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HomeMy WebLinkAboutPA2022-0211_20230306_Incomplete Letter 2023-03-06I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0211\Correspondence\Incomplete Letters\PA2022-0211_20230306_Incomplete Letter 2023-03-06.docx Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING March 6, 2023 The Irvine Company Attn: Barry Curtis 550 Newport Center Drive Newport Beach, CA 92660 bcurtis@irvinecompany.com Application No. Conditional Use Permit (PA2022-0211) Address 2523 Eastbluff Drive Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. The following documentation is required to complete the application: 1. On-Site vs. Off-site Parking: Per response letter, staff understands that there is a reciprocal parking agreement between Eastbluff Plaza and 2503 and 2507 Eastbluff Drive (properties highlighted in yellow, below). However, the parking supply within plaza (highlighted in blue) is considered on-site parking where as the properties in yellow are considered off-site. Please provide the number of on-site parking spaces vs. off-site parking spaces. Also, please provide a copy of previously mentioned reciprocal parking agreement. Separate properties I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0211\Correspondence\Incomplete Letters\PA2022-0211_20230306_Incomplete Letter 2023-03-06.docx Page 2 2. Parking: The existing Use Permit based the parking requirement from the old Zoning Code. The new restaurant must be parked per the current Zoning Code regulations, which requires 1 space per 40 square feet of net public area. Since the parking is shared, the recalculation of each individual tenant space is required. As mentioned above, please differentiate between on-site parking vs. off-site parking with parking agreement. a. Revisions are required to the provided Exhibit 1. The table should show a deficit as it should include a proposed increase for the restaurant and new parking requirements. Please remove references to existing, as well as the 7 required spaces for the restaurant. b. Since this is a new use permit, there will not be a credit of 7 parking spaces per the old use permit. The number of spaces requested to be waived should not include a 7-space credit. Re-adjust request for waiver to appropriate number of spaces. c. 1/50 SF of NPA parking rate: Please provide detailed justification for using this rate. Review and respond to 20.40.060 (Parking Requirements for Food Services) for review. 3. Parking Study: a. For the vacancy, please clarify that the medical office is off-site and not a part of the subject property. The reciprocal parking agreement is helpful to the site’s parking as it increases supply. However, the off-site parking is not a part of the on-site supply and the study should be clear about that. b. The parking study should provide an objective (ie. waive X amount of parking spaces) and demonstrate why it is possible. c. See all comments from Public Works. Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact David Lee, Associate Planner at 949-644-3225, dlee@newportbeachca.gov. By: David Lee, Associate Planner Attachments: Public Works Comments Police Department Review Memo \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx To: Chase Gilmore From: Sandhya Perumalla and Daryl Zerfass Irvine Company Retail Properties Stantec File: 2042625900 Date: February 13, 2023 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach The purpose of this memo is to present a parking analysis to determine the current level of parking utilization at the Eastbluff Village Center located at 2555 Eastbluff Drive in the City of Newport Beach, California. The project site is located on the northwest corner of the Eastbluff Drive and Vista Del Sol intersection, with three site access driveways—one on