYSIS WORKSHEETS PROPOSED PROJECT I LINSCOTT,LAW g GREENSPAN,engineers LLG RCT.2.13.3412 Lido Marina Village,Newport Beach N:U4=2133412•Lido M.6,m Vilhp.Smrpon flvaG,tRe1,M'J412 AVI'Lndm DM&,doc 20 Appendix Table D•1 SHOPPING CENTER(TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach L:md Usc Shopping Center.(Typical Days) Slze 28.676 KSp Pl:g Ra1c121 4.0(K3P Cross 115 Spaces 5' aces 93 GueSt$ c. 22 Em r:S c. Shared. Time t% I %of aOf Parking of Day Peak 3 S aces .Demand 6:00 AM V. 9% 2 3 7:00 AM14%, 7 8 8:00 AM '36% 8 21 9:00 AM 68% 15 45 10;00 AM. 77% 17 72 .11:00 AM77% 72 86% 19 91 12:00 PM 86% 80 90% 20 100 I DO I'M 90'% 34 90.1 20 104 2;00 PM 86% 80 90% 20 100 3:00 PM 81% 75 90% 20 95 4:00 PM 81% 75 90% 20 95 50 PM 86% 80 86% 19 99 6:001'M 1 869% 1 30 86""%d 19 99 7;00 PM 86% 80 86% 19 t33 8:00 PM 72% 67 81% I89:00 PM 45% 42 68°% IS 10:00 PM 27% 25 36%11:00 PM 9% 8 14% 3 12:00 AM 0!% 0 0% 0 Nmcs: [I'] Source; IJLI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates lour all land uses based on IJLI procedure normalized to express percentage in terns of abselulc peak demand ratios.Breakdown of gucsl vs.employee [31 Perceninge of peak parking demand factors reflect relationships between weekday parking demand tabus tied peak parking demand relies,as summarized in"fable 2.2 of the "Shared Parking"monuai. 0 \ ��7- APpendlxTable D-2 FINEICASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS 111 Lido Marina Village,Newport Beach Land Usc Fine/Casual Dining 15.821 KSF Pkg Rate[21 —IKSF Cross 261 Spaces S aces 221 Cucs1 Siac. 40 Emp.S e. Shared Time % HOf IV.Of HOf Parking of Day Peale 131 Spaces Peak 131 Spaces .Demand 6:00 AM 0% 0 0% '0 0 7:00 AM 0%, 0 18% 7 7 8:00 AM 0% 0 45% 18 IN 9:00 AM 0°% 0 68% 27 27 10:00 AM 14% 31 81%, 32 63 11:00 AM 36% 80 81°% 32 112 12:00 PM 68% ISO 81% 32 182 1:00 PM 68% 150 81°% 32 182 2:00 PM 59% 130 8'1% 32 162 3;00 PM 36% 80 68% 27 107' 4:001'M 45°% 99 68% 27 126 5:00 PM 68% I50 90%n 36 186 6:00 PM 86% 190 90% 36 226 7:00 I'M 90% 199 9070 36 235 8:001'M 90% 199 90% 36. 235 9:00 PM 90% 199 90% 36 235 '.10:00 PM 86% 190 90% 36 226 11:00 PM fib% ISO 77% 30 180 12:00ANI 23% 51 320% 13 64 [I] Source: UI,1-Urban land lustiiure"Shared Parking,'Second Edition,2005. [2] Perking rates for all land rues based on ULI proccdmo normalized to express percentage in terms of absolute peak demand ratios.Breakdown orguest vs.employee [3] Percentage of peak parking demand factors reflect relationships between Iveekday parking demand Nies and peak parking demand ruling,its summarized in Table 2-2 of flu; "Shared Parking"manual, Appendix Table D3 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS I1) Lido Marina Village,Newport Beach LonJ UsC Office .Size 6.291 KSP PkgRatcl2i 4 II(SP Grins 26 Spaces S aces ,2 Visitor S ac. 24 Ena .S c Shared Time '%Of Hof %.Of Hof Parking of Oa Pada 3 Spaces; Peal,131 Spaces Demand. 6:00 AM 0% 0 3% 1 1 7:00 AM I% 0 301% 7 7 8:00 AM 20% 0 75"/ 18 18 9:00 AM 60% 1 9501. 23 24 10:00 AN4 100% 2 100%.. 24 26 11:00 AM 45%. 1 IQU%. 24 25 12:00 PM 15% 0 90% 22 22 1':00 PM 45% 1 90 22 23 2:00 PM 100°%.. 2 100%. 24 26 3:00 PM 45% 1 100%, 24 25 4:001'M 15% U 90% 22 22 5:00 PM 10%. 0 50% 12 12 6;00 PM 5% 0 25% 6 6 7:00 PM 2% 0 =71/ 2 8t00 PM 1% 0 2 9:00 PM 0%u 0 1 10:00 PM 0°/ 0 0 11:00 PM 0% 0 0 12:00 AM 0% D 0 Nalm III Spinet': ULI-U:'ba:l Land Institute"Slurred Pocking,"Second Edition.2005. 2J Parking rates for all land uses based on ULI procedure nounalized 4:express percentage in terms of absolute peak demand ratios.DreakdoWn of guest vs.employee 131 Peccenu:ge of peak parking demand factors rolled relationships between weekday parking demand ratios and peak parking demand ratios,[is sumiiaariv-ed in Table 2-2 of the"Shared Parking'manual. -s g9 Appendix Table 0.4 SHOPPING CENTER(TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS Il] Lido Marina Village,Newport Beach Land Use Shopping Center(Typical Days) Size 28.676 KSF Pita Ratel21 4.0/KSF Cross 115 Spaces Spaces 92 Guest Sire. 23 Emp.S e. Shared Time or hOf % Hof Parking of Day Peak 131 Spaces Penh 131 --!races Demand 6:00 AM 1% 1 10% 2 3 7:00 AM 5% 5 15% 3 8 8:00 AM ID% 9 40% '9 18 9:00 AM 30% 28 75% 17 45 10:00 AM 50% �46 85'% 20 66 11:00 AM 65% 1 X60 95% 1 22 82 12:00 PM 80% 74 10000% 23 97 1:00 PM 90°% 83 100% 23 106 2:00 I'M 100% 92 100'% 23 115 3:00'PM 100'% 92 100% 23 115 4:00,PM 95'% 87 100% 23 110 5:00 PM 90% 83 95% 22 105 6700 PM 80% 74 85% 20 94 7:00 PM 75% 69 gSK" 19 88 8:00 PM 65% 60 17 77 9:00.PM 50% 46 IS 61 IO:OO YM 35% 32 10 42 11:00 I'M 15% 14 3 17 12:00 M9 0°/' 0 0 0 Notes: I I) Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. 121 Parking rotes farn111and uses based on UI.1 procedure normalized to express percentage in Leanis of ubsoluto pack demand ratios.Breakdown ol'gueslvs.employee 1,3] Percentage of peakparkingdomand factors reflect relntionships.between weekday parking demand ratios and peak parking demmid ratios,as summarized in'rable 2-2 of the "Shared Parking"manual. o-� 9� Appendix 0.5 FINEICASUAL DINING WEEKEND SHARED PARKING DEMAND ANALYSIS(1] Lido Marina Village,Newport Beach Land Use Fine/Cnsual Dining Size 15.821 KSF Pkg Ratel2l --/KSF Gross 261 Spaces Spaces 222 Guests c. 39'Era .S e. Shared Time % NOf %Of it Of Parking ofDay Peak t3l Since$ Peakl3l Spaces Demand 6:00 AM 0'% 0 0% 0 0 7:00 AM 0"% 0 20"% 8 S 8:00 AM 0% 0 30% 12 12 9:00 AM 0"/" 0 60% 23 23 10:00 AM 0% '0 75% 29 29 11:00 AM 15% 33 75"/0 29 62 12:00 I'M 50% III 75% 29 140 1:00 PM 55% 122 79Pa 29 151 2:00 PM 45"% IUU75% 29 129 3;00 PM 45% 100 75% 29 129 4;00 PM 45% IOU 75%" 29 1129 St00 I'M 60% 133 100%. 