HomeMy WebLinkAbout20191021_PRR_PWPROJECT REVIEW REQUEST
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Please Distribute to:
Building/Dan Kennedy
Life Safety Services/Susan Guzzetta EMP/Ben
Ellingson
Public Works -Brine/Keely/Almendralo/Cooke
Police Dept. -R. D. Mock/W. Joe (ABC)
Applicant: N Consulting Engineers, Inc.
Project Name La Fogata restaurant
Address: 3021 East Coast Highway
(PA2019-211) CD2019-048 UP2019-048
Date: October 21, 2019
Please return PRR and Plans to Staff Planner
David Blumenthal, Planning Consultant
949-644-3200 or dblumenthal@newportbeachca.gov
Contact: Andrew Davies
714-398-7150
Applicant is requesting to expand the existing La Fogata restaurant, which operates with an ABC Type
41 license, into the adjacent tenant space ( currently occupied by Pacific Shore Cleaners) The request
also includes a parking waiver for 10 spaces. Existing restaurant is 1,201 s.f., expansion area is 1,202
s.f.
REPORT REQUESTED BY: Nlovember 8, 2019-
Select Mtg HEARING DATE: SELECT DATE
Check all that apply:
□ No comments on the project
as presented.
□ Application of Standard Code
requirements are not
expected to alter the project
design.
□ Recommended conditions of
approval are attached.
□ Application of Standard Code
requirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
□ I contacted the applicant on
Notes:
□ To schedule an appt. for
Code review
□ To discuss the following
(see notes)
~~+------~ lt::,{t.1/1°1
Signature Ext. Date
Tmplt: 06/07/19
T RAM ES SOLUTIONS INC.
October 1, 2019
Mr. Mark Moshayedi
3021 East Coast Highway LLC.
3121 Michelson Drive, #200
Irvine, CA 92612
Subject: La Fogata Parking Study (JN 0332-0001)
Dear Mr. Moshayedi:
4225 Oceanside Blvd., #354H
Oceanside , CA 92056
(760) 291 -1400
Trames Solutions Inc. is pleased to submit the following parking study for the proposed La
Fogata expansion. It is our understanding that the project will consist oti expanding the
existing restaurant into the existing space currently occupied by a dry cleaning business.
The site is located at 3021 East Coast Highway in the City of Newport Beach.
INTRODUCTION
The La Fogata restaurant currently occupies 1,201 square feet of space . The restaurant
plans to occupy the Pacific Shores Cleaners that occupies 1,202 square feet of space.
Attachment A provides the layout of the individual uses and the overall site .
~~ clavt.~. -~lOvS s~
Currently, there arG parking spa:;£ilable g;~~-~fe<-~6 °J~ula~~s· and 4
handicap spaces). On-street parking spaces are also provided along the perimeter of the
shopping center as follows based on the observed number of vehicles parked:
Pacific Coast Highway (South Side Only) 1 Hr. Pkg.
Jasmine Avenue (Both Sides) 1 Hr. Pkg.
First Street (Both Sides)
8 spaces
11 spaces
12 spaces -· ......... -
Iris Street (Both Sides)
Total Off-Site
"17\i(~C.. \;JO(~ ~ ~()(" W~C}~ ~
U ':e:, t>F t\) 0u~ ~Af /..U-1 tJb 1b ~Tlbp/
'j)Q.\VAfE 'P~ ~QJ\~{?;,..
16 spaces t,,. _ _
47 spaces
I -
Trames 0332-0001
Mr. Mark Moshayedi
3021 East Coast Highway LLC.
October 1, 2019
Page 2
The intent of this parking study is to determine the current parking demands and estimate
the future parking demands based on the restaurant's expansion into the space occupied
by the dry cleaners.
The following scope of work represents the services conducted to evaluate the
adequacy of the number of parking spaces at the current and proposed site.
1. Conducted parking counts between 5:00 AM to 10:00 PM on a weekday and
between 6:00 AM and 10:00 PM on a weekend.
2. Identified the maximum number of occupied parking spaces based on the
empirical counts.
3. Determined the project's parking demand based on the proposed square footage
utilizing the City's parking demand rates.