Eastbluff Drive (shared with the Newport Beach Tennis Club) and two on Vista Del Oro. The shopping center consists of a total of 343 parking spaces, and a total of approximately 75,414 square feet (SF) of retail and medical uses that are leased out to various tenants. Currently, 73,551 SF of the Project is leased for retail and medical uses, and the remaining 1,863 SF is vacant. A parking survey of the existing Eastbluff Village Center was conducted to identify peak parking usage. A professional traffic data collection firm, Transportation Studies Inc. (TSI), was engaged to conduct the parking survey. Parking counts were collected at approximately half-hour intervals over a twelve-hour period from 10 AM to 10 PM for three consecutive days—Thursday to Saturday—in September 2021. In total, there are 307 regular parking spaces and 11 handicap parking spaces in the front of the shopping center and an additional 25 parking spaces for the shopping center in the back of the lot, for a total of 343 spaces. A summary of the existing parking spaces is shown in Table 1. TABLE 1 - EXISTING PARKING SPACES Type No. of Parking Spaces Handicap 11 Regular – Front Lot 307 Regular – Back Lot 25 Total Shopping Center 343 The three days of parking counts that were collected at the site are summarized in Table 2. Regular and handicap parking spaces were counted, as well as parking spaces in the back lot. Based on the parking counts, the maximum parking demand occurred at approximately 12:30 PM on Thursday and Friday, with parking utilization of 235 spaces and 216 spaces, respectively. On Saturday, the maximum parking demand occurred at approximately 1:30 PM with a parking utilization of 218 spaces. This suggests that there are only about 69 percent, 63 percent, and 64 percent of the available parking spaces occupied at the peak time on a Thursday, Friday, and Saturday, respectively. See Figure 1 for a graphical illustration of the parking counts. February 13, 2023 Page 2 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx TABLE 2 - PARKING COUNTS SUMMARY Note: ‘Back Lot’ includes approximately 25 spaces for the retail center and an additional 14 spaces reserved for the apartment clubhouse that are not a part of this analysis. Regular HandicapBack lot Total Regular HandicapBack lot Total Regular HandicapBack lot Total 10:00 AM 150 2 15 167 131 4 18 153 137 5 17 159 10:30 AM 159 2 17 178 135 2 20 157 136 5 19 160 11:00 AM 170 4 22 196 140 4 20 164 150 4 19 173 11:30 AM 188 3 20 211 165 3 22 190 144 0 19 163 12:00 PM 180 5 21 206 158 4 22 184 140 4 19 163 12:30 PM 211 2 22 235 189 5 22 216 139 2 20 161 1:00 PM 197 3 22 222 180 2 22 204 154 6 20 180 1:30 PM 183 3 22 208 163 3 22 188 194 5 19 218 2:00 PM 172 4 20 196 168 3 24 195 179 4 22 205 2:30 PM 187 5 21 213 173 5 22 200 161 3 20 184 3:00 PM 184 3 19 206 163 5 21 189 165 4 21 190 3:30 PM 183 5 19 207 154 4 19 177 136 2 19 157 4:00 PM 144 5 21 170 152 4 21 177 140 3 22 165 4:30 PM 188 3 19 210 166 5 23 194 124 3 18 145 5:00 PM 166 1 22 189 181 5 22 208 129 3 18 150 5:30 PM 158 3 20 181 168 3 22 193 136 5 18 159 6:00 PM 168 2 19 189 160 5 18 183 131 4 15 150 6:30 PM 144 1 17 162 140 4 11 155 119 5 15 139 7:00 PM 128 2 14 144 124 1 9 134 101 3 11 115 7:30 PM 114 1 11 126 128 0 10 138 84 1 9 94 8:00 PM 91 0 9 100 106 2 11 119 82 0 9 91 8:30 PM 72 0 9 81 101 0 10 111 67 3 9 79 9:00 PM 43 0 7 50 75 1 10 86 57 0 8 65 9:30 PM 36 0 5 41 48 1 8 57 49 0 5 54 Count Period Thursday Friday Saturday 16-Sep-21 17-Sep-21 18-Sep-21 February 13, 2023 Page 3 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx FIGURE 1 - PARKING COUNTS PARKING DEMAND Table 3 shows the parking demand summary for the existing retail that is leased and the total number of retail spaces. By correlating the measured maximum parking demand of 235 spaces for the shopping center to the total of currently leased square footage of 73,551 SF, the peak parking rate equates to 3.2 spaces per thousand square feet. When accounting for the 310 SF of vacant medical office (1.24 stalls) and the 1,553 SF (plus patio) for suite 2523 (20.5 stalls) the expected parking demand for the entire retail center is 257 spaces. This results in a surplus of 86 spaces for the shopping center. This indicates that with the entire shopping center leased with no vacant suites, full occupancy parking demand would not exceed current parking supply. 