HomeMy WebLinkAboutPA2022-0249_20230428_PRR_PWPROJECT REVIEW REQUEST
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Please Distribute to:
Building -Thai
Public Works -Keely / Chhouk
Fire -Bass
Code Enforcement -Murray
Police-Joe
Date: April 6, 2023
Please return PRR and Plans to Staff Planner
David Lee. Senior Planner
949-644-3225. dlee@newportbeachca.gov
Applicant: Mario Marovic I Contact: 1949 813 5683
realestate(@lounoeoroup.com
Project Name Stag Bar Live Entertainment and Dancing
Address: 121 Mc Fadden Place
(PA2022-0249) Conditional Use Pennit / Operator License
A Conditional Use Pennit and Operator License to add live entertainment and a dance floor to the
existing eating and drinking establishment "Stag Bar." The applicant is also requesting to increase the
maximum occupancy from 260 to t; ::,ch also requires a parking waiver ot'required spaces. 11m
•~<kia9 t• has been provided at · · . A full project description, project ~ ns, and secumy plans
have bee submitted. '"">llq (u rµ,stom4-/ ,.....,,
REPORT REQUESTED BY: April 17, 2023
PLANNING COMMISSION HEARING DATE:TBD
Check all that ae.e/'l.: Notes:
'D No comments on the project See tv~cJiL~.
as presented.
□ Application of Standard Code
requirements are not
expected to alter the project
design. ~,,-t~ X. Reee,, ,n ,er,eleel 00Relitie1 ,s of
clf)pcrn,al 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
□ To schedule an appt. for
9)2.r/23 Code review Sc... 33Y~ □ To discuss the following
(see notes) Signature Ext. Date
Tmplt: 06/07/19
r:T,1 engineering
L.U.U aroup, Inc.
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traffic eng1nfl':~1no t. de.sign
trdllsportahon p1a,,n1rl
parking
acoustical engineering
air qualrly & gllg
April 10, 2023 -sc.,f f6r
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M r. Mario Marovic
LOUNGE GROUP
121 McFadden Place
Newport Beach, CA 92663
Subject: The Stag Bar + Kitchen Parking Review, City of Newport Beach
Dear Mr. Marovic:
Introduction
RK ENGINEERING GROUP, INC. (RK) is pleased to provide a parking review for the Stag Bar
Kitchen. The project is located at 121 McFadden Place in the City of Newport Beach.
Parking is provided by adjacent public city parking lots and on-street parking. Additionally,
the McFadden Square/Newport Pier area is historically accessed by a mix of pedestrians,
bicyclists, and users of public transportation, and rideshare services in addition to private
vehicles. Due to the many destinations in the area and the availability of public parking,
noncaptive parking is very common. Noncaptive parking occurs when visitors or employees
are already parked and visit more than one destination.
The restaurant serves casual American style food and includes a bar which includes local
craft beer, cocktails, wine, etc. The operating hours of the use are Monday -Friday 10:00
AM to 2:00 AM and Saturday-Sunday 9:00 AM -2:00 AM. f \· _ L.. , •
f tht ~ 0,Qp c<P-t rc;,yi 1 ~ S"e~'j
Representatives of the project are seeking approval allow a live entertainment i'IGGr arna
and dance floor:f~~de the restaurant. As a result, an increased occupancy load is eeiRg
.i:.eqYQ~t"14 for customers from 260 to 299 patrons, which represents a 39-patron increase.
It should be noted that the project will not increase in size~Jhe only change is
the proposed occupancy increase with the addition the I e entertainment
and dance floor area . Based on the increase in customer a parki review is being
provided to ensure that adequate parking is avaitilL~----... { )
a.d.J.. l'tf~oty a,u4 Pc.~ ~,vt< p~•CA.t S't!A.CW( fuJ
11u.u4,"'"1 1 K completed the "The Stag Bar + Kitchen Par · .R-evtew 1ty of Newport Beach" dated
April 3_0, 2019 (attache~d). At that time, the Stag Ba~ an Kitch~n was conditioned to have
a maximum occupancy f 207 persons. The parking study 1i:id1:1ded obse~ed i,a~l<:in
eeuRts thtit reflect the req ested occupancy increase to 260 people which represents 57-. ( ~
patron increase. r , ~ ZOl .