39 172 6:O0 PM 901r. 200 I001% 39 239 7:OD PM 95% 211 1001% 39 250 8:00 PM 100% 222 100% 39 261 9:001"M 90% 200 100%, 39 239 10:00 PM 90% 200 100% 39 239 11:00 PM 90% 200 85% 33 233 12:00 AM 50% III 50% 19' 130 aqtql� (I] Source: ULI•Urban Land Institute"Shared'Parking,"Second Edition,2005. [2] Parking rates for all land uses bnsed on ULI procedure normalized to express percentage in terms ofabsohne peak demand ratios.Breakdown of guestvs..employee (3] Percentage ofpenk parking demand factors reflect elntioaships between weekday parking demand ratios and peak parking demand ratios,as summarized in'fnhle 2-2 of the "Shared Parking"mental, o-s 91 Appendix 0.6 OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS[I] Lido Marina Village,Newport Beach .Lard use Office Size 6.291 KSP Ply,Ratcl2l 4/KSP Cross 26 Spaces Spaces 2 Visitor S e. 24 Em .Se. Shared Time %Of nor %Of H of Parldog of Da Peak J S mdev Pwk J —12=-- Demand 6:00 AM 01Y° U 01% '0 0 7:00 AM _ 2% 0 2% 0 U 8:00 AM 6% 0 6% 1 1 9:00 AM 80A 0 8% 2 2 10:00 AM9% 0 9°% 2 2 IE00AM. 10% 0 10% 2 1 2 12:00 PNI 9%, 0 9% 2 2 1:00 I'M 8°%a 0 8% 2 2 2:00.PM 6% 0 69/6 1 '1 3:00 PM 4% 0 4%n 1 1. 4:00 PM '2% 0 2% 0 0 5:001'M 1°%n 0 '1% 0 0 6:O0 PM 1% 0 1-A 0 0 7:00 PM 0% 1 0 0% 1 0 1 0 it PM 0% U 0%, 0 0 9:00 I'M 0% 0 U% 0 0 10:00 PM 0% 0 0% U U 1100 PM 0% 0 0% 0 0 12;00 AM 0% 0 0°% U 0 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates Tor all land uses based on ULI procedure normalized to express percentage in terms of nbsolyde peak domnnd ratios.Breakdown of guest vs.employee [3] Percentage ofpcak parking demand ftmlors reflect relationships between weekday parking demand ratios and peak parking demand ratius,as summarized in'foble 2-2 of the"Shared Parking"ntmNal. 0 92 APPENDIX E U SHARED PARKING ANALYSIS WORKSHEETS SENSITIVITY SCENARIO A LINSCOTT,LAw g GREENSPAN,engineers LLG Ref.2.13.3412 Lido Marina Village,Newport Beach N.C140012133412•Lido Maxim Village,Newpon HvaclORepnW3412 App ndie Uividen dm 93 Appendix Table E4 SHOPPING CENTER[TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach Liuld Ilse Shopping Center('rypical.Days) Size 28.676 KSP Plig Ralcl2l 4.0/KSP Gross IIS Spaces S aces 93 Guests c. 22.Emp.Svc. Shaved Thne '%Or it or % ti Or Parking or Day Peak 13 Spaces Peak 131 Spaces Demand 6:00 AM I°G. 1 9%, 2 3 7:00 AM 5% 5 14% 3 8 8:00 AM 14% 13 36% 8 21 9:00 AM 32% 30 68% 1.5 45 10:00 AM 59% 55 77% 17 72 11:00 AM 77% 1 72 '86% .19 91 12:00 PM 86% 80 90% 20 100 1'00 PM 90% 84 90% 20 104 2:00 PM 86% 80 90% 20 100 3:00 I'M 81% 75 90% 20 95 4:00 PM 81% 75 90% 20 95 5:00 PM 86% 80 86% 19 99 6:00 PM 86% 80 86% 19 99 7:00 PM 86% 80 86% 19 99 8:00 PM 72% 67 81%a 118 A5 9:00 I'M 45% 42 68% 1557 10:00 PM 270/. 25 36% 18' 33 11:00 PM 9% 8 1'4% 3 '11 12:00 AM 0% 0 0% 0 0 Notes- 1.11 otes:1,.] Source: ULI-Urban Lard Institute"Shared Parking,"Second Edition,2005. 1'2] Parking rites Ibr nil land uses based on ULI procedum normalizud to express percentage in terms ol'ahsolute peak demand ratios,Breakdown orguest vs.employee [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand mons,as summarised in Table 2-2 of "Sharer.Parking"manual. E-� 9� Appendix Tabla E•2 FINEICASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS[i] Lido Marina Village,Newport Beach Load Use Pine/Casual Dining Size 5.614 KSF I'kg Ratel2i --/KSF Gross 66 Spaces S races 56 Guests e. 10 Em S e. Shared Time 1/.Of U:Of %.or 0o Parking of Un Peak 3 tirades Peak 31 S r11CC4 Demand 6:00 AM U% 0 0"/0 0 0 7:00 AM 0% '0. 18% 2 2 8:00 AM 0% 10 45% 4 4 9:00 AM 07. 0 68% 7 7 10:00AM 14°/ 8 81% 8 16 1,1:00 AM 36% 1 20 81% 8 28 12:00 PM. 68% 38 811y° 8 46 1:00 PM 68% 38 81% '8 46 2:00 PNI 59°% 33 81% 8 41 3:00 PM 36% 20 68% 7 27 4:00 PM 45%. 25 68% 7 32 5:00 I'M 68% '38 90% 9 47 6:00:PM 86% 48 90% 9 57 7:00 PM 90% 50 90% 19 59 870 PM 90"% 509094 '9 59 9:00 PMT ff48 90% 9 59 I O:OU PM9U% 9 i7 11:00 Plot77% 8 46 12:00 AM32% 3 W lc [I] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005, 121 Parking rales locoll land uses based on ULI prucadore normalized to express perccnmgc in terms of absolute peak demand ratios,Drenkdowm orguest ys.eiaployee [3] Percentage of peak parking demand radars reflect relationships between weekday parking demand ratios and peak parking Uemapd ratios,as summarized in Table 2-2 orlhc "Shared parking"manual. E-ti 9s Appendix Table E•3 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS Ill Lido Marina Village,Newport Beach l:urd Use Office Size 6.291 KSF PkC ftatel2l 4/KSF Cross 26 Spaces S Dees 2 VlsltorS c. 24 Fm .S e. Shared 'rine %Or fr Or % nor Parking of Day Peak 131 Spaces; Peak 3 --!nieces Demand 6:00 AM 0'% 0 3% 1 1 7:00 AM 'I% 0 30% 7 7 8:00AM 20% 0 75% 18 IS 9:00 AM 60% 1 95°/ 23 24 10:00 AM 100% 2 100% 24 26 11:00 AM 45% 1 1 100% 24 25 12:00 PM IS% U 90'% 2? 22 1:00 PM 45% 1 90% 22 23 2:00 PN4 100% 2 100% 24 26 3:00 PM 45% 1 100% 24 25 4:00 PM 15% 0 90% 22 22 5:00 PNI IO% 0 50% 12 12 6:00 PM 5% 0 25% 6 6 7:00 PM 1 2% 1 0 10% 2 2 8:00 PM 1% 0 7% 2 2 9:001'M _ 0% 0 3% 1 1 10:00 PM 0'% 0 11:00 PM 0°% 0 U% 0 0 12:00 AM 0% 0 0% 0 0 Notes, [1] Sourcc: ULI-Urban Land Institute"Shored Parking,"Second Edition,2005. 121 Parking rales for all land uses based on ULI procedure normalized to express percentage in teens orobsolule peak dentand ratios Breakdown orguest vs.employee, [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and punk parking.demand ratios,as summarized in'rnble 2-2 of (hu"Shared Parking"manual. Appendix Table E•4 SHOPPING CENTER(TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS ill Lldo Marina Village,Newport Beach Land Use Shopping Center(Typical Days) Size 28.676 KSP Pkg Italei2i 4.0/KSF Oross 115 Spaces S aces 92 GuesfSpic. 23 Earls.S c. Shared Time X.Of to Or A Of nor Parhing of Da Peak 31 Spaces Peak 131 Spaces Demand 6:00 AM 1% 1 10% 2 3 7:00 AM 5%. 