0 50 100 150 200 250 300 350 400 10 : 0 0 A M 10 : 3 0 A M 11 : 0 0 A M 11 : 3 0 A M 12 : 0 0 P M 12 : 3 0 P M 1: 0 0 P M 1: 3 0 P M 2: 0 0 P M 2: 3 0 P M 3: 0 0 P M 3: 3 0 P M 4: 0 0 P M 4: 3 0 P M 5: 0 0 P M 5: 3 0 P M 6: 0 0 P M 6: 3 0 P M 7: 0 0 P M 7: 3 0 P M 8: 0 0 P M 8: 3 0 P M 9: 0 0 P M 9: 3 0 P M Pa r k i n g D e m a n d Time of Day Eastbluff Village Center Parking Survey Data Thursday 16-Sep-21 Total Friday 17-Sep-21 Total Saturday 18-Sep-21 Total Shopping Center Parking Capacity February 13, 2023 Page 4 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx TABLE 3 PARKING DEMAND Parking Area Amount (Square Feet) No. of Parking Spaces Peak Hour Demand for Shopping Center Parking Used (%) Surplus Surplus (%) Existing Leased Retail 73,551 343 235 spaces 69% 108 31% Total Retail 75,414 343 257 spaces 75% 86 30% Thank you for the opportunity to work with you and your team on this important parking study effort for the Eastbluff Village Center. Please feel free to contact Daryl or Sandhya if you have any questions or if you would like to discuss the above material. STANTEC CONSULTING SERVICES INC. Daryl Zerfass PE, PTP Sandhya Perumalla Principal, Transportation Planning & Traffic Engineering Senior Transportation Planner Phone: (949) 923-6058 Phone: (949) 923-6074 Daryl.Zerfass @stantec.com Sandhya.Perumalla@stantec.com Memo \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx To: Chase Gilmore From: Sandhya Perumalla and Daryl Zerfass Irvine Company Retail Properties Stantec File: 2042625900 Date: February 13, 2023 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach The purpose of this memo is to present a parking analysis to determine the current level of parking utilization at the Eastbluff Village Center located at 2555 Eastbluff Drive in the City of Newport Beach, California. The project site is located on the northwest corner of the Eastbluff Drive and Vista Del Sol intersection, with three site access driveways—one on Eastbluff Drive (shared with the Newport Beach Tennis Club) and two on Vista Del Oro. The shopping center consists of a total of 343 parking spaces, and a total of approximately 75,414 square feet (SF) of retail and medical uses that are leased out to various tenants. Currently, 73,551 SF of the Project is leased for retail and medical uses, and the remaining 1,863 SF is vacant. A parking survey of the existing Eastbluff Village Center was conducted to identify peak parking usage. A professional traffic data collection firm, Transportation Studies Inc. (TSI), was engaged to conduct the parking survey. Parking counts were collected at approximately half-hour intervals over a twelve-hour period from 10 AM to 10 PM for three consecutive days—Thursday to Saturday—in September 2021. In total, there are 307 regular parking spaces and 11 handicap parking spaces in the front of the shopping center and an additional 25 parking spaces for the shopping center in the back of the lot, for a total of 343 spaces. A summary of the existing parking spaces is shown in Table 1. TABLE 1 - EXISTING PARKING SPACES Type No. of Parking Spaces Handicap 11 Regular – Front Lot 307 Regular – Back Lot 25 Total Shopping Center 343 The three days of parking counts that were collected at the