TkiS" r(fttf.J-wtu a.x>P(fJ((.A h,, () ~ru~ ~""'•S5""-CM .r"'~ ~~,'ZN''!. ~c,..,pattOj 53?
AS 11oted on p~ge 2 of th~ 2619_ r~port,@,e applicant 1f-.s:5eekrng the~ncrease primarily
because a5 pre¥101:1sl~ ,1,e11t1u11ed, 1t +; common for more'tnan 50 customers to form a line
vlaJ
1401 dove stree~ ste. 540
newport beach, ca 92660
G (949)474-0809
@ r1<en9ineer.com
\
LOUNGE GROUP
RK 17899
Page 2 ZOlQ
outside of the building to gEinto the restaurant during peak operating tim,{J)herefore,
if they drove a vehicle to t e site, they are already park in the su rrounding ~ng lots. It
should be noted that the project did not increase in size and di~ot change from its
existing use. The only change is the proposed occupancy increasV ince the additional
e,~rons were already onsite, the 2019 observed parking study accounts for the increase of
(SJ).patrons in the parking demand.
P~icwc, JlrtJAt.ySI f
Pursuant to NBMC Section 20.40.040 (Off-Street Parking Spaces Req uired), a bar requires
one parking space for each four persons based on allowed occupant load and the hotel use
requires one parking space per hotel unit for a atffeflt total parking requirement of 73
parking spaces for the existing development. (Considering the occupancy load increase of
39-patrons, the site requires a total of 83 parking spaces which equates to an increase of
10 parking spaces as identified in the table bel~Tkl lU,.K{(M '4Jfl'ic.o.;1f ; s ,e~tA.U-li~:;
tlt'\ ll'l lrf"'-1€ of t:U r'"" ~, ('JCLI.A>Q {2' -l-o '2.t:jC,
f~fyoy,r .
.
Existing Conditions
Occupancy/ Parking Parking
Keys Code Requirement
The Stag Bar+ Kitchen 260 1 per 4 persons 65
Hotel 8 Keys 1 per room 8
Total 73
Proposed Conditions
Occupancy/ Parking Parking
Keys Code Requirement
The Stag Bar+ Kitchen 299 1 per 4 persons 75
Hotel 8 Keys 1 per room 8
Total 83
Existing & Proposed 10 Net Increase of Required Parking ~
ti,"'1 City of Newport Beach Section 20.40.040 (Off-Street Parkmg Spaces Required), Table 3-7 0. fA ~
Th if A pllr'lc•~', ~~s,.J bLA-11CU IA.(',y) ~t. :°\l{ A-OW.m~·. bX() ~in_W'-'41 ~ -Wh
C As previously noted, R(0>fe~rov1ded The Stag Bar aM 1tchen Parking and Patron
Survey" document date~2019 (which is attache . he objective of the analysis
was to determine what modes of transportation are most prevalent for patrons of the
establishment and to determine the existing parking demand near the site.
The resu lts of the mode of transit survey concluded that just 13% of the patrons drove an
iniJ.lctttnttr\.l car and parked near the Stag Bar and Kitchen. As a result, 103 non parkers or
187o/~ uf ized an alternative mode of transportation (bicycle, taxi / Uber/ Lyft, walk, and
=================== r:,in ,.......,.. L.U.U 1naa Inc.
rkeng,neer.com
LOUNGE GROUP
RK 17899
Page 3
miscellaneous). The highest modal use recorded was Taxi, Uber, or Lyft which represented
76% of all patrons surveyed.
If we apply the 39-patron increase of occupan;.{' load to all self-parkers (13%) identified in
the 2019 survey, a total parking demand of e,, parking spaces are needed (39-patrons X
13% = 5 parking spaces). G d f(l{1
RK's 2019 parking analysis also included an observed parking study condu~:=hin the
vicinity of the Stag Bar+ Kitchen. The study area included a total of 272 public
parking spaces. Based on the results of the observed parking survey, the peak parking
demand occurred at 7:00 PM when a total of 252 cars were parked within the study area.
As a result, the parking lot was 93% occupied at this time.