4. Determined the parking demands based on other vacancies.
CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS
As indicated previously, the project is proposed to be located
commercial center that has the following parking requirements:
Verizon 9a 9p -2,245 sf (1 space/250 sf)
La Fogata (Mexican restaurant): 11 a -9p -1, 181 sf
9 sp
5 sp per UP 3235
Pacific Shores Cleaners: 7a-7p; Sat 9-5; Sun closed -1,202 sf (1 space/250 sf) 5 sp
Gina's Pizza: M-F 1 0a -1 Op; Sa/Su 10:30-10:30 -1,100 sf -0 sp per UP 1761
Smart & Final: 6a -1 Op -15,000 sf (1 space/250 sf) 62 sp
Jan's (1,264 sf restaurant)
Orangetheory (2,783 sf)
Total Spaces Required for Existing Uses
11 sp
14 sp
106 sp
Trames 0332-0001
Mr. Mark Moshayedi
3021 East Coast Highway LLC.
October 1, 2019
Page 3
The following parking rate is based on the City of Newport Beach's Municipal Zoning
Code 21.40.060 for the use associated with the proposed site:
• Food Service Uses = 1 parking space for each 30 to 50 square feet of net
public area
The proposed expansion would include a total of 1,202 sf. One half of this space (601
sf) would be used for the public area . According to the code requirements, the parking
rate ranges between 1 space for 30 and 50 square feet of public area. The variability is
based on physical and operational site characteristics and location of the establishment.
In order to estimate the number of parking spaces that this expansion would require, the
middle of the range has been applied (1 space per 40 square feet of public use).
Therefore, the following number of parking spaces would be required for the proposed
1,202 sf (601 sf of public area) expansion project:
118:oi~ .
• Restaurant = 15 spaces ~ spaces = 601 sf* 1 sp/40 sf)
• Existing Pacific Shore Cleaners = 5 spaces
Net additional spaces required = 1 O
PARKING SURVEY
As indicated previously, the study area consists of 70 on-site parking spaces and 4 7 off-
site (on-street) parking spaces. A parking count was conducted on Thursday,
September 19, 2019 between the hours of 5:00 AM -10:00 PM. A weekend survey
was also conducted on Saturday, September 21, 2019 between the hours of 6 :00 AM
and 10:00 PM. Attachment B contains the empirical parking survey for the weekday
and weekend time periods.
The highest demand on the weekday occurred at 11 :00 AM with a total of 96 occupied
spaces for an overall utilization rate of 82 .1 % (96 occupied stalls/117 total on and off site
Trames 0332-0001
Mr. Mark Moshayedi
3021 East Coast Highway LLC.
October 1, 2019
Page 4
~),;, ~\;~
~,? ~o,"-"-\ 't, ~:~ ~-•
~ . AA 1"0 '(\u~ ~ tf\tlj_,, -n.)\{)\\v
{Q\J\ C().}l~ ~e, C
stalls) .
utilization
t\M period had an on-site de and of 61 stalls which resulted in a
.---
1 occupied stalls/70 total -site stalls). The offsite utilization was
determined to be 74.5% (35 occupied stalls/4 total off-site stalls). Based on a supply of
117 parking spaces, a surplus of 21 par ng spaces were available during the peak
weekday demand period.
The weekend had the highest de and of 101 occupied parking spaces occurring at 12:00
PM for an overall utilization te of 86.3% (101 occupied stalls/117 total on and off-site
~ftM;;~-JJ-..r<eriod had an on-site demand of 63 stalls which resulted in a stalls).
utilizati cu pied stalls/70 total on-site stalls). The off-site utilization was
. % (38 occupied stalls/4 7 total off-site stalls). Based on a supply of
117 parking spaces, a surplus of 16 parking spaces were available during the peak
weekend demand period.
CONCLUSIONS
Based on the City's parking code, the existing commercial center currently requires a total
of 106 on-site parking spaces. With the expansion of the La Fogata restaurant into the
Pacific Shore Cleaners space, a total of 116 on-site parking spaces would be required
based on the City's code (106 currently required spaces + 10 for the net expansion).
The commercial center provides for 70 on-site parking spaces with 4 7 off-site parking
spaces on the adjacent streets. This results in a total of 117 parking spaces . In order to
determine the actual parking demands, empirical parking counts were collected during the
peak timeframe on a weekday and weekend. The counts indicate the highest demand
occurred on a weekend with 101 out of the total 117 pa ing spaces were occupied
(86.3% utilization rate). This results in an excess supply f 16 spa ,es.
Based on the City of Newport Beach's par · g code, the proposed expansion project
would require a net total of 10 additional arking spaces. Therefore, assuming that the
Mr. Mark Moshayedi
3021 East Coast Highway LLC.
October 1, 2019
Page 5
proposed project's parking demands occur concurrently with the shopping center's peak,
there would still be an excess supply8 ces (accounting for current peak demands).
The analysis presented above can be considered a conservative estimate of the site's
parking demands for the following reasons:
1. The empirical data was collected during the month of September. The
summer months are considered the busiest time of the year and therefore,
the parking demands are typically higher during these months.
2. It is expected that some of the clients will walk or bike to the site -thereby
reducing the need for parking spaces.