site are summarized in Table 2. Regular and handicap parking spaces were counted, as well as parking spaces in the back lot. Based on the parking counts, the maximum parking demand occurred at approximately 12:30 PM on Thursday and Friday, with parking utilization of 235 spaces and 216 spaces, respectively. On Saturday, the maximum parking demand occurred at approximately 1:30 PM with a parking utilization of 218 spaces. This suggests that there are only about 69 percent, 63 percent, and 64 percent of the available parking spaces occupied at the peak time on a Thursday, Friday, and Saturday, respectively. See Figure 1 for a graphical illustration of the parking counts. Were all the retail and medical offices operating at pre-COVID 19 levels during the parking survey dates? PW Review _X_ 2/24/23 Ex p l a i n v a c a n c i e s ( 3 1 0 S F me d i c a l a n d 1 , 1 5 5 3 S F re s t a u r a n t ) See comment on page 3. FYI, SF doesn't match with Irvine Company's letter to City (dated 12/23/22, Exhibit 1).Has there been any changes to the tenant occupancy since Oct. 2021? February 13, 2023 Page 2 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx TABLE 2 - PARKING COUNTS SUMMARY Note: ‘Back Lot’ includes approximately 25 spaces for the retail center and an additional 14 spaces reserved for the apartment clubhouse that are not a part of this analysis. Regular HandicapBack lot Total Regular HandicapBack lot Total Regular HandicapBack lot Total 10:00 AM 150 2 15 167 131 4 18 153 137 5 17 159 10:30 AM 159 2 17 178 135 2 20 157 136 5 19 160 11:00 AM 170 4 22 196 140 4 20 164 150 4 19 173 11:30 AM 188 3 20 211 165 3 22 190 144 0 19 163 12:00 PM 180 5 21 206 158 4 22 184 140 4 19 163 12:30 PM 211 2 22 235 189 5 22 216 139 2 20 161 1:00 PM 197 3 22 222 180 2 22 204 154 6 20 180 1:30 PM 183 3 22 208 163 3 22 188 194 5 19 218 2:00 PM 172 4 20 196 168 3 24 195 179 4 22 205 2:30 PM 187 5 21 213 173 5 22 200 161 3 20 184 3:00 PM 184 3 19 206 163 5 21 189 165 4 21 190 3:30 PM 183 5 19 207 154 4 19 177 136 2 19 157 4:00 PM 144 5 21 170 152 4 21 177 140 3 22 165 4:30 PM 188 3 19 210 166 5 23 194 124 3 18 145 5:00 PM 166 1 22 189 181 5 22 208 129 3 18 150 5:30 PM 158 3 20 181 168 3 22 193 136 5 18 159 6:00 PM 168 2 19 189 160 5 18 183 131 4 15 150 6:30 PM 144 1 17 162 140 4 11 155 119 5 15 139 7:00 PM 128 2 14 144 124 1 9 134 101 3 11 115 7:30 PM 114 1 11 126 128 0 10 138 84 1 9 94 8:00 PM 91 0 9 100 106 2 11 119 82 0 9 91 8:30 PM 72 0 9 81 101 0 10 111 67 3 9 79 9:00 PM 43 0 7 50 75 1 10 86 57 0 8 65 9:30 PM 36 0 5 41 48 1 8 57 49 0 5 54 Count Period Thursday Friday Saturday 16-Sep-21 17-Sep-21 18-Sep-21 February 13, 2023 Page 3 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx FIGURE 1 - PARKING COUNTS PARKING DEMAND Table 3 shows the parking demand summary for the existing retail that is leased and the total number of retail spaces. By correlating the measured maximum parking demand of 235 spaces for the shopping center to the total of currently leased square footage of 73,551 SF, the peak parking rate equates to 3.2 spaces per thousand square feet. When accounting for the 310 SF of vacant medical office (1.24 stalls) and the 1,553 SF (plus patio) for suite 2523 (20.5 stalls) the expected parking demand for the entire retail center is 257 spaces. This results in a surplus of 86 spaces for the shopping center. This indicates that with the entire shopping center leased with no vacant suites, full occupancy parking demand would not exceed current parking supply. 