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HomeMy WebLinkAbout5.0_Lido Marina Village Parking Management Project_PA2021-089CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 21, 2023 Agenda Item No. 5 SUBJECT: Lido Marina Village Parking Management Project (PA2021-089) ▪Conditional Use Permit ▪Coastal Development Permit SITE LOCATION: 3636 Newport Boulevard, 3418 through 3428 Via Lido, 3434 and 3444 Via Lido, 3400 through 3450 Via Oporto (even), and 3421 through 3505 Via Oporto (odd) APPLICANT: Amber Wesley representing DJM ARC Lido, LLC OWNER: DJM ARC Lido, LLC PLANNER: Liz Westmoreland, Senior Planner lwestmoreland@newportbeachca.gov, 949-644-3234 PROJECT SUMMARY An amendment to the existing conditional use permit (CUP) (UP2017-019) that authorized a parking reduction and parking management plan (PMP) for Lido Marina Village (LMV). The applicant requests to remove the current requirement for off-site employee parking at Hoag Health Center (540 Superior Avenue) based on changes in tenancy and an associated reduction in demand for parking at the site. Other minor changes to the PMP are proposed such as increasing the capacity of employee parking on-site within the existing LMV parking structure and waiving additional parking spaces. The project also includes a coastal development permit. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3)Adopt Resolution No. PC2023-046 approving Conditional Use Permit and Coastal Development Permit filed as PA2021-089 and superseding Conditional Use Permit No. UP2017-019 (PA2017-153) (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE2 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE MU-W2 (Mixed-Use Water 2) MU-W2 (Mixed-Use Water) Retail and Office NORTH Newport Harbor Newport Harbor Newport Harbor SOUTH CG (General Commercial) CG (Commercial General) Lido Plaza Retail Shops EAST Newport Harbor Newport Harbor Newport Harbor WEST RT (Two-Unit Residential) R2 (Two-Unit Residential) Residential 3 INTENTIONALLY BLANK PAGE4 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 3 INTRODUCTION Project Setting Lido Marina Village (LMV) is located at the northeast corner of the intersection of Via Lido and Newport Boulevard. The project site is relatively flat and roughly triangular in shape. It is bounded to the south across Via Lido by retail shops known as Via Lido Plaza, to the north and east by Newport Bay, and to the west across Newport Boulevard by single-unit and two-unit residences. The site is approximately 3.53 acres with an existing public boardwalk along Newport Bay. The existing development consists of a series of individual properties developed with a mixture of retail, office, restaurant, and marine-related tenant spaces. Lido Marina Village encompasses 109,943 gross square feet of commercial floor area consisting of retail, service, office, fitness, and restaurant uses. The project site is primarily supported by a 385-space parking structure, which includes 10 private alley parking spaces and 34 valet spaces that were previously approved. There are also 21 public pay station spaces along Central Avenue and 12 short term (30 minutes) parking spaces along Via Oporto. Additionally, 60 bicycle spaces are available onsite. The Lido Shops (3400 to 3420 Via Lido), 3700 Newport Boulevard, and Elks Lodge (3456 Via Oporto) properties are not controlled by the applicant, but operate within the LMV district. The parking demand from The Lido Shops and marina uses was included in the parking demand analysis for the project because parking for these uses is provided within the parking structure. The parking structure is open to the public willing to pay the cost of parking. The office building at 3700 Newport Boulevard provides its own on-site parking, although it is nonconforming as the site provides less parking than the minimum required by the Zoning Code. The Elks Lodge is also a separate property and has a separate parking agreement to utilize the adjacent municipal parking facility at 3458 Via Oporto. 5 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 4 Figure 1- Parking Supply Background Parking Reduction/PMP Established - 2014 The property has operated under various conditional use permits since 2014, when the site was renovated and the largely vacant shopping center was re-leased to tenants. The 2014 use permit authorized a parking reduction of 416 parking spaces, off-site parking at 3700 Newport Boulevard, and a PMP. The CUP authorized a reduction in on- site parking requirements based on anticipated parking demand and management strategies including valet operations, increased mobility for bicycles, pedestrians, and boats; off-site parking; and limits on uses that generate higher parking demand (e.g. restaurants) through a phased approach to occupancy in the center. Off-site Parking Expanded - 2016 In November of 2016, the CUP was amended to authorize