As a conservative calculation, when applying the City's parking requirement of ten (1 O)
additional parking spaces based on the occupancy load increase, the results of the
observed parking demand data indicate a peak parking demand at 7:00 PM when a total
of 262 cars were parked within the study area. As a result, the parking lot wa; 96%
occupied at this time is identified in the table below: •,~ prv je c,'-eJ -lo bt,
Paricing Inventory Number of Occupied Add Increase of
2n Paricing Spaces within Occupancy Study Area
5:00 PM 228 10
6:00 PM 231 10
7:00 PM 252 10
8:00 PM 238 10
9:00 PM 225 10
10:00 PM 239 10
11:00 PM 222 10
12:00AM 231 10
1:00AM 195 10
2:00AM 103 10
Total Projected
Parking Demand
238
241
262
248
235
249
232
241
205
113
Percent
Occupied
88%
89%
96%
91 %
86%
92%
85%
89%
75%
42%
r:Tn ID!IIDUl'lllg ~ 1111111. Inc.
rkenglneer.com
LOUNGE GROUP
RK 17899
Page 4
~i6.,',/... ~! absey,,reeJ p~1f<i11g derna11d counts we,e eefldi:Jdefi 111#1:iiA a ,etuon~bfe .~/king ~ distance to the Stag Bar + Kitchen 011 fodu); Af;l(i/ 2g., 2079, from 5 ·()() PA4 ta 2:QQ AM
~ ooe-bouc inteNa[s dudog q,pica[ cooditions and operations.
Based on applying the parking requirement of 1 0 additional parking spaces to the observed
parking counts, the parking area located near the Stag Bar + Kitchen has enough parking
space available to accommodate the project and all other local uses utilizing the parking
area. It i;hould be noted tnat the obse!'v'ed parking c01:mts oet8ined iA tl=lc Apiil 2019
parking analysis already acca• mt for the increase..of 57 patrons which the applicaAt was
~eekiog approval for iA 2019. foes a result, the fiAdings in tnis parking aAalyi;i§ accouAt .for
tne 2019 approved patrgn iAcrease fill.d. the eu11 e11t I eqaest for 8 39 patmn increase.
The observed parking calculation above is a conservative estimate. The parking lots serving
the local restaurants, bars, hotels, etc., are shared by all users and generally have peak
parking demands that do not occur simultaneously. Furthermore, as indicated in RK's 2019
patron survey, a very large majority (approximately 87%) of E. · s are not utilizing the
parking lot. The location lends itself well to pedestrians, bicycl , and a variety of ride hail
services. As a result, the net effect of the increase in load c pacity wi+r have a nominal
impact on the parking demand. t ·,s -rt.,(Jte,./-e..d fo
l){S~wier-s
=========================== r:Tr.l 1011near111 I.U.U 1roo11, Inc.
rkeng,neer.com
LOUNGE GROUP
RK 17899
Page 5
Conclusion
0,( s Jtm, e.-r
Based on the findings of this analysis, it is anticipated that the occupancy expansion to 299
people with the live entertainment and dance floor areas w ilf not have a negative impact
on the public parking areas near the project site. The[oaserved pa1 kiRg sur.ie~ concluded
that there are adequate parking spaces available durt g the peak occupancy times of the
Stag Bar+ Kitchen. ,,,~,./,.
""'-, S', S C,£U~UJ
Based on the results of the transit survey, approximately 87% of the v~ are utilizing
alternative modes of transportation and not driving and parking vehicles at the site.
Therefore, it can be concluded that given the high demand for ~~.,H,:efS at the site, the
proposed occupancy increase will have a nominal impact on arking in the surrounding
areas.
a.l¼<.lll CJl.nft .-i1JAI. ,f-Jr-~Mfvr+((..~
RK Engineering Group, Inc. appreciates this opportunity to work with the Lounge Group on '{,(Ser S
this Stag Bar + Kitchen project. If you have any questions regard ing this review or need
further clarification, please contact us at (949) 474-0809.
Sincerely,
RK ENGINEERING GROUP, INC.
Regier Goedecke
President
Attachment: "The Stag Bar and Kitchen Parking and Patron Survey" Dated 2079
rk17899.doc
JN:2383-2023-01
r:Tn engineering L.U.U 1nu9. Inc.
rkengrneer.com