0 50 100 150 200 250 300 350 400 10 : 0 0 A M 10 : 3 0 A M 11 : 0 0 A M 11 : 3 0 A M 12 : 0 0 P M 12 : 3 0 P M 1: 0 0 P M 1: 3 0 P M 2: 0 0 P M 2: 3 0 P M 3: 0 0 P M 3: 3 0 P M 4: 0 0 P M 4: 3 0 P M 5: 0 0 P M 5: 3 0 P M 6: 0 0 P M 6: 3 0 P M 7: 0 0 P M 7: 3 0 P M 8: 0 0 P M 8: 3 0 P M 9: 0 0 P M 9: 3 0 P M Pa r k i n g D e m a n d Time of Day Eastbluff Village Center Parking Survey Data Thursday 16-Sep-21 Total Friday 17-Sep-21 Total Saturday 18-Sep-21 Total Shopping Center Parking Capacity Explain in detail. *Vacant 310 SF medical (parking code 1/250?) = 1.24 spaces *Suite 2523 (Project Suite): 1,553 gross SF (1,025 SF NPA) and 619 SF outdoor dining => 1/50 (if approved by Planning) = 27.76 spaces *Total spaces for vacancies = 29 spaces *Maximum Observed parking + vacancies = 235 + 29 = 264 (77% occupancy) *Project is requesting a total waiver of how many spaces? 343 - 7 (UP3651) = 336. 336 + 29 = 365 => waiver of 22 spaces. Add conclusion to report. February 13, 2023 Page 4 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20230213.docx TABLE 3 PARKING DEMAND Parking Area Amount (Square Feet) No. of Parking Spaces Peak Hour Demand for Shopping Center Parking Used (%) Surplus Surplus (%) Existing Leased Retail 73,551 343 235 spaces 69% 108 31% Total Retail 75,414 343 257 spaces 75% 86 30% Thank you for the opportunity to work with you and your team on this important parking study effort for the Eastbluff Village Center. Please feel free to contact Daryl or Sandhya if you have any questions or if you would like to discuss the above material. STANTEC CONSULTING SERVICES INC. Daryl Zerfass PE, PTP Sandhya Perumalla Principal, Transportation Planning & Traffic Engineering Senior Transportation Planner Phone: (949) 923-6058 Phone: (949) 923-6074 Daryl.Zerfass @stantec.com Sandhya.Perumalla@stantec.com See comment on page 3. Update Table 3. FYI, SF doesn't match with Irvine Company's letter to City (dated 12/23/22, Exhibit 1). December 23, 2022 Mr. David Lee, Associate Planner Community Development Department City of Newport Beach 100 Civic Center Drive P.O. Box 1768 Newport Beach, CA 92658-8915 Subject: Conditional Use Permit (PA2022-0211), 2523 Eastbluff Drive Dear Mr. Lee: Thank you for your comments dated November 23, 2022 and for meeting with us to discuss our responses. Please find attached responses to the City’s comments for the proposed project. We look forward to working with you to complete the proposed project. Should you have any questions concerning this matter, please contact me at 949.720.2412 or via email at bcurtis@irvinecompany.com. Sincerely, Barry Curtis Senior Director, Entitlement Enclosures PW Review Rec 1/9/23 _X_ 2/24/23 Application No. Conditional Use Permit (PA2022-0211) Address 2523 Eastbluff Drive Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. The following documentation is required to complete the application: 1. Project Site Boundaries: It is unclear what is being considered in the Project Description and Parking Study. 2507 and 2503 Eastbluff are separate properties that have their own parking supply. See image: Are the properties considered in the floor area and parking analyses? For example, does the 343 parking spaces include the lots in yellow above? RESPONSE: The entire site (both properties) is included in floor area and parking analysis. The entire site is covered by a reciprocal parking agreement. 2. Operational Characteristics: Please provide specific alcohol license type. Ie. Type 41 vs. Type 47, etc. What are the proposed hours of operation for the outdoor dining patio? Please note that Police Department review is ongoing and may result in additional comments. When a restaurant operator is proposed at a later time, an Operator License is required to be processed through the Police Department since there is a combination of alcohol service and late hours. RESPONSE: We are seeking a Type 41 license. We note there may be future comments from NBPD and that an Operator License may be required. Regarding the hours of operation, consistent with the existing use permit, we propose to maintain the ability to open at 6 AM. Closing hours are proposed to be no later than 11 PM. As discussed with staff, these hours are proposed to provide maximum flexibility in securing a tenant for the subject space; actual hours of operation will likely be less and recognizing that hours in addition to those proposed would require additional City review and approval. Note: We are willing to further discuss hours, particularly for the patio, should the City have concerns with the proposed hours. 