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HomeMy WebLinkAboutF-9a - Study of Parking Demand for Phase II and Phase III of Newport Dunes Redevelopment• F -9(a) CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY MEMORANDUM December 4, 1989 TO: Mayor and Members of the City Council FROM: Robert H. Burnham T ",1C:: DEC 11 1989 SUBJ: Study of Parking Demand for Phase II and Phase III of Newport Dunes Redevelopment Newport Dunes is ready to begin work on Phase II of its Redevelopment Plan. Phase II contemplates expansion of the existing marina from 230 to 430 slips and the construction of a new restaurant on the former site of Anthony's Pier 2. Construction of Phase III, the 275 room family inn, is not expected to begin until 1991 or 1992. The Newport Dunes Settlement Agreement does not specify the precise number of parking spaces required for the development encompassed in Phases II and III. Newport Dunes has commissioned a parking study to analyze the peak parking demand of the final two phases of the project (copy attached). The study is similar to those considered by the City in approving the Four Seasons and the Marriott expansion. According to the consultant, the marina, restaurant and family inn would require a maximum of 867 spaces as "stand alone" uses. However, the peak parking demand of each use occurs at different times and the consultant believes 791 spaces would be sufficient. Newport Dunes proposes to provide 939 spaces. Rich Edmonston and Jim Hewicker have reviewed the parking study, believe it accurately reflects likely parking demand, and recommend approval. We recommend the City Council determine that the peak parking demand for Phases II and III of the Newport Dunes Project are as is accurately evaluated in the report prepared by Weston Pringle & Associates. We also recommend that Newport Dunes be required to provide at least 550 parking spaces for the development specified in Phase II and a total of 939 parking spaces for the development ��1V; 2MM 0 contemplated in Phase III, with all development subject to the approval, by the Traffic Engineer, of the final parking/ circulation plan, and the appropriate number of compact spaces. Robert H. Burnham City Attorney RHB:jg Attachment A Weston Pringie & Associates TRAI'1'IC & TRANSPORTATION ENGINURING September 5, 1989 Mr. Robert Gleason Newport Dunes 998 W. Mission Bay Drive San Diego, CA 92109 Dear Mr. Gleason: C C � •.� This letter summarizes our review of parking factors related ttZ— ecses II and III of the Newport Dunes Redevelopment Plan. The review was based upon information provided by you, field studies by our staff and standard reference material. PROJECT DESCRIPTION The Newport Dunes Aquatic Park is, tieing redeveloped in three phases. Phase I includes the public beach, day use parking, dry boat storage, boat launch, recreational vehicle park and marina. Work on this phase is currently nearing completion. Under Phase II, the existing marina will be renovated and expanded form 230 to 430 slips. In addition, a new restaurant will be built with a total public area not to exceed 15,000 square feet. Phase III would include a 275 room family inn with restaurant, cocktail lounge. coffee shop, pool lounge. small meeting rooms, recreation room and retail space. It is proposed that approximately 50 percent of the guest rooms will have kitchen facilities. Parking for 939 vehicles 1s available for Phase iI and III uses. EXISTING CONDITIONS At present, a 230 slip marina is in operation and parking is provided for this site. This provides a model to survey and utilize to estimate future parking needs for this use. Records have been kept by the operators of parking demands and these data from May 15 to July 15, 1989, 26511 East Chapman Avenue 9 Suite 1 10 exullerlon. California 92631 • (714) 871 -2831. were reviewed. Review of these data indicated all spaces occupied on July 4 with 105 parked vehicles at 4:00 PM on Sunday June 25, 1989, being the second peak. These data also indicate peak demands during the afternoon with reduced demands during other periods. In order to validate these data, observations were made by Weston Pringle and Associates staff on a weekend and weekday. The results of these surveys are summarized in Table 1. Review of Table 1 indicates that Sunday had the highest observed parking demand with the peak occurring at 2:00 PM when 132 parked vehicles were observed. This peak represents a ratio of 0.57 parked spaces per slip. It can also be seen from Table 1 that morning and evening parking demands are approximately 69 percent of the peak demand. ANALYSIS Determination of parking needs for multi use projects must consider both the potential of joint usage and differing times of peak demands. In this case, marina tenants could visit restaurants, inn guests could patronize the free standing restaurant, RV park guests could patronize restaurants and shops, and similar cross uses. In addition, non -guest room facilities within hotels do not have the same parking requirements as do similar uses that are free standing. Marina The field studies indicate that the existing marina had a peak demand of 0.57 parked vehicles per slip on a Sunday afternoon with the morning •and evening demands being 69 percent of the peak, While the peak demand on July 4th exceeded this observed peak, it is not reasonable to design for a peak that may occur only two or three times per year. (This is similar to not, providing for the peak Christmas shopping" demand at a shopping center.) If the 0.57 spaces per slip ratio is applied to