3. The parking analysis has assumed that the project is a standalone
development and that no sharing of parking would occur. Since other
compatible uses would be present, it is likely that customers would use the
same parking space to patronize multiple businesses.
If there are any questions regarding the analysis, please do not hesitate to call me at (949)
244-2436.
Respectfully submitted,
Trames Solutions Inc.
Scott Sato, P .E.
Vice President
Attachment A -Site Plan
Attachment B -Empirical Parking Data
Trames 0332-0001
ATTACHMENT A
SITE PLAN
Trames 0332-0001
2019-10-01 13:10:33 1/11 Space Accounting Book_ 1.18.17.pdf (#89)
1.6.17
1A
2019-10-01 13:10:33
3049 East Coast
J001 ··J049 F.osl CoJsl HighwJy
:::orona Ol~I Mnr, CA 92625
SUITE OCCUPANT
3049 Sma,t &. FinJI
USF
20,157.09
Final Composite Drawing
USF -Toral Usable Arc.J
2/11
RSF CLSF
20,157.09 15,400.00
Stevenson
Systems
Space Accounting Book_ 1.18.17.pdf (2/11)
1.6.17
=1001
1A
2019-10-01 13:10:33
3049 East Coast
300i--J049 EJsl '.:oasl H1ghwJ1'
·'..:oron.i Oei Mar, C;:\ 92.62r_;
Smart & Final
Suite 3049 -Final Tenant
ID Suite USF Corr, Ext Total USF Target RSF Current RSF LED
Stevenson
Systems
1.,\-0i 20,157,09 0.00 20,157.09 20,157.09 15,400.00
3/11 Space Accounting Book_ 1.18.17.pdf (3/11)
1.18.17
18
2019-10-01 13:10:33
SUITE OCCUPANT
'.{XX Rasem{~nr (Vacant)
-t:~o GillJ'S Pin:::.i
3001 Verizon vVirele.;s
,30218 OrangeTheory Firm?$S
3001 East Coast
300hi049 EJSI COJSI Highway
:oron,.t Dl~I Mar, CA 92625
USF
3.393.lG
1.IJ$3.:J6
:,.9U7.?.0
I
~-----------..___________..J
RSF
3.393.7G
1.IJIJ3.Jb
2,228.35
2,(307.19
CLSF
:,.,100.00
1.100.<l()
2.246.00
:~.783.00
Final Composite Drawing
4/11
SUITE OCCUPANT
,1021,~ Jan·s Health aar
3025 I.J cogara
302? PJcitic Shure;:-~
USF
1.266.16
1,201.16
1.266.7.3
CLSF -Current L0.JSed Mea
RSF
1.266.16
1,201.16
1 .266.73
CLSF
l,2Gs.00
i,181.<lu
1 .202.00
Stevenson
Systems
Space Accounting Book_ 1.18.17 .pdf (4/11)
1.6.17
18
2019-10-01 13:10:33
3001 East Coast
J0Oi ··J049 EJSl :o.1st HighwJy
:oroni.l )f_.! M.:t1, c,, J262~)
Verizon Wireless
Suite 3007 -Final Tenant
ID Suite USF Corr. Ext Total USF Target RSF Current RSF LED
Stevenson
Systems
113·02 ?..22B..·35 0.00 :!.2:~8.55 2.228.55 2,2,16.00
5/11 Space Accounting Book_ 1. 18.17.pdf (5/11)
1.18.17
18
2019-10-01 13:10:34
3001 East Coast
.J001 ··J049 E.1st ~cost H1ghw:iy
':.oron,.1 :)t~I Me1I. C.:\ J262'j
Jan's Health Bar
Suite 3021A -Final Tenant
ID Suite USF Corr. Ext Total USF Target RSF Current RSF tED
Stevenson
Systems
lH-04 1,2GG.IO 0.00 1.?.66.16 f,266.!6 1.264.()()
6/11 Space Accounting Book_ 1.18.17.pdf (6/11)
1.18.17
i=ia(H
18
2019-10-01 13:10:34
3001 East Coast
J001 ··JQ.19 EJst COJSl Hignw:Jy
::oron.1 01.-:! Mftr, G/1. 'J262rj
OrangeTheory Fitness
Suite 30218 -Final Tenant
ID Suite USF Corr. Ext Total USF Target RSF Current RSF LED
Stevenson
Systems