3. Shopping Center Information: Please list the existing and proposed net public area of the restaurant. Additionally, please provide table with tenant list of the plaza and the gross floor area of each tenant. RESPONSE: Gross Area Net Public Area Restaurant Patio Total Restaurant Patio Total Existing 1,553 130 1,683 520 130 650 Proposed 1,553 619 2,172 1,025 619 1,644 Please see the attached Eastbluff Village Parking Summary table (Exhibit 1) for the requested tenant list and gross floor area accounting. 4. Parking: The existing Use Permit based the parking requirement from the old Zoning Code. The new restaurant must be parked per the current Zoning Code regulations, which requires 1 space per 40 square feet of net public area. Since the parking is shared, the recalculation of each individual tenant space is required. An alternative to re-calculation of all existing uses on-site is to propose to change the parking to rate to a shopping center parking rate. a. Where is the 1/100 sq. ft. parking rate from? b. The description mentions a 108 parking space surplus. Please specify whether that is based on Zoning Code requirements or based on the supplied field data. c. Provide a table showing required parking for the plaza vs the provided supply. The table should show a deficit or surplus. RESPONSE: a. This has been revised to 1 space per 50 sf of net public area. The conservative estimate of the NPA (2/3 of gross floor area) is reflected in the table above. b. Supplied field data. This is based on the findings of the provided Parking Study for the Eastbluff Village Center. That analysis found the center had a functional surplus of 108 spaces during peak parking demand. (Note: 1,863 sf were vacant in center at time of Study: subject vacant space at 2525 Eastbluff and ~300 sf of medical office in a separate building.) c. See attached Exhibit 1. FYI. Suite 2523: 1,553 gross SF Medical: 310 SF (in parking study) 5. Shopping Center Parking Rate: Per 20.40.050 (Parking Requirements for Shopping Centers), an off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may be used for shopping centers meeting the following criteria: 1. The gross floor area of the shopping center does not exceed 100,000 square feet; and 2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross floor area of the shopping center. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more (ie. Ralphs) shall meet the parking space requirement for the applicable use in compliance with Section 20.40.040 (Off-Street Parking Spaces Required). Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) Please analyze feasibility of this alternative. If feasible, this alternative can be considered to park the entire center under one parking rate. RESPONSE: We appreciate the suggestion. Unfortunately, this scenario results in a slight increase in center’s parking requirement. 