the marina, the need for 245 spaces to serve 430 slips is determined. This would be the daytime peak demand with the demand reduced to 169 spaces during evening and morning periods. -2- Table 1 PARKING SURVEY SUMMARY Newport Dunes (1) Based upon 179 spaces -3- PARKED VEHICLES /PERCENT OCCUPANCY") Saturday Sunday Thursday TIME (7/29/89) (7 30 89 ) (8/3/89 8:00 AM 72/40 90/50 27/15 10:00 AM 81/45 91/51 31/17 Noon 92/51 100/56 34/19 2:00 PM 99/55 132/74 40/22 4:00 PM 97/54 112/63 34/19 6:00 PM 88/49 87/49 42/23 8:00 PM 81/45 48/27 44/25 (1) Based upon 179 spaces -3- Restaurant The City of Newport Beach requires one space per 40 square feet of public area for restaurants. Provisions are also included to require parking ratios from one space per 30 to one space per 50 square feet of net public area. Since there is a good opportunity for the restaurant to be patronized by marina users, hotel guests and RV park guests, the lower ratio of one space per 50 square feet would be applicable in this case. This ratio would equate to a need for 300 parking spaces for the restaurant. Inn Facilities such as inns, hotels and motels are each relatively unique and generalized parking ratios may or may not apply. Parking ratios for these facilities are generally based upon the number of guest rooms and include needs for ancillary uses. The.wide range of parking ratios that can occur at hotels is illustrated by the listing of various survey results in Table 2. The types of facilities listed in Table 2 are varying with some being generally business types and others being destination resort type. Based upon the description of the proposed inn, it is' felt that the Del Corondado, La Costa and Newporter best represent the planned facility. Of the three, the Del Coronado would best represent the concept for the subject project. The ratio for the Del Coronado is also near the average ratio.of the three hotels of 1:17 spaces per room. This average rate is recommended for the subject hotel resulting in a need for 322 parking spaces. Combined Parking Needs The preceding paragraphs have examined parking needs for each of the three principal uses. Table 2 summarizes the projected parking needs for each use. The peak demand for each use individually is listed and totals 0 -4- • -5- Table 2 HOTEL PARKING RATIOS Newport Dunes HOTEL LOCATION PARKING RATIO") Marriott(2) Newport Center 0.86 Sheraton(3) Newport Beach 0.99 Four Seasons(4) Houston 0.43 Del Coronado(5) Coronado 1.16 La Costa(5) Carlsbad 1.39 Newporter(6) Newport Beach 0.96 (1) Parked Vehicles /Room (2) "Newport Beach Marriott Hotel Parking Study ". Weston Pringle b Associates, July 20,1989. (3) "Sheraton Hotel Traffic 6 Parking Study ". Weston Pringle b Associates. 1982. (4) "Four Seasons Hotel Traffic b Parking Study ", Weston Pringle 5 Associates. 1983. . (5) "Resort Hotel Traffic Study ", Austin -Foust Associates, Inc., 1986. (6) "Newporter Resort Traffic and Parking Study", Weston Pringle b Associates, 1989. 0 0 -6 867 spaces. Due to the characteristics of each use, all peaks would not occur simultaneously. As indicated in the discussion of the marina parking, the demand for this use 1s projected to be 169 spaces during the evening. This evening period is when the restaurant and hotel would be expected to be near peak. This scenario is also listed in Table 3 and indicates a total parking demand of 791 which could be accommodated by the 939 space supply. Studies such as the Urban Land Institute's "Shared Parking" have indicated that hotel peak demands typically occur after 9:00 PM and before 7:00 AM. This would indicate a further reduced demand during peak restaurant periods. The proposed inn could be expected to exhibit these characteristics due to the attractiveness of the area such as Disneyland. Knotts, other restaurants and general tourist facilities. While this has not been quantified or applied, it does support the adequacy of the supply to serve the proposed uses. It should also be noted that no reduction in demands have been assumed for cross over users such as marina tenants or RV guests eating at the restaurants or hotel guests eating at the free standing restaurant. These conditions provide a safe margin for the parking adequacy. SUMMARY This study has reviewed parking needs for Phases 11 and III of the Newport Dunes Redevelopment Plan. _ Existing conditions were examined to quantify marina parking characteristics. Previous studies were reviewed to determine parking factors for the restaurant and inn uses. On a individual basis the theoretical demand does not exceed the supply. The differing peaking characteristics result in a further increased supply of parking space. An estimated peak demand of 791 spaces was developed which can be accommodated by the 939 space supply. This estimate did not consider multi stop visits or the fact that hotel and restaurant parking peaks are not coincident. On this basis, it is concluded that the proposed parking supply will be adequate to accommodate the planned uses. Table 3 PARKING DEMANDS INDIVIDUAL USES PROJECT LAND USE UAQ NTITY RATIO PEAK DEMANDS PEAK Marina 430 Slips 0.59 245 169 Restaurant 15,000 SF 1/50 300 300 Inn 275 Rooms 1.17 322 322 TOTALS B67 791 We trust that this study will be of assistance to you in the development of this project. If you have any questions or require additional information, please call us. Respectfully submitted, WESTON PRINGLE 6 ASSOCIATES ,��k�lli Weston S. Pringle, P.E. Registered Professional Engineer State of California Numbers C16828 b TR565 WSP:hld #891130 cc. Mr. David Neish V-