1(<·03 2.755,35 S!.85 L807.?.0 2.a07.18 2.?s~too
7/11 Space Accounting Book_ 1.18.17.pdf (7/11)
1.6.17
r.1001
18
2019-10-01 13:10:34
3001 East Coast
J001 ··J049 EJS( CO:JSL H1gnwJy
:":orona =)f·I Mar. GA 92625
La Fogata
Suite 3025 • Final Tenant
ID Suite USF Corr. Ext Total USF Target RSF Current RSF LED
Stevenson
Systems
!13··05 1.117.29 1,201.10 l.:!01.lo 1,181.00
8/11 Space Accounting Book_ 1.18.17.pdf (8/11)
1.6.17
18
2019-10-01 13:10:34
3001 East Coast
.JQO1 ··J049 EJSl :aasl H1ghw.1y
GornnJ 01:~1 t'/ltlr, CJ\ :)262'5
Pacific Shores Cleaners
Suite 3027 -Final Tenant
ID Suite USF Corr. Ext Total USF Target RSF Current RSF LED
Stevenson
Systems
113-06 1.178.29 1,260.73 !,2GG.7'.1 J.:!02.C/O
9/11 Space Accounting Book_ 1.18.17 .pdf (9/11)
1.18.17
1B
2019-10-01 13:10:34
3001 East Coast
J001 ··J049 EJst CO:JSl l·HghwJy
:orona 01?1 Mar, CJ\ '32625
Gina•s Pizza
Suite 420 -Final fenant
ID Suite USF Corr. Ext Total USF Target RSF Current RSF LED
Stevenson
Systems
iB·t)I 1.()8:J.3(, tJ.00 l,li83.36 i,083.JG 1.100.tltl
10/11 Space Accounting Book_ 1.18.17.pdf (10/11)
1.6.17
18
2019-10-01 13:10:34
3001 East Coast
3001 --3049 EJSl ;;oJSl Highw;Jy
::.i.)rond Ot·':'l Mar, CA 32625
Basement (Vacant)
Suite XXX -Final Tenant
ID Suite USF Corr. Ext Total USF Target RSF Current RSF LED
Stevenson
Systems
18-07 3,03G.d0 :.)56.::i6 J.39:3.76 J.J83.7G
11/11 Space Accounting Book_ 1.18.17.pdf (11/11)
ATTACHMENT B
EMPIRICAL PARKING DATA
Trames 0332-0001
Corona Del Mar Parking Survey
Corona Del Mar, CA
Thursday, September 19th, 2019
Parking lot
Regular Handicap
Inventory 66 4
5:00AM 19 0
6:00AM 20 0
7:00AM 21 0
8:00AM 32 0
9:00AM 49 0
10:00AM 61 0
11:00AM 59 2
12:00 PM 56 2
1:00 PM 51 0
2:00 PM 41 0
3:00 PM 37 1
4:00 PM 49 0
5:00 PM 51 2
6:00 PM 56 1
7:00 PM so 1
8:00 PM 43 0
Iris Avenue
East Side West Side
7 9
2 3
4 s
5 7
2 7
3 4
6 9
8 9
8 9
8 7
7 6
6 7
6 5
6 5
6 6
5 6
4 5
PCH 1st Avenue Jasmine Avenue
West Side East Side West Side North Side South Side Totals
8 4 8 5 6 117
0 0 2 0 0 26
1 0 3 2 1 36
1 0 5 2 1 42
3 1 3 2 1 51
5 1 6 4 3 75
1 4 5 2 2 90
6 2 6 2 2 96
1 3 6 3 3 91
0 3 7 4 2 82
2 2 7 4 2 71
3 0 5 1 2 62
4 0 4 0 3 71
1 0 7 0 3 75
3 0 4 1 1 78
3 1 5 0 2 73
1 1 1 0 1 56
Corona Del Mar Parking Survey
Corona Del Mar, CA
Saturday, September 21st, 2019
Parking Lot
Regular Handicap
Inventory 66 4
6:00AM 11 0
7:00AM 36 0
8:00 AM 43 0
9:00AM 57 0
10:00AM 57 0
11:00AM 46 0
12:00 PM 63 0
1:00 PM 54 2
2:00 PM 45 1
3:00 PM 46 1
4:00 PM 32 1
5:00 PM 52 0
6:00 PM 35 0
Iris Avenue
East Side West Side
7 9
4 2
7 3
8 3
9 6
7 7
8 8
7 7
6 7
6 4
5 7
7 8
6 7
7 8
PCH 1st Avenue Jasmine Avenue
West Side East Side West Side North Side South Side Totals
8 4 8 5 6 117
0 3 8 0 0 28
1 3 6 0 0 56
1 3 8 2 0 68
1 4 8 2 1 88
6 5 8 3 1 94
3 5 7 2 1 80
5 4 8 3 4 101
4 4 7 4 5 93
3 2 8 2 3 74
4 3 8 1 3 78
2 3 7 1 3 64
2 3 6 3 2 81
3 3 7 2 0 65