5 15% 3 8' 8:00 AM 10% 9 40% 9 Is 9:00 AM 30°% 28 75% 17 45 10:00 AM 50% 46 85% 20 66 11100 AM 65% 1 X60 95% 22 82 12:00 PM 80% 74 100% 23 97 1:00 I'M 90% 83 100% 23 ,106 2:00 PM 100% 92 100% 23 II 15 3:001'M 100% 92 100°V% 23 its 4:00 I'M 95% 87 100'% 23 110 5:00 PN'I90% 83 95140 22 105 6:001'M _ 80% 74 85% 20 94 7:00 PIA 75'% 69 8U% 19 88 8:00 PM 657u 60 75% 17 77 9:00 PM 50%. 46 65% 15 61 10:00 PM 35% 32 45% 10 42 11:00 PM IS--A 14 15°% 3 17 12:00 AM 0% 0 0% 0. 0 ger [IJ Seure'C: ULI-Urban Laid Inmiiutc"Shared Parking,"Second Ecilion,2005. [2] Parking rales for all land uses based on ULI procedure normalized to express percentage in'Iernts of absolute peals demand ratios.Breakdonm of guest Vs.employee [3] Percentage of peak parking demand factors reRect relationships between weekday Purking,dematd ratios and peak parking demand ratios,as summarized in Table 2.2 of the "Shared Parkins"manual. Appendix E•5 FINEICASUAL DINING WEEKEND SHARED PARKING DEMAND ANALYSIS 11) Lido Marina Village,Newport Beach lanai Uye FinclCasuul Dining Size 5.614 KSF flip itn1el21 —A<SF Gross 06 Spaces 5 races 56 Guest S c. 10 Emp.SPc. Shared 'rime %%or 0O %Of ti or parking of Day Peak 131 Spaces Peak 131 Spaces Demand 6:00 AM 0'%a 0 0%, 0 0 7:00AM 0% 0 20% 2 2 8:00 AM 0% 0 30% 3 3 9:00 AM 0% 0 60% 6 6 10:00 AM 0% 0 75°%a 7 7 11:00 AM 15% S 75% 7 15 12:00 I'M 50% 28 75% 7 35 1:00 PM 55% 31 75% 7 38 2:001'M 45% 25 75% 7 32 3:001'M 45% 25 75% 7 32 4:00 PM 45% 25 75% 7 32 5100 PNI 60% 34 100% 10 44 6:00 PM 90% 50 100% 10 60 7:00 PM 95% 53 100'% 10 63 9:001'M 100% 56 100% 10 66 9:00 PM 90% 50 1()0% 10 60 10:00 PM 90% 50 100% 10 60' 11:00 I'M 90% 50 85% 8 58 12:00 AM. 50% 28 50% 5 33 Notes: [I] Souice: ULI-Ui ban Land Institute"Shared Parking,"Second Edition,2005.. [2] Parking rates for all land uses based on ULI procedure nortanlized to express percentage in terms of nbsulule peak demand mhos.Breakdown of guest vs.employee 131 Percentage of perk parking demand factors resect reintionships between weekday parking demand ratios.and peak parking demand ratios,its summarized in Table 2.2 of the "Shared Puling"manual. E-5 9g Appendix E-6 OFFICE WEEKEND.SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach Land Usc Office Size 6.291 I(SF Pkg liatcl2] 4 IKSF Crass 26 Spaces 5 aces 2 Visitors c. 24 Nm .S c. Shared 'time %Of a Of y Of N of Parking of Day peak 131 Sraces Peak 131 Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 2% 0 2"% 0 b 8:00 AM 6% 0 6%^ 1 1 9:00 AM. 8% 0 8%" 2 2 10:00 AM 9% 0 9% 2 2 11:00 AM 10"/0 0 10% 2 2 12:00 PM 9% 0 9% 2 2. 1:00 PM 8% 0 8'% 2 2 21001'M 6% 0 6'% 1 1 3:00 I'M 4% 0 4% 1 1 4:00 PM 2% 0 2% 0 0 5:00 I'm I% 0 1%° 0 0 6:00 PM 1% 0 1% 0 0 7:00 I'M 0%u 0 0%^ 0 0 8:00 I'M 0% D 0% 01 0 9:00 PM U% 0 0%, 0 0 16:001'M 0% 0 0% 0 0 11:00 PM b'% 0 0G1 0 6 12:00 AM b% D U% 0 0 [1] Source: ULI-Urban Lund Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses based on UI,1 procedure normalized to express percentage in terms of nbsolule peak demand ratios,.Breakdown of guest vs.employee [3] percentage of peak parking demand factors reflect relationships between weekday parking dennad mhos and peak parking demand rutins,us summarized in 7lible 2-2 of die"Shared Parking"manual. E.� 99 APPENDIX F UU SHARED PARKING ANALYSIS WORKSHEETS SENSITIVITY SCENARIO B UNSCOTT,Lnw&GREENSPAN,engineers LLO Ref.2.13.3412 Lido Marina Village,Newport Beach N334W.3133412•Lido M.H.. Newport B.00A,,0\3413 Appendix Dividne dw 100 Appendix Table F•1 SHOPPING CENTER(TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS[1j. Lido Marina Village,Newport Beach Lrmd Use Shopjdng Center Crypfcal Days) Sixe 14.000 KSI 1'kD 12a1e121 4.0 IKSP CrOSti 51.Spaces 41 Guest S.c. 10 Crap.S e. Shared T1me %Of tl Of % HOf Parking of Day Peak 13 S aces kL3L was Demand 6:00 AM1% 0 9% I 1 7:00 AM 5% 2 14% I. 3 8:00,AM 14% 6 36% 4 III 9:00 AM 32'%n 13 68% 7 20 10:00 AM 59% 24 77% 8 32 11:00 AM 77% 1 32 86% 9 41 12:00 I'M X86% 35 90% 9 44 1:001'M 90% 37 90% 9 46 2:001'M 16% 35 90% 9 44 3:00 PM 81% 33 90% 9 42 4:001'M 81% 33 90% 9 42 5:001'M .86% 35 _ 86% 9 44 6:00 PM 869/6 35 86% 9 44 7:00 PM; C72% 30 86% 9 44 8:00 I'M' 84% 8 38 9:00 I'M. 68% 7 25 10:00 PM. 36% 4 I5 11:00 PM14% 1 512:00 AM N(114G; [I] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking mlcn fur oil land uses based on ULI procedure nonnalimc!to express purecr age,in terms ofnbsolute peakdemand ratios.Breakdown ul'gucst vs.employee [31 Percentage ol'peak parking demand factors reflect relationships between weekday parking demand amus and peak parking demand mtiiis,as summarized in Tuble 2-2 Grille ';Shared,Parking"maned. F_� 101 Appendix Table F•2 FINEICASUAL DINING. WEEKDAY SHARED PARKING DEMAND ANALYSIS[7] Lido Marina Village,Newport Beach L:mA Use :Fine/Casual Dining Slzc 11.852 KSF Pirg WrteR1 --IKSF Cross 207 Spaces S acc4 175 Cuesi S e. 32 Emu.$ e. Shared 'rime % 11 Of 1%or HOf _ Parking of Day Peak 131 S races Pcelr 111 Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 'IS% 6 6 8:00 AM 0% 0 45% la 14 9:00 AM 0°% 0 68% 21 21 10:00 AM II4% 25 81% 26 51 11:00 AM 36% 63 81"/° 26 89 12700 I'M 604 119 8'1% 26 145 1:00 PM tib% 119 81% 26 145 2:00 PM 59% 103 81% 26 129 3:00 PM 36% 63 68%u 21 84 4=,I1M 45-A 79 - - 68°6i 21 100 5:00 PM 68% 119 90% 28 147 6:00 PMI 1 86% 151 90% 28 179 7:00 PM 90%. 158 90% 28 186 8:00 PM 90% 158 90% 28 186 9:00111VI 90% 158 90°% 28 186 10100 PMI 86% 151 90%i 28 179 11:00 I'M' 68% 119 77% 24 143 12:00 AM23% 40 32% 10 50 [I] Somtic: ULI-Urban Land institute"Slimed Perking,"Second Edition,2005. [21 Parking rates for till land uses based on UI,I procedure normalized to express percentage in terms of absolute peak demand'mhos.Breakdown of guest vs,employee 13 Percentage of peak parking denand i'nclors mllect relationships between weekday parking demand mus and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual. F-Ilt- 102 Appandlx Table F3 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS li] Lido Marina..Village,Newport Beach Land Use Office Size 6.291 KSP Pkg Rotel2l 4IICSF Cross 26 Spaces Spaces 2.Visilor S e. 24 Eire .Ste. Shared Thne Or ff Of Of mor .Parking of Day Tea1c[3 Spaces Penk 131 Spaces Demand 6:00 AM 0% 0 3% I. I. 7:00 AM 1"% 0 30% 7 7 8:O0 AM 20% 0 75% 18 18- 9:00AM 60% 1, 95% 23 24 10:00 AM 100'% 2 100"A 24 26 11:00 AM. 45% 1 1 100% 24 25 12:00 PM 13% 0 90% 22. 