6. Parking Study: a. Define the area of study with an annotated vicinity map. It is not clear where the 343 spaces are counted from. b. Where is the 1,863 sq. ft. vacancy? It is not clear on the provided Site Plan. c. The parking study should provide an objective (ie. waive X amount of parking spaces) and demonstrate why it is possible. RESPONSE: a. Please see Exhibit 2. As discussed in the response to Comment 1, the study boundary includes the entire shopping center. b. The 1,863 sf of vacancy includes the 1,553 sf subject space and approximately 300 sf of vacant medical office at 2,503 Eastbluff. c. We are requesting to waive 21 parking spaces based on the following (and assuming a parking ratio of 1 space / 50 sf of NPA*): • The site was allocated 7.0 parking spaces per UP3651. These spaces are accounted for in Exhibit 1 and we are assuming this as the approved base. • As the future tenant is unknown, we are conservatively assuming a net public area of 1,025 sf for the interior (2/3 of gross floor area). Based on a 1/50 parking rate, the interior of the restaurant requires 20.5 parking spaces. • The area of the patio that is above 25% of the interior NPA is 362.7 sf (619 - (1,025 * .25) = 362.7). The 1/50 parking rate applied to this requires 7.254 parking spaces. • Proposed 27.75 – 7 Existing = Waiver of 21 spaces (20.75 rounded up) * We believe this is the proper ratio for a restaurant use in this neighborhood retail center where the restaurant is frequently not the only destination, where the majority of patrons historically do not arrive at the center alone and where many patrons walk or bike to the center. At a 1/40 ratio, the requested waiver would increase to 29 spaces (28.67). The Parking Study demonstrates a functional surplus of 108 spaces during peak parking demand (not accounting for the vacant subject site and ~300 sf of vacant medical office in a separate building). The proposed waiver of 21 parking spaces is well within the demonstrated surplus. See comments in parking study. *Vacant 310 SF medical parking code 1/250? = 1.24 spaces *Suite 2523 (Project Suite): 1,553 gross SF (1,025 SF NPA) and 619 SF outdoor dining => 1/50 (if approved by Planning) = 27.76 spaces *Total spaces for vacancies = 29 spaces *Project is requesting a total waiver of how many spaces? 343 - 7 (UP3651) = 336. 336 + 29 = 365 => waiver of 22 spaces. 15'30'17'23' 60 ' 60 ' 60' 15'-6" 60 ' 90' 12 0 ' 36'-7" EA S T B L U F F D R I V E VISTA DEL SOL V I S T A D E L O R O 23 ' - 8 " 30'-5" 43'-5" 26' - 1 " 38' - 1 0 " 22'-4" 61' 48 ' 72' 24' - 8 " 23 ' - 3 " 23'-9"23'-9"23'-9" 47' 23 ' - 3 " 24 ' - 8 " 23'-9"23'-9" 61' 19 ' - 3 " 23' - 4 " 195'-7" 55'-5" 120' 15' 28 ' - 6 " 15 ' 15 ' 13 0 ' 41 ' 19 ' - 3 " 25 ' - 6 " 63'-5" 137 ' - 9 " 28'-8" 22'-11" 52'-8" 16 ' - 9 " 24' - 5 " 17' - 8 " 9'-2" 9'-2" 58' - 1 1 " 63'-5" 28'-8" 22'-11" 52'-8" 137 ' - 9 " 19 ' - 3 " 23' - 4 " 19 ' - 3 " 15'30'17'23' 20' - 1 1 " 12'-2" 16' - 1 0 " SERVICE DRIVE 2555PATIO 25 4 5 DE K A L A S H PATIO 2525IMAGES A LUXURY NAIL SALON 25 4 7 YO G A S I X 25 4 9 B TH E U P S S T O R E 25 4 9 A Z P I Z Z A 2555SUPERCUTS 2529SUNRISE MARTIAL ARTS 2523 VACANT 2531 MUTT LYNCH'S 2515 NEWPORT ORTHODONTICS & CHILDREN'S DENTISTRY 2507VITAL URGENT CARE 2503 EASTBLUFF MEDICAL BUILDING 2501 2521 ©2018 The Irvine Company LLC. All Rights Reserved. All properties are offered for lease by Irvine Management Company. Sources: Nielsen-Claritas 2018, OCTA 2017 Traffic Flow Map, Caltrans 2015, Sunnyvale Transportation and Traffic 2011. These are schematic plans intended only to show the general layout of the Shopping Center and the approximate location of the Premises. Fashion Island®, Irvine Spectrum®, Irvine Spectrum Center®, Irvine Towers®, Los Olivos®, Newport Center®, Newport Coast®, Newport Ridge®, Oak Creek®, Oak Creek Golf Club®, Orchard Hills®, Pacific Ridge®, Portola Springs®, Quail Hill®, The Irvine Ranch®, The Square®, Turtle Ridge®, University Research Park®, and Westpark™ are registered trademarks of Irvine Management Company. Pelican Hill®, Pelican Hill Golf Club™, and The Resort at Pelican Hill® are trademarks of The Irvine Company LLC. Landlord, at any time, may change the shape, size, location, number and extent of the improvement shown hereon, as well as any additional