the use of off-site parking at the Hoag Health Center, located at 540 Superior Avenue. The off-site parking lot was intended for employees of LMV and a shuttle service was established. As more tenants occupied LMV, parking demand grew and employees began parking in nearby City Parking Lot (7) 3700 Newport Blvd. (13 spaces) Valet Drop off/pickup LMV Parking Structure (375) Public Street Parking (13) Public Spaces (14) Private Alley Parking 30-Minute Public Parking Delivery/Ride Share 6 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 5 neighborhood streets due to the high cost of parking in the LMV structure and using the off-site shuttle1. Parking Issues Addressed – 2018 To address the unintended consequence of employees parking in residential areas, a pilot program was formally authorized through UP2017-019 on January 9, 2018. The fee for employees to park in the LMV structure and/or use the off-site shuttle was substantially reduced and additional tandem parking was created. The applicant requested to remove the requirement for the off-site employee shuttle, however, staff recommended that the shuttle remain in operation during peak hours. Therefore, the off- site shuttle was required on Fridays and Saturdays from 4:00 p.m. to 10:00 p.m., and when anticipated parking structure occupancy exceeded 85%. No issues have been reported since those changes were implemented. Electra Cruises – 2021 In January 2021, a major tenant in LMV with the greatest demand for parking, Electra Cruises (Electra), vacated the shopping center. Electra leased boat slips in the marina from the applicant and operated harbor excursions such as weddings, group parties, and dinner cruises. Electra required 188 parking spaces and was unique in that the demand was acutely intense with customers arriving at roughly the same time and staying for several hours. Without Electra operations at LMV, the demand for parking has been more uniform and reflective of a typical shopping center with peak demand generally occurring at mealtimes. Project Description The applicant is seeking to remove the requirement for off-site employee parking at Hoag Health Center (540 Superior Avenue). Pursuant to UP2017-019, 100 spaces were required at this off-site location for employees. The 100 employee parking spaces will be offset on-site through the provision of additional employee parking in the structure (approximately 19 more spaces) and the reduction in parking demand resulting from the elimination of Electra. Electra generated a parking demand of approximately 188 parking spaces. The prior office space occupied by Electra has been re-occupied by a retail business that generates a small parking demand of 11 spaces. Additionally, a small-scale charter boat operation would replace Electra, which generates a parking demand of only 12 spaces. As a result, the elimination of Electra results in a net parking demand reduction of 165 spaces. No changes are proposed to the second off-site parking location at 3700 Newport Boulevard. The project includes a waiver of parking. If approved, this Conditional Use Permit would supersede Use Permit No. UP2017-019. 1 At that time, the cost for employees to use the off-site shuttle or park in the LMV structure was $85 a month. 7 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 6 DISCUSSION General Plan The Land Use Element of the General Plan and Zoning Code designates the properties within LMV 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 existing and proposed mix of retail, restaurants, marine-related tenants, and professional offices are consistent with this land use designation and zoning district. Title 20 (Planning and Zoning) Consistency 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-serving commercial and residential dwelling units on the upper floors. The proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are permitted or conditionally permitted in the MU-W2 (Mixed-Use Water Related) Zoning District. The property is currently 97% occupied and no new restaurants2 are anticipated at this time. As stated previously, the uses at LMV are consistent with the Zoning District. However, a parking reduction requires approval of a conditional use permit. In order to support the request for the conditional use permit, the applicant has provided a parking demand analysis describing the real-world parking demand at the site and a parking management plan to efficiently manage the parking supply, valet operations, and off-site valet parking at 3700 Newport Boulevard. The PMP is intended to mitigate any issues related to the parking at the site. The required findings for a conditional use permit pursuant to Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits, Findings and Decision) are included in the draft resolution. Parking Reduction A reduction of required parking must satisfy the following conditions pursuant to Section 20.40.110(B)(1) of the Zoning Code: a. The applicant has provided sufficient data, including a parking study if required by the Director, 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 2 Skal Pizza at 3400 via Oporto was previously approved in December of 2021, but is not yet operational. 