22 1100 PM 45% 1 96% 22 23 2:001'M 100% 2 100% 24 26 3:00 PM 45°% 1 too% 24- 25 4'.00 PM 1511. 0 90% 22 22 5;00 PM 10"% 0 50% 121'2 6:001'M 5% 0 25'% 1 6 6 7:00 PM 2%, 0 10% 2 2 8:00 PN•I I% 0 7'% 2 2 9:00 PNI 0°/n 0 3% 1 1 10:00 PM D°lo 0 1% 0 0 11:00 PM 0°/ 0 01Y° 0 0 12:00 AM 0°/" 0 0% 0 0 hLg [I) Source: 'ULI-Urban Ltmd lus(Rute"Shared Parking,"Second Edition,2005. [21 Parking rates for all land uses based on ULI procedure normalized to express percemage'in terms of absolute peak demand ratios.Breakdown.of guest vs.empluyce [3) Pereeninge orpenk parking demand Iimtars roncel relationships belrw:en weekday parking demand ratios and peak parking demand radios,as suiomarized in•fable 2.2 of lhe'Shared Parking"manual. Appendix Table F•4 SHOPPING CENTER(TYPICAL DAYS( WEEKEND SHARED PARKING DEMAND ANALYSIS(1) Lido Marina Village,Newport Beach Land Use Shopping Center(Typical Days) Sizc 14.000 KSP Vkg ILtlel2i 4.0/KSP 'GI'USY 51 Spaces 'S mets 41 Guest S c. I11 Emp.S c. Shared Time Or 11 Of %,Of #Of Parking ol'Dny Penit 3 Spaces Pen 1< 3 Smct_s Demand 6:00 AM 1% 0 10% 1 1 7:00 AM 5% 2 15% 2 4 8t00,AM 10% 4 40% 4 81 9;00 AM 30% '12 75% 8 20 10:00 AM 50'% 21 85% 9 30 11:00 AM10% 27 95% 10 37 12:00 I'M33 100°% '10 43 1:00 PM 37 100% IU 47 2:00 I'M. 41 100% 10 51 3;00 PM 41 111000/ IU 51 4:00 PM 39 10000% 10 49 5:00 PNI 37 95% 10 47 6100 PM 33 85°% 9 42 7:00 PM 31 80% a 39 9:OOPM 27 75% 8- 35 9:00I'm 21 65%n 7 28 10;00 Ph1 14 45°/ 5 19 11:00 I'M 6' 15% 2 8 .12:00 AM ntr.: (11 Source: ULI-Urban Land Institute"Shared Parking;"Second Edition,2005. 1.2J Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak,demand ratios.Breakdown of guest vs.employee [31 Percentage of peal(parking demand fanciers reflect relationships between weekday parking demand ratios add peak parking demand ratios,as summarized in'I'abic 2.2 of the "Shared Parking"manual. F_y 10 f Appendix F-5 FINEICASUAL DINING WEEKEND SHARED PARKING DEMAND ANALYSIS ill Lido Marina Village,Newport Beach Ia+nJ Usc Fine/Casual Dining Sire 11.852 ICSF Phg wne[21 —/KSF Cross 207 Spaces S races 176 Guest S e. 31 Emp.S e. Shared Time '%Or 11 or %Of nor Parking, of Day Peak 131 Spaces Peak 131 Spnces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 20% 6 6 8:00 AM 0°% 0 30% 9 9 9:00 AM 0% 0 60% 18 18 10:00 AM 0% 0 75% 23 23 11;00 AM 1 15% 1 26 75% 1 23 49 12:00 I'M 509/. 88 75% 23 III 1:00 PKI 55% 97 75°/ 23 120 2:00 PM 45% 79 75°/, 23 102 3:00 PM 45% 79 75% 23 102 4:00 PM 45°% 79 75% 23 102 5:00 PM 60% :106 10U% 31 137 6:00 PM 90% ',158 100%, 31 189 7:00 PM 95% 167 100% 31 198 8:00 PM 100% 176 100% 31 2U7 9:00 PM 90"% 158 100°/ 31 189 10:00 pM 90% 158 100% 31 189 11:00 PM 911% 158 85% 26 184 12:OOAM. - 50% 88 50% 15 103 Notes: 111 Source: ULI-Urban Laid InsUwte"Shared Pocking,"Second Edition,2005. [21 Parking rales fur all land uses based on UIJ procedure nommlimd to express percentage in terms of absolute peak demand mhos.Breakdown ofguest vs.employee 131 Percentage of peak parting demand factors reflect relationships between weektiny parking demand ratios and peak parking demand milos,us summarized in Table 2-2 of the "Shared Parking"mount. F-s 105 Appendix F•6 OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS Ill Lido Marina Village,Newport Beach Land Use Office Sizc 6.291 KSF Pkg Rntcl2l 4IICSF _ Gross 26 Spaces S aces 2 Visitors c. 24 Em .S e. Shared Time X.Or NOr P/OI' .4 Or Parking of Da Peak 13 5 aces peak 131 ICU .Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 2% 0 2% 0 0 8:00 AM 6°% 0 6% I 1 9:00 AM 8% 0 8% 2 2 10:00 AM 9"% 0 4% 2 2 11;00 AM 10%r 0 10% 2 2 12:00 PM 9% 0 9% 2 2 1:00 PM 8% 0 8% 2 2 2:00 PM 6% 0 6% 1 1 3:001'M 4% 0 4% 1 1 4:00 PM 2'70 0 2% 0 0 5:00 PM '1% 0 1'%. 0 0 6:00 PM I% 0 11% 0 0 7:00TM TNE 0% 0 0 8:00 Phi 0% 0 0 9:00 PM 0'Y° 0 0 10:00 I'M 0% 0 6 11:00 PM 0'% 0' 0' 12:00 AM 0% 0 0 ea• [I] Source; ULI-Urban Laid Institute"Shnred parking,"Second Edition,2005. (2) parking mos for all land uses bused on ULI procedure normnlimd to express percentage in terns of absolute peak demand rains.nreakdom orguest vs,.employee C31 Percentage ol'peak parking demand lactors renect relationships between wcekdoy parking demand ratios and peak parking demand ratios,its summarized in Table 2.2 of the"Shared Parking'manual. F-kA 10C Attachment No. PC 7 Project Plans 107 V� QP �P zog Attachment No. PC 7 - Project Plans 1) EXIT DOOR SHALL BE OPENABLE FROM THE INSIDE WITHOUT USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 2) WIDTH & HEIGHT OF REQUIRED EXIT DOORWAYS TO COMPLY WITH TITLE 24, 1003.3.1.3 & 1008 �asvwy jl L_ _ r- ss vap^a�� DESIGN FOR RESTAURANT PLUS, INC. ( A-0.0 COVER SHEET SITE PLAN PROJECT SUMMARY 3) EXITS SHALL BE ILLUMINATED AT ANY TIME THE BUILDING IS OCCUPIED, WITH LIGHT HAVING AN \-1 , a s,eniovaav� 119 S. ATLANTIC BLVD. SUITE 228, ) INTENSITY OF NOT LESS THAN ONE FOOT-CANDLE AT FLOOR LEVEL. V� U��—°�wyiF J_Facific.co%��_/ r' ��'°� l� A-0.1 GENERAL NOTES MONTEREY PARK, CA 91754 4 EXIT SIGN SHALL BE PER TITLE 24, 1011.2 ° s,,y 5) BUILDING ADDRESS NUMBERS TO BE PROVIDED ON THE FRONT OF ALL BUILDINGS AND SHALL BE 1 ` �t /'�` Ps VISIBLE AND LEGIBLE FROM STREET FRONTING THE PROPERTY. SAID NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. as. ` as+'PlA-1.0 FLOOR PLAN, EQUIPMENT