improvements to any portion of the Shopping Center, including, without limitation, buildings, parking areas or structures, roadways, curb cuts, temporary or permanent kiosks, displays or stands, and may add land to and/or withdraw land from the Shopping Center. PLAN NOT TO SCALE. November 2022 Newport Beach, CA Map not to scale Co s t a M e s a F w y 5 5 73 Fwy San Diego Fwy I-405 Pacific Coast Hwy Ja m b o r e e R d Ea s t b l u f f D r Exhibit 1 Project Site 2523 1,553 SF 28'-3" 4' - 4 " 5'-10" 56 ' - 0 " 21'-10" 22'-4" 21'-10" 60 ' - 4 " 10 ' - 8 " (storefront) 28 ' - 9 " 22'-1" 2521 2525 2523P 619 SF All drawings and written material appearing herein constitute original and unpublished work of the landlord and may not be duplicated. Dimensions are to lease line and are rounded up to the nearest inch. Area Calculations are based upon lease line. This document identifies the perimeter configuration of the lease space only and shall not be used for construction. It is the responsibility of the Tenant to verify all dimensions and conditions prior to commencement of design drawings. Any discrepancies shall be brought to the attention of the Mall Management. Space No: Center: Description: Drawn By:Reviewed by:Date: Scale: 2523 Eastbluff Village Center Space Cut for Suite 2523 Eastbluff Drive BMCC 02-25-2020 1/16" = 1'-0" 2523SC - Exhibit 1 Exhibit 1 See parking study. This total doesn't match the parking study. 15'30'17'23' 60 ' 60 ' 60' 15'-6" 60 ' 90' 12 0 ' 36'-7" EA S T B L U F F D R I V E VISTA DEL SOL V I S T A D E L O R O 23 ' - 8 " 30'-5" 43'-5" 26' - 1 " 38' - 1 0 " 22'-4" 61' 48 ' 72' 24' - 8 " 23 ' - 3 " 23'-9"23'-9"23'-9" 47' 23 ' - 3 " 24 ' - 8 " 23'-9"23'-9" 61' 19 ' - 3 " 23' - 4 " 195'-7" 55'-5" 120' 15' 28 ' - 6 " 15 ' 15 ' 13 0 ' 41 ' 19 ' - 3 " 25 ' - 6 " 63'-5" 137 ' - 9 " 28'-8" 22'-11" 52'-8" 16 ' - 9 " 24' - 5 " 17' - 8 " 9'-2" 9'-2" 58' - 1 1 " 63'-5" 28'-8" 22'-11" 52'-8" 137 ' - 9 " 19 ' - 3 " 23' - 4 " 19 ' - 3 " 15'30'17'23' 20' - 1 1 " 12'-2" 16' - 1 0 " SERVICE DRIVE 2555PATIO 25 4 5 DE K A L A S H PATIO 2525IMAGES A LUXURY NAIL SALON 25 4 7 YO G A S I X 25 4 9 B TH E U P S S T O R E 25 4 9 A Z P I Z Z A 2555SUPERCUTS 2529SUNRISE MARTIAL ARTS 2523 VACANT 2531 MUTT LYNCH'S 2515 NEWPORT ORTHODONTICS & CHILDREN'S DENTISTRY 2507VITAL URGENT CARE 2503 EASTBLUFF MEDICAL BUILDING 2501 2521 ©2018 The Irvine Company LLC. All Rights Reserved. All properties are offered for lease by Irvine Management Company. Sources: Nielsen-Claritas 2018, OCTA 2017 Traffic Flow Map, Caltrans 2015, Sunnyvale Transportation and Traffic 2011. These are schematic plans intended only to show the general layout of the Shopping Center and the approximate location of the Premises. Fashion Island®, Irvine Spectrum®, Irvine Spectrum Center®, Irvine Towers®, Los Olivos®, Newport Center®, Newport Coast®, Newport Ridge®, Oak Creek®, Oak Creek Golf Club®, Orchard Hills®, Pacific Ridge®, Portola Springs®, Quail Hill®, The Irvine Ranch®, The Square®, Turtle Ridge®, University Research Park®, and Westpark™ are registered trademarks of Irvine Management Company. Pelican Hill®, Pelican Hill Golf Club™, and The Resort at Pelican Hill® are trademarks of The Irvine Company LLC. Landlord, at any time, may change the shape, size, location, number and extent of the improvement shown hereon, as well as any additional improvements to any portion of the Shopping Center, including, without limitation, buildings, parking areas or structures, roadways, curb cuts, temporary or permanent kiosks, displays or stands, and may add land to and/or withdraw land from the Shopping Center. PLAN NOT TO SCALE. November 2022 Newport Beach, CA Map not to scale Co s t a M e s a F w y 5 5 73 Fwy San Diego Fwy I-405 Pacific Coast Hwy Ja m b o r e e R d Ea s t b l u f f D r Exhibit 2 Parking Study Area