8 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 7 nearby, on-street parking available, greater than normal walk in trade, mixed-use development); b. A parking management plan shall be prepared in compliance with subsection (C). The Applicant provided a Parking Demand Analysis (Attachment No. PC2) for the project prepared by Linscott Law & Greenspan, dated October 4, 2023. The report analyzes the required parking demand based on real world observations, compared to the NBMC required spaces. Pursuant to the NBMC, approximately 853 parking spaces are required, where 385 spaces are provided, resulting in a deficiency of 468 parking spaces. However, according to the report, the NBMC vastly overestimates the actual demand for parking on-site. The existing parking rates for the various uses in LMV do not consider the availability of ride-share services, the intermixing of uses, differences in peak parking utilization, boat slip parking in the marina, nor the use of alternative transportation modes such as bicycles. To determine the actual demand for parking at LMV, the report includes parking counts for typical weekdays and weekends when the demand is highest at LMV. The counts were conducted after Electra Cruises left LMV. LMV was approximately 97% occupied (i.e. only 3% of suites were vacant) at the time the parking counts were conducted, and the three vacant spaces were calculated using estimated demands for their anticipated use (retail, office, and Skal restaurant). The report concludes that the total supply of parking spaces onsite will be sufficient to accommodate the existing and anticipated demand at full occupancy of LMV. At the busiest time of the week, Friday at 1:00 p.m., the parking supply would be approximately 95% utilized with 19 surplus spaces available. On a typical Thursday, Saturday, and Sunday at peak hours there would be a parking surplus of 63, 25, and 30 spaces, respectively. Furthermore, the project provides approximately 60 bicycle racks on-site throughout the property, in locations that are convenient and visible to patrons. There are also public loading zones available for ride share drop off and delivery pick up that will reduce the demand on longer-term parking spaces. Parking Management Plan (PMP) The applicant has provided an updated PMP dated August 1, 2023, prepared by LAZ Parking (Attachment No. PC3), to mitigate the potential impacts associated with a reduction in the number of required parking spaces. The PMP provides a comprehensive strategy to manage the existing parking in Lido Marina Village including: valet operations, ride share/delivery loading zones, off-site valet parking, and limits on uses which generate higher parking demand. No intensification of use is anticipated. The applicant shall continue to provide secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code at one off-site location (3700 Newport Boulevard).Off-Site Parking 9 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 8 The parking available at 3700 Newport Boulevard is conveniently located within the LMV area at the end of Central Avenue. This added parking supply is available when the office uses it serves are closed on evenings and weekends when peak restaurant demand occurs in LMV. On-street parking spaces are not counted toward satisfying required parking; however, the on-street parking in the area is generally available for uses in LMV. Off-site valet parking has been incorporated into the existing valet operations plan for the center and it has not created any undue traffic hazards or impacts within LMV. The 13 parking spaces at 3700 Newport Boulevard will be made available exclusively as valet parking so additional signage is not necessary to direct customers to park in this area. Title 21 (Local Coastal Program Implementation Plan) Consistency The project is located within the MU-W (Mixed-Use Water) Coastal Land Use Plan Designation and the existing mix of uses is consistent with the designation. A coastal development permit is required to evaluate the change in intensity related to the parking reduction, PMP, and off-site parking. In addition to the previous facts in support of findings, the coastal development permit requires an evaluation of potential impacts to public access related to the parking changes. In this case, the project would not result in impacts to public access as described in this section. Public Access The employees of LMV will continue to park on the upper floors of the existing parking structure using the employee valet service. The City has not received any complaints regarding employee parking in residential areas (Finley Tract) since the prior Use Permit (UP2017-019) was approved. As conditioned, employees will not be permitted to park on other levels of the structure, which would allow the other floors remain available for the public to use. Lastly, the on-street parking spaces near the property are metered and some are short term only (30 minutes maximum) and are not likely to be used by employees who are on site for longer periods of time. To incentivize employees to park within the designated employee areas, a condition of approval is included to require free employee parking within the parking structure. Section 21.40.045 (Bicycle Parking for Nonresidential Developments) of the NBMC requires that new nonresidential developments with over 10,000 square feet to provide bike racks that consist of at least 5% of the number of off-street parking spaces required3. Based on NBMC requirement of 853 parking spaces, 43 bike racks are required where 60 are provided. 3 The bike rack analysis is provided for reference only as Section 21.40.045 only applies to new nonresidential development not existing development. 10 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 9 The off-site parking lot at 3700 Newport Boulevard complies with the provisions of Section 21.40.100 (Off-Site Parking) of the NBMC, which largely mirrors the requirements of Section 20.40.100 (Off-Site Parking) addressed in Off-Site Parking discussion above. The off-street parking will not impact public parking available for coastal access, as the parking area is a private lot that supports an existing office building. After 7:00 p.m., the spaces would otherwise be unused without a lease agreement in place for the shared use of the lot. The off-site spaces would support the LMV development which provides visitor-serving uses and public access to the bayfront via a public boardwalk and vertical access walkways. The existing public boardwalk is a minimum of 6 feet wide, and in some areas 10 feet wide, across the entire project site from 3400-3450 Via Lido. Vertical access between Via Oporto and the waterfront walkway is provided by a minimum of three separate public walkways that are also be 6 feet in width. No changes are proposed to the existing lateral of vertical public access ways. The restaurants that have been approved with outdoor dining along the bay front walkway over the last several years have maintained the 6-foot minimum walkway. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. Summary Staff is recommending approval of the Conditional Use Permit and Coastal Development Permit for a parking waiver and updated Parking Management Plan. With the elimination of the Electra Cruises operation, it is appropriate to remove the requirement to provide 100 off-site employee spaces at Hoag Health Center based on the updated Parking Demand Analysis. Additionally, the provided Parking Management Plan and conditions of approval will adequately address any concerns related to the parking management of the site. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3 because it has no potential to have a significant effect on the environment. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a 11 Lido Marina Village Parking Management Plan (PA2021-089) Planning Commission, December 21, 2023 Page 10 state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. Public Notice Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants 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 hearing, 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. Prepared by: Submitted by: ____________________________ Liz Westmoreland, Senior Planner ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Parking Demand Analysis PC 3 Parking Management Plan 12 Attachment No. PC 1 Draft Resolution with Findings and Conditions 13 INTENTIONALLY BLANK PAGE14 RESOLUTION NO. PC2023-046 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING A CONDITIONAL USE PERMIT AUTHORIZING A PARKING REDUCTION AND PARKING MANAGEMENT PLAN FOR LIDO MARINA VILLAGE AND SUPERSEDING USE PERMIT NO. UP2017-019 (PA2021- 089) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. DJM ARC LIDO LLC. (Applicant) manages and operates a retail shopping center called Lido Marina Village (LMV) located at 3636 Newport Boulevard, 3418 through 3428 Via Lido, 3434 and 3444 Via Lido, 3400 through 3450 Via Oporto, and 3421 through 3505 Via Oporto (Property). The properties are legally described as a portion of Lot 2 of Tract 1117, Lots 1 through 9 of Tract 1235, and Lots 1112 through 1125 of Tract 907. 2. The Applicant requests to amend the existing Conditional Use Permit No. UP2017-019 (CUP No. UP2017-019) that authorized a parking reduction and parking management plan (PMP) for Lido Marina Village (LMV) with this Conditional Use Permit (PA2021-089). The Applicant requests to remove the current requirement for off-site employee parking at Hoag Health Center (540 Superior Avenue) based on changes in tenancy and an associated reduction in demand for parking at the site. Other minor changes to the PMP are proposed such as increasing the capacity of employee parking on-site within the existing LMV parking structure and waiving additional parking spaces (Project). The project also includes a coastal development permit. 3. The Property is designated Mixed-Use Water 2 (MU-W2) by the General Plan Land Use Element and is located within the Mixed-Use Water (MU-W2) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use Water Related (MU-W) and it is located within the Mixed-Use Water (MU-W2) Coastal Zoning District. 5. A public hearing was held on December 21, 2023, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of the time, place, and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. and Chapter 20.62 (Public Hearings) and Chapter 21.62 (Public Hearings) of the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is exempt from the California Environmental Quality Act (CEQA) under Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines, 15 Planning Commission Resolution No. PC2023-046 Page 2 of 18 01-17-23 California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. Class 5 (Minor Alterations in Land Use Limitations) exempts minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density, including, but not limited to minor lot line adjustments, set back variances, or minor encroachment permits. This Conditional Use Permit application requests modifications to existing parking management strategies for a shopping center where permitted land uses or density would not be changed and no physical changes to the subject property within Lido Marina Village would occur. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. The request to modify the parking management plan and off-site parking are considered substantial changes where this Conditional Use Permit (PA2021-089) shall supersede Conditional Use Permit No. UP2017-019 (PA2017-153). In accordance with NBMC Section 20.40.110.B.1 (Reduction in Off-Street Parking), the following conditions are set forth for the parking reduction and PMP: Finding: A. The applicant has provided sufficient data, including a parking study if required by the Director, 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). Facts in Support of Finding: 1. Parking within Lido Marina Village includes a multi-level parking structure, parking within Central Avenue, Via Oporto, and along the north side of Via Lido. The total supply of parking consists of 385 spaces, inclusive of off-site the private alley and the parking structure. All of these spaces are within a convenient distance to the uses they serve. The most remote spaces are located within 650 feet of the most remote uses; however, the majority of the spaces are located within the parking structure and are located within 300 feet of uses. 2. The Property has operated under various conditional use permits since 2014, when the site was renovated and the largely vacant shopping center was re-leased to tenants. The 2014 use permit authorized a parking reduction of 416 parking spaces, off-site parking at 3700 Newport Boulevard, and a PMP. In November of 2016, the CUP was 16 Planning Commission Resolution No. PC2023-046 Page 3 of 18 01-17-23 amended to authorize the use of off-site parking at the Hoag Health Center, located at 540 Superior Avenue. The off-site parking lot was intended for employees of LMV, and a shuttle service was established. As more tenants occupied LMV, parking demand grew, and employees began parking in nearby neighborhood streets due to the high cost of parking in the LMV structure and using the off-site shuttle. However, this unintended consequence was addressed through a pilot program that was formally authorized through UP2017-019 on January 9, 2018. The fee for employees to park in the structure was substantially reduced, and additional tandem parking was created. The applicant was required to operate the off-site employee shuttle on Fridays and Saturdays during peak hours, and when anticipated parking structure occupancy exceeded 85%. 3. In January 2021, a major tenant in LMV with the greatest demand for parking, Electra Cruises, vacated the shopping center. Electra Cruises required 188 parking spaces and was unique in that the demand was acutely intense, with the customers arriving at roughly the same time and staying for several hours. Without Electra Cruises at LMV, the demand for parking is more uniform and reflective of a typical shopping center with peak demand generally occurring at mealtimes. 4. Based on the changes in tenancy, the applicant is seeking to remove the requirement for off-site employee parking at Hoag Health Center (540 Superior Avenue). Pursuant to UP2017-019, 100 spaces