SCHEDULE, FINISH SCHEDULE eBo ,Ba16oa,Coves r KITCHEN DESIGN: JIMMY ZHANG 6) AN APPROVAL UPDATED UL300 FIXED FIRE EXTINGUISHES SYSTEM FOR THE KITCHEN HOOD, a ✓ _ '�� A syPe� i! <i�-Q� CIVIL ENGINEER: JASON CHEN DUCTS AND COOKING SURFACES SHALL BE HANDLED BY THE LICENSED FIRE PROTECTION CO. �� 4 rS'P v'eCrebSheckN wp.rt i1 a`�c` A-2.0 CEILING PLAN, DETAILS OO OO OO COMMERCIAL DESIGN CIVIL ENGINEER: YAO ZHANG 7) PROVIDE A "2A-I0BC" FIRE EXTINGUISHER WITH RECESSED OR SEMI-RECESSED CABINET WITHIN � � " ROJECT �'� ■ ■ ELECTRICAL ENGINEER: JOSEPH ZHANG 75 FEET TRAVEL DISTANCE OF ALL POINTS IN THE OCCUPANCY. EXTINGUISHERS SHALL BE E v�4rst- ADA-1 HANDICAPPED DETAILS /'✓a d L ,liege aooka , MOUNTED IN EASILY ACCESSIBLE LOCATION AT 48° FROM THE TOP OF THE EXTINGUISHERS TO MECHANICAL ENGINEER: JOSEPH ZHANG THE FINISHED FLOOR. `✓, E-1 POWER PLAN, PANEL SCHEDULE D N 8) IN KITCHEN AREA, PROVIDE A CLASS K TYPE FIRE EXTINGUISHER, MOUNTED AT 48" AFF MAX. As � 3l��3s 2ii a ° c. DOLJZ�D� D DD w O R, V 1. m, V TEL: 626 570-9978 TO TOP PROVIDE A RECESSED PORTION OF WALL TO MOUNT THE FIRE EXTINGUISHER. ^(C f/ 9 F" m COORDINATE LOCATION OF THIS FIRE EXTINGUISHER WITH THE PULL STATION FOR THE HOOD °l / of E-2 LIGHTING PLAN Ua FAX: (626) 289-7823 �`r r_ i 3•�3znnsi�— \ o WEB SITE: WWW.HELLODRP.COM SUPPRESSION SYSTEM TO BE LOCATED TOGETHER. < 9) INSTALLATION OF EXH. HOOD EXTINGUISHING SYSTEM (UPDATED UL300) SHALL BE APPROVED ��se/\/ �� ' _ �^ ~ a E—MAIL: JIMMYOHELLODRP.COM ` 31si$i .` E-3 LTG T-24 Z o UNDER SEPARATED PERMIT & SUBMITTED WITHIN 30 DAYS OF ISSUANCE OF BUILDING PERMIT. �� i� \ M1e�dyl^eiMhle i01 a .• `o 0a m Y 10 FIRE EXTINGUISHER REQUIREMENTS SHALL BE DETERMINED BY FIELD INSPECTOR. eewpon o.lwle^k^eFeA _ `�o &' rn s Islend� i }'`-3aa,s,� � ��, �. ��o (TENANT IMPROVEMENT) �-�`-' � ao � a 11) THE LICENSED FIRE PROTECTION CO. IS RESPONSIBLE FOR THE U.L. APPROVAL SYSTEM NUMBER, r �� s• �� .m® P-1 PLUMBING PLAN, DETAILS } N THE SUBMISSION U.L. APPROVAL SCHEMATIC DRAWG TO AREA INSPECTION UNIT. \ss�� °s ; Ua zs,ws�< o West'n em Q w eC `"e""e P-2 SEWER PLAN, DETAILS 12) INTERIOR FINISH SHALL BE PROVIDED IN ACCORDANCE WITH CBC CHAPTER 8 TABLE 803.9 ✓/vz; tiAr m I—(n Q w N N 13) ALL DRAPES, HANGINGS, CURTAINS, DROPS AND ALL OTHER DECORATIVE MATERIALS SHALL fen s e`98OeS q � m W W—ix E COMPLY WITH COUNTY FIRE CODE. "s., �o a Q d g LL w 14) COMMERCIAL DUMPSTERS OR CONTAINERS WITH AN INDIVIDUAL CAPACITY ON 1.5 CUBIC YARDS m OR GREATER SHALL NOT BE STORED OR PLACED WITHIN FIVE FEET OF COMBUSTIBLE WALLS, s �a.`� 3400 VIA LIDO S T E B MENNEN IN OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS AREAS CONTAINING DUMPSTERS ARE PROTECTED BY AN APPROVED SPRINKLER SYSTEM. W. Y'.1 idd ii �� v 92663 15) THE MODIFICATION OF FIRE SPRINKLER SYSTEM (IF REQUIRE) WILL BE SEPARATELY SUBMITTED � �! s� `vgs: ' NEWPORT BEACH , CA FOR PLAN CHECK AND PERMIT BY AN INCENSED FIRE PROTECTION CO. 16) EXTEND AND/OR MODIFY SPRINKLER AND LIFE SAFETY SYSTEM AS NEEDED ti as"\v "fi me Crabcook� �n �7 HIP [ WOO C L�D� 4�QJVJ N.T.S. D mum G�OG3 G��G3C DC D u❑ N.T.S. O� D�umn IJ 1J IJVUIP N.T.S. OO � OHDD IEK Mao DRP B003 DRP 8011 DRP 8010 m F Z F EXISTING RETAIL/ CLOTHING STORE CHANGE TO COFFEE SHOP TENANT IMPROVEMENT WORK: o EXISTING RESTROOM NO CHANGE. THE IERkE ANOPo01dIQt1 EXISTING HVAC SYSTEM NO CHANGE ■ ■ _uZurr Rmai=- O 7 (PAGE IRA of 1 IICIAL REU EXISTING HARD—LID CEILING NO CHANGE IN hi-ATURE ,ala 15 NOT ftry EXISTING WATER HEATER NO CHANGE P I1MS 4 NH12W?4 HEREk�'9 OWE !ETO, I FEVP+CNSI ILITF FOP THE COWPLETE REMODELING WORK: �-r TNI. M.F,: + NEW INTERIOR NON—BEARING WALL 0. rn� d NEW SERVICE AREA WITH SERVICE COUNTER. SINKS, AND EQUIPMENTS = ILD NEW DISH WASH SINKS, EQUIPMENTS. j NEW LIGHTING INSTALL IN EXISTING HARD—LID CEILING a a U zw Y ¢ ■DATE. REVISION ■ a { Ti[1 L1tiT yt'r• fr s . 12/11/14 BLDG CORRECTION 12/11/14 ELEC. & PLUMB'G APPROVED n`1 y� �1 .1._ , Ir,� y: l`•p i •�� a W 4t •,�- "4!' W`Ft 1FlY 1r f��ld' !1 �, ��6 •`�� ' :-- EXISTING CITY PUBLIC PARKING ° r ;'d ° , ; Ya` PROJECTx. ili, �C�ODCE (DIP �Y QIZ N.T.S. OO 2 �+ ; DRP 8004 ( ) ' r r�f+ Vfa � .� 1) PROJECT NAME: HONOR COFFEE ROASTERS D (E)ACCESSIBLE s IBm> d Coo � N +��,, L •' . - t y i ' _ II r 3434 `,PARKING DETAIL SEE FIG 7. ON PLAN ADA-1 ° I PREVIOUS: NAME HERE 12 In O a x2) PROJECT ADDRESS: 3400 VIA LI DO ST B wLU ° } '°r+ , .n � NEWPORTBEACH,CA 92663 \ ° + r +j+9,,r+' y, " . , Qf 3) BUILDING AREA: 1261 SF C0 tt ,f�',+ " HC PATH OF TRAVEL \ ° 3 td vd s� +�� < H- o.r 4 BUILDING USE: COFFEE SHOP cfl \ A ,OL !FSE LLC 7i J+f N y�r� 4` : '+ - ) o z cv A151I 4.2;`x-1122,2—iU Vi 'r V' --- �' - ."t`�+" . . ti G.kd�--t"�• tiiih ,..-'"'+ 'k '4, 0 ,P W m rn J I \ ° I 1 #a hill ' "tis -.,+ ?h 5) NUMBER OF STORIES: 1 w l- 3404W (¢j 2 Y UIL1 INO F' d + r ca= I OAOr�' {(9W SCnIrE FEErp �� d� �1I1 + a > (� 1rQf�r sruc� E.a1[iclb}I? 3++ �j8� �! `s �� • -gam 6) CONSTRUCTION TYPE: V—B LU O pQ U Lu UJ O +1. ry + "y` "' ', , ; 7) FIRE SPRINKLER: NO FIRE SPRINKLERg W m Ir� � r + 5�' 8) SCOPE OF WORK: T. I. WORK U Z � a Z a I I v �.�. serr � ry o , O H co9) CODE COMPLIANCE: W 2013 CALIFORNIA BUILDING CODE v W o W rz2013 CALIFORNIA MECHANICAL CODE 3400 2013 CALIFORNIA PLUMBING CODE 2013 CALIFORNIA ELECTRICAL CODE o ~ , F i + F + ° I I) ,+1 F w'' 10) OCCUPANCY GROUP: B EXISTING STREET BARKINGX5,5 O i I J` ' `' � ® ® � ® _ ® ® � ,_—__ �` ;+, 11) OCCUPANCY ANALYSIS: w 'M TOTAL O.L. = 45 01 o g 2_Z. CUSTOMER AREA = 627 sf (1/15) = 42 O.L. ¢ J EMPLOYEE AREA = 557 sf (1/200) = 3 O.L. a P_ OTHER AREA(RESTROOM)= 77 SF OL=N/A a r 12) MAX EMPLOYEES: 3 (INCLUDING MANAGER) ° VIA LIDO + + F + y ��' rDl �I , ..� s : IL 'v. , 0 to AIM I,. �.. 4, I � "`,� hV 13) EXIT REQUIRED. 1 COVER SHEET F Fr_Z 7 'a" EXITS PROVIDED. 2 These ideas, designs, arrangements, represented thereby are shall remain the 14) EGRESS WIDTH REQUIRED: 9" (45 x 0.2) property of Design for Restaurant Plus, Inc. " and no part thereof shall be copied to PROVIDED: 108others or used in connection with any work VIA LIDO I IF"?I Jr!r or the specified project, designs d' t ti L le!"i;.:k' arrangements of plans shall 6e used without II;BLS FNIPE Rl RUZ RIGHT QT gV4,^4 15 OWNER INFORMATION: the written permission of DesigQn for I ) Restaurant Plus, Inc. written dmensions on NAME: HONOR COFFEE� ROASTERS, LLC. these drawings shall have precedence over scale dimensions, contractors shall verity, ' A3: t5' TEL: 503-734-8448 and be responsible for all dimensions and ,j . r• u.y. ay ;,, EMAIL: KEN@HONOR. condition on the job this office must be OFFEE notified of all variations from the dimensions and conditions shown by these drawings. 16) ALCOHOLIC PERMIT: SEPARATE PERMIT IF NEEDED ■ ■Date; 2014/11/24 17) EXISTING HVAC SYSTEM REMAIN NO CHANGE Drawn No: 2014#1986 18) FIRE SPRINKLER/SIGN/COMMERCIAL HOOD ANSUL ARE REQUIRED Drawn ay: JIMMY ZHANG SEPARATE PERMIT Scale: 1/4"=1'-0" Sheet title: COVER SHEET ■ ■ Sheet No: A-0,0 DRP B001004D� QH QD@auc� � oooD DG0JK�u DQQ ■ X09 Attachment No. PC 7 - Project Plans ■ COMMERCIAL DESIGN 19, Cb \V N LU 16 E o ,7& L f Z J U N M p OWV FQ � � L z== m (7 a � Cr co E RESTROOM, WATERLOCK N N= � SWITCH WITH UGHT AND 812 w LLI ILLI—i rn O w Q E EXH.FAN ij STORAGE w ii �` 187 SF 16 E)F No IN RELOCATED DD ECOO RAif 11WE AREA 3'X6'-8" OR, `8 FAN ij� SELF—C OSING. 32" CLR. TIGHT—FIT j s�Rjm IfG301 16 n C�� 77 SF, �`�\ ��i 17 SIX (6) FOOT HIGH 08 06 S.S. PARTITION A 09 m 1B. ti v 15 FS z a 03 FS08 FRONT 18 B`0 03 i 14 COUNTER z c� 7jLZOS,�q ` i ` 13 TOP 34" H . 19 0 6 Wr�T �2• CAMS(OONM1C�G3FGQREA 3 05 K\ � 12 11 h 20 1� 1! ■ ■ \01 ® 627� 03 (E�FD 22 23 (E)FS OMIT o` 2z 44 6^- -0001 SNEEZE GUARD G 0) Vd j (E)FD OMIT o 60'H S EETURN SERWIIC E AREA WASH—OUT AREA 247 SF _ �tO,� RETAIL DETAIL O6Q 7 o F (3-FT BY 3-FT BY (,0 Ch j N SHELF 4 A1.1 �' 26 6-FT VERTICAL) Z, d d v Q w z 02 Q3 F ( OR BOTTLE BEVERAG 10 FS 25 97 22 / _®— \` (N)FD Ol FS pg 0 16 `. os IM3 WASH ti ■ ENRON 3 T FRONT G1°, rR�i EA �` DATE: REVISION: RESHOULD COUNTER a 23 SF �0ETAIL SEE 6 ON TOP 34" H 12 11 14 BLDG CORRECTION —PLAN ADA-11 07 1/2°MAX. 2 02 THRESHOULD 12/18/1 CITY CORRECTION A1,1 — 2 DETAIL SEE 28 . 3 1/14/15 HEALTH DEPARTMENT CORRECTION E T O O6 9� 6 ON PLA „o�� 4 2/24/15 CUP CORRECTION ADA-1 0, 1 2" I it 11 It I — m—vM- 12'-31/4" 1 1 19'-41/2" 3'-11/8" 4'-51/8" 2'-0 31/4" L — U 2 2 2 ® EXISTING 3'X6'-8" DOOR, SELF—CLOSING. I I 32" CLR. L J ® PROVIDE ILLUMINATED "EXIT" SIGN 2013 CBC BACK-UP POWER 90 MIN. NOTE : ALL DOORS TO HAVE LU 0 HARDWARE AS NOLED �ADA.1 1Q INTERNATIONAL ACCESSIBILITY o (2) 36"X 6'-8" DOOR, SELF-CLOSING. 32" CLR. DRY STORAGE SHELVING CALCU. SYMBOL ON ALL ACCESSIBLE Q z 04 ENTRANCES 2013 CBC 116 SEE WIRE SHELF (4)72"x18" 3-TIERS = 72 LN. FT. (FLOOR MEASURE) DETAIL#02 ON THIS SHEET o LL m � o PROVIDE ILLUMINATED "EXIT" SIGN PER CBC SEC 1011.1. BACK-UP POWER 90 MIN. :2 w Q I- • LIMIT THRESHOLD = 1/4" MAX. LOWER 10" WIRE SHELF (2)48"X18" 3-TIERS = 24 LN. FT. (FLOOR MEASURE) O FIXED WINDOW NON-OPENING > CO U OF THE DOOR SHALL BE SMOOTH PLANE WALL LEGEND: W O O = SURFACEHANDICAPPED 3 DINING TABLE SHALL W OY p U TOTAL 96 LN. FT. AT FLOOR MEASURE O „ o SIGN ABOVE THE DOORS:"THIS DOOR TO BE 28 TO 34 MAX. UNDER TABLE �� EXISTING WALL, NO CHANGE. a- � w REMAIN UNLOCKED WHEN BUILDING IS TOTAL HAVE STORAGE SHELVING 96 LN. FT. (AT FLOOR MEASURE) 27" HIGH MIN. CLR SPACE WITH 19" � NEW INTERIOR NON BEARING WALL, METAL LL Q m OCCUPIED. LL > H PER REQ. MIN 96 LN. FT OF STORAGE SHELVING = OK DEEP KNEE FOR EACH H.C. SEATING, STUD 20 GA 3-5/8"x 1-3/8" WITH 5/8" z OY o EXITING DOOR SHALL BE OPENABLE FROM 48"x30" MIN CLEAR "X' O Q o INSIDE WITHOUT USE OF A KEY OR ANY GYP. BD. BOTH SIDE, TYPE X Z o O SPECIAL KNOWLEDGE OR EFFORT. ® TACTILE EXIT SIGNS IDENTIFIES AN DETAIL SEE SHEET 02/A3LU EXIT DOOR WHICH LEADS DIRECTLY LU Z TO THE OUTSIDE. PER 2013 CBC I.L 11B SEE PLAN HC-1 FIG.9 A O z 0 g 0 o O d II I� II DRP BD01 z ELECTRICAL PLUMBING 2 NO. QUA EQUIPMENT NAME EX./N MANUFACTURER MODEL NO. GAS(BTIJ) REMARKS NO. 1, ALL FOOD AND UTENSIL RELATED EQUIPMENT TO BE ANSI CERTIFIED FOR SANITATION. z VOLTS AMPS PH CONN. WASTE HW. CW. 01 1LOT TABLES & CHAIRS NEW "CUSTOM—MADE* 01 FP Q FP GYP. BOARD ON WALL WITH MTL STUD 016" O.C. 2, DRY STORAGE SHELVING A MIN. 32 W FT. ALL SHELVING MUST BE ACCESSIBLE WITH 30" o 02 1 FIXED TABLE NEW *BY COUNTERACTOR° 02 �Q��P QIP``` AISLE CLR. THE SHELVING UNIT SHALL BE A MIN. 18" IN DEPTH AND 3 TIERS HIGH. c� P Q INTEGRAL COVE BASE 3, SNEEZEGUARD FOR DISPLAYS OF UNPACKAGED FOOD SHALL BE SHIELDED SO AS TO 03 2 CABINET NEW 'CUSTOM—MADE" 03INTERCEPT A 04 1 WATER HEATER EX. 'RHEEM" ELD30 240 12KW SIMULTANEOUSLY WIRING 04 O�c��y1S�F P��QO��P� QCOVED INTO FLOOR 54" TILE 54' AND 60" DIABOVE UTHE BFLOOR,NA DETHESFLOOR BEING DISPLAYED. TO BE BETWEEN FLOOR PLAN 05 1 DISPLAY SHELF NEW 'CUSTOM—MADE' PRE PACKAGED COFFEE RETAIC 05 �� 0�5c��c�� J Q�� FINISH SCHEDULE NOTE AND MATERIALS NOTE: 3/8° RADIUS 4, THE FOOD PREP. SINK (S.S.) SHALL BE WITH AN INTEGRALLY INSTALLED DRAIN BOARD, These ideas, desins, arrangements, 06 2 WATER BOILER NEW *MARCO" P/N:1000680 230 2.8KW 1 SELF—CONTAINED 06 THE WASTE FROM THE SINK MUST DRAIN INTO FLOOR SINK, AN INDIRECT CONNECTION. represented there-%y are shall remain the c) DRY WALL CEILING WITH PAINT ® ® ® ® 5, THE DRAIN TO FLOOR SINK SHALL BE MIN. 1/4" SLOPE PER FOOT, THE PIPE AT LEAST 6" property of Design for Restaurant Plus, Inc. 07 1 CASH REGISTER NEW "DETECTO° DS-6 120 1.5 1 CUTLET SELF—CONTAINED 07 z SEMI GLOSS ENAMEL PAINT, WASHABLE, SMOOTH, SEE NOTE#11 ® ® ® ® 1) ALL WALL AND CEILINGS IN ALL EMPLOYEES AREA SHALL BE SMOOTH, an no pari thereof shall be copted to J ABOVE THE FLOOR AND WITH 1" AIR CAP. THE FLOOR SINK MUST BE AT LEAST HALF— others or used in connection with any work 08 1LOT COUNTER NEW 'CUSTOM—MADE* TOP 34" HIGH (FORMICA FINISHED) 08 w "USG' SHEETROCK BRAND, VINYL 270 WASHABLE SMOOTH, SEE NOTE#1 WASHABLE, DURABLE, NONABSORBENT & EASILY CLEANBLE WITH A LIGHT FLOOR TILE EXPOSED OR BE IN—UNE WITH THE FRONT FACE OF ELEVATED FREESTANDING EQUIPMENT or the specified project, desiyns 09 2 ICE BIN NEW "DELFlELD° MOLD-1418 FS WASTE TO F/S 09 COLORED (LIGHT COLORED IS DEFINED AS HAVING A UGHT REFLECTANCE QUARRY RLE OR CERAMIC RLE arrangements of plans shall 6e used without "T" BAR CEILING PANEL 2x2 OR 2x4 AND WITHIN 15FT OF THE CONDENSATE PRODUCING EQUIPMENT. the written ermission of Desi n for 10 1 COLD PANS NEW 'DELFlELD' 8031 FS WASTE TO F FOR BOTTLE DRINKS 10 VALUE OF 70% OR GREATER)USE MRGB BACKING FOR WAINSCOT /� ) METAL GALV. PANEL WASHABLE SMOOTH 6, A DOOR—ACTIVATED AIR CURTAIN DEVICE THAT DELIVERS AN AIR VELOCITY OF AT LEAST Restaurant lus, Inc. written imensions on 11 2 EXPRESSO GRINDER NEW "MAllER' ROBUR ELEC. 120 900 1 OUTLET SELF CONTAINED 112) ALL FLOOR TILE TO BE DURABLE, NONABSORBENT AND EASILY 750 FEET PER MINUTE, MEASURED 3 FT. ABOVE THE FLOOR, MUST BE PROVIDED OVER these drawings shall have precedence over OPEN CEILING WASHABLE. scale dimensions, contractors shall verity, 12 1 KNOCK CHUTE NEW 'ESPRESSO SUPPLY" [K] 12 DRY WALL GYPSUM BD. WITH PAINT ® ® ® ® ® ® THE DELIVERY DOOR. THE AIR CURTAIN SHALL COVER THE ENTIRE WIDTH OF THE DOOR. and be responsible for all dimensions and 13 1 UNDER COUNTER REFRIGERATOR NEW *TRUE' TUC-48 115 5 1 CUTLET SELF CONTAINED 13 a SEMI GLOSS ENAMEL PAINT, WASHABLE, SMOOTH, See Note#1 ® ® ® ® 3) FLOORING UNDER EQUIPMENT AND AT THE BASE COVES SHALL BE COVE STICK OR WOOD FOR DELIVERY DOOR THAT ARE WIDER THAN 4 FT, THE AIR CURTAIN MUST PRODUCE AN condition on the job this office must be 3 COMPLETELY SMOOTH. FLOOR SURFACES WHICH CONTAIN SUP RESISTANT SUPPORT (IF NEEDED) AIR VELOCITY OF AT LEAST 1600 FT PER MIN. AS MEASURED 3 FT ABOVE THE FLOOR. notified of all variations from the dimensions 14 1 ESPRESSO MACHINES NEW "LA MARZOCCO" 3 GROUP 220 6.7KW 1 CUTLET 14 NONABSORBENT RESISTANT WALL FINISH 48 HIGH MIN. AGENTS SHALL BE RESTRICTED TO TRAFFIC AREAS ONLY. 7, ALL EQUIPMENT WHICH GENERATES CONDENSATE OR SIMILAR UQUID WASTES SHALL and conditions shown by these drawings. 15 1 DRIP TRAY NEW "MICRO MATIC" FS WASTE TO F/S 15 WALL COVERING WITH FRP OR CERAMIC TILE LIGHT COLOR 48"H ® 4) ALL COUNTER SURFACE INCLUDING UNDERSIDE TO BE DURABLE, NOTE: NOTE: BE DRAINED BY MEANS OF INDIRECT WASTE PIPES INTO FLOOR SINK. FLOOR DRAINS ■ 16 1LOT DRY STORAGE WIRE SHELVING NEW 'EAGLE' TOTAL 147.5 LN,FT. MIN(5 TIRES) 16 WALL COVERING WITH STAINLESS STELL 48" HIGH MIN. SMOOTH, NONABSORBENT, EASILY CLEANABLE AND WASHABLE FINISH (MAY CONTINUOUS, SELF—COVERING FINISH FOR TOILET ROOMS WAINSCOT SHALL HAVE ARE NOT TO BE USED IN UEU OF FLOOR SINKS. ALL FLOOR SINKS MUST BE AT LEAST Date: 2014/11/24 17 3 COFFEE GRINDER NEW °MA77ER° ROBUR 230 900 1 OUTLET 17 ) ALL EMPLOYEES AREA, MOP SINK AREA, MOISTURE RESSISTANT DRYWALL BACKING TO METAL, GALV. PANEL, WASHABLE, SMOOTH REQUIRE STAINLESS STEEL OR NSF APPROVAL HIGH PRESSURE LAMINATE . HALF—EXPOSED OR BE IN UNE WITH THE FRONTFACE OF ELEVATED FREESTANDING REST ROOMS AND CUSTOMER A MINIMUM HEIGHT OF 4' WITH 4" MINIMUM EQUIPMENT, AND WITHIN 15 FT OF THE CONDENSATE PRODUCING EQUIPMENT. Drawn No: 2014 1986 18 1 CHOCOLATE DRINK NEW "CECILWARE CHOCO 1 120 15 CUTLET 18 o QUARRY TILE SMOOTH "USA" SEE NOTE 2-4 ® ® ® 5) FLOOR SMOOTH CONC. MUST BE TOP—SET TYPE CERAMIC COVED BASE, SELF—SERVICE AREA. COVED BASE, SEC.1210. 19 1 COFFEE GRINDER NEW °BUNN' G3 120 9 1 OUTLET 19 o CERAMIC TILE NON—SLIP , SEE NOTE 2-3 ® THE APPROVED MATERIAL B&W TILE CO. #S-3619T. AND THE APPROVED 8. ALL SINKS MUST BE HATH HOT (MIN. 120 F) AND COLD WATER FOR MIXING FAUCETS. Drawn e JIMMY ZHANG CARPET OR WOOD FLOOR ® ® CONC. SEALERS MATERIAL: AQUA MIX SEALER'S CHOICE GOLD 9, A MIN. 50—FOOT CANDLES OF UGHT MEASURED 30" AFF. IN KITCHEN, SERVICE & WASHING Y' 20 1 COFFEE BREWING SYSTEM NEW °LUXUS° CBS-2142XT5 240 6KW 2 OUTLET 20 w ACCEPTED TILE --- AREA, THOUGH OUT FACILITY FOR DURING GENERAL CLEANING UP ACTIVITY. AND MIN. VINYL TILE 12"x12" 6) IF USE SHEET VINYL, THE APPROVED MATERIAL: ARMSTRONG "CLASSIC 10—FOOT CANDLES OF LIGHT MEASURED 30" AFF. IN RESTROOM AND STORAGE ROOM. 21 1 HAND SINK NEW "EAGLE' HS12-19 2° 1/2° 1/2° 12' HIGH DSP & SOAP DSP 21 (COMPLIES WITH ADA RECOMMENDATIONS FOR ACCESSIBLE ROUTES) Scale: SHEET VINYL FLOOR ON SEE NOTE CORLON" 86000 SERIES. 22 1LOT S.S. SPLASHING WARD NEW 'BY COUNTERACTOR° 12° HIGH FROM SINK, 18H°H FROM MOP SINK 22 GLAZED FLOOR TILE (8°x8" OR 12"x12°) 5/16° THICK 10, ALL EXISTING EQUIP. IN GOOD WORKING CONDITION IN COMPUANCE WITH HEALTH CODE. 23 1 MOP HANGER & SHELF NEW "ADVANCE TABOO" K-245 FOR (LEANING EQUIPMENT 23 SMOOTH CONC. FL w SEALER, SEE NOTE 5 7) ALL EQUIPMENT SHALL BE EITHER EASILY MOVABLE (MIN ON CASTERS), 11, THE GREASE INTERCEPTOR MUST BE LOCATED OUTSIDE OF THE FOOD ESTABLISHMENT. Sheet title: FLOOR PLAN 24 1 MOP SINK NEW °ADVANCE TABOO" 9—OP-40 3° 1/2° 1/2° W/BACK ROW PREVENT DEVICE 24 METAL FLOOR WITH SURETREAD FINISH FOR WALK—IN FREEZER OR MIN. 6 INCH ROUNDED METAL LEGS, OR SEALED TO MIN. 4 INCH SOLID "AMERICAN GLEAN" lT50—NT54 w QUARRY TILE 6"H SMOOTH "USA" ® ® ® MASONRY ISLAND WITH MIN. 3/8" COVED RADIUS. °DALTILE" #2800-2809, 1901-1929 12, THE POT SINK SHALL BE CONNECTED DIRECTLY TO THE DRAINAGE FLOOR M WITH A . 25 1 ICE MAKER NEW "HOSHIZAKI" KM-501MAH 115 11.7 1 OUTLET FS WASTE TO F/S 25 a CERAMIC TILE 6 H CONTINUE ® ® ® 8) A MIN, 50—FOOT CANDLES OF LIGHT MEASURED 30° A.F.F. IN KITCHEN, THE FIXTURE SHALL BE CONNECTED ON THE SEWER SIDE OF THE FLOOR DRAIN TRAP. 26 1 3 COMPARTMENT SINKS NEW 'TURBO" TSB-3—D2 FS 1/2' 1 2' WASTE TO F S 26 m UTENSIL WASHING AREA, SERVICE AREA, THOUGH OUT FACILITY FOR QUARRY TILE (6"x6" OR 4"x8°) 1/2" THICK / / / o CERAMIC TILE 6"H TOPSET SEE NOTE AMERICAN GLEAN" #F101—N16, Q01-053 ■ ■ 27 1LOT S.S. DUUBLE WALL SHELF NEW *EAGLE' STAINLESS STEEL 27 DURING GENERAL CLEANING UP ACTIVITY. AND, A MIN. 10—FOOT CANDLES o SHEET METAL BASE 6" HIGH OF LIGHT MEASURED 30" A.F.F. IN RESTROOM AND STORAGE ROOMS. °DALTILE" #OQ40—OQ48, OT0I—OT06, OM28, OM38, OQ76, OQ81 Sheet No: 28 1 AUR CURTAIN EX. 'MARS' STD36-11.1 115 5.1 W/ MICRO SWITCH 1600FPM 28 v RUBBER 4" H. 29 1 EMPLOYEE LOCKER NEW -WIN—HOLT` WL-55 WALL MOUNTED BOTTOM 6° AFF 29 I2� CONTINUE FMWLIrTH 3/8 RADL.r nn nn nn ® ® FnT F�BFn /� FnT FnT (nT (�F FLr n FLr G M Inn Mn D M N.T.S. �� Lt OLJVO�W ��WL�DD l JL�� N.T.S. Oa 4�LSL� DIJ JLL5L5 DD L��QOLS N.T.S. OO MOO 4� Lr DO Lr] WL�QL��W DD L�Lr�❑ N.T.S. OQ CS ��■® $/1/1¢ DRP 8016 DRP 8019 D�B014 Honor Coffee CUP Planning Commission, Public Hearing March 5, 2015 �►` 3400 Via Lido1 Conditional Use Permit No. UP2015-ool (PA2015-002) s MpWpyyc $ �4 �y NBg��E Ownership Interests in LMV N]s�YNfW J]101 .p`}jMe Fee Simple f Elk's Lodge 0 1% 9,849 sq ft = A (0.23 acres) �,,. 4 Leasehold �.°I° yo• Son-site ;: � �4. spaces and . ¢ $o, a 38 spaces sM .� Not a Part after bpm in municipal lot I W Y wax: I :ami W � 19].,8 l\ 99 ri I e Y pd II I is°'o:s TT n9-MNlO' Rs9} $}II]L1Z � 1 OW P�Iy \ 9�R WIM 9 '14tL9�,Nu _-- F � I 3 en.v'v L-9,Y w I PARCEL O ' ,y� I U / i-]nss o I I •� /y r MN 4- %U14 Q Af 'c2 +—"e6v>ss w zu.er :v.0 W.]-z. _ /Q aro I I .i I c ...Lido Shops j'°%«��' G� Subject • �- -' I ' IM, a I a_ 12,090 sq it(0.28 ac) G nonconforming to pa ;ing - Property l�P (PA2(�1 Vicinity Map SC 1 i ry e � • 1 1 i \ go 0 I Subject o 0 Property �, plot s M 07/13/2012 Community Development Department- Planning Division 3 • CAnnission1 Site Plar :✓ i y`7 , 07/13/2012 Com III r o � 1 - . . 1 .. t- Planning Division %I 1 11141 qC/FOu Background Use Permit No. UP2001-005 - authorized a Type 21 (Off Sale General) alcohol license and a Type 42 (On Sale Beer and Wine, Public Premise) alcohol license for a retail wine establishment with periodic wine tasting seminars. October z8, 20o8, Use Permit No. UP2001-005 was modified and subsequent Use Permit No. UP2002-034 was rescinded, which permitted the sale of distilled spirits, live entertainment, and expanded hours of operation . Parking . As modified, 21 parking spaces were required in the Lido Marina Village parking structure . 07/3.3/2012 Community Development Department- Planning Division .v Adjacent Suite c , i�• . 6 y . iN0, 4. ` ; F i v 07/13/2012 Community Development Department- Planning Division 7 View from Private Alley 340141 T ` _ T0902121� , 07/13/2012 Community Development Department- Planning Division 8 Adjacent Land Uses L197 - 1 r- Hated;s l3P (PA2fSr1 Request Conditional Use Permit No . UP2015 - 001 ( PA2015 -002) CUP for an eating and drinking establishment (coffee shop) No alcohol service, live entertainment, or dancing . Reduction in on -site parking requirements (no parking is provided on -site) 07/13/2012 Community Development Department- Planning Division 10 pted e lJP (PA261 Project Details UP2015-001 (PA2015-002) AlcoholNo alcohol service PublicNet - . 627 square feet 17 seats Occupancy 42 patrons and 3 employees • Too a . m . to 8:oo p. m ., daily 07/13/2012 Community Development Department- Planning Division i Floor Plan , MAU m i Area " m o �''• m Q • i�Od fit' ,\ O `�� m � �►/1 01�9� i e <,> - ° ,e . >> 00 1 00-0 11-4 in- e > ., Parking Requirement Code Re wired Parkin Interior Net Public Area (NPA) Tone talCode Requirement (1/5o sq ft of NPA) 13 Reta i I Parking Credit (s/25o sq ft of 07/33/2012 Community Development Department- Planning Division 13 GFA) Additional 5 aces Re wired Parking Demand Analysis Conducted in August of 2013 based on existing uses then projected parking demand using ULI data for proposed uses . At full build - out, shows a shortfall of loo spaces at 6 : oo p . m . on Saturday. Additional parking analysis will be conducted to obtain real -time data of parking demand for uses with re - occupancy of Lido Marina Village . 07/3.3/2012 Community Development Department- Planning Division iz, M Park "Ing • ■ Part of Lido Marina Village area Captive Market - many uses in close proximity generate the opportunity for shared trips . Different Peak Periods — Coffee shop traffic is expected to peak in the morning hour whereas other retail, office, and restaurant uses peak later in the day. Promoting pedestrian and bicycle access- Renovation of the adjacent Lido Marina Village will accommodate additional pedestrian and bicycle traffic through the area . 07/3.3/2012 Community Development Department- Planning Division i; l3P (PA2fSr1 CEQA Review The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class i. ( Existing Facilities) . The proposed project involves interior tenant improvements of an existing building to accommodate a new eating and drinking establishment, which is within the thresholds identified in CEQA Guidelines Section 1530J. - 07/3.3/2012 Community Development Department- Planning Division i6 nte'd<a 11P (PA261 Recommendation ■ Conduct a public hearing ■ Adopt the draft resolution for approval : Prior Use Permit No . UP2001-005 is rescinded ■ If final action is taken, appeal period expires Thursday, March 19, 2015 . • If no appeal, proceed to final design, permitting and construction . 07/13/2012 Community Development Department- Planning Division 1 t 1• *• 1 f 1 T r I I For more information contact: Makana Nova,Associate Planner 949-644-3249 mnova@newportbeachca.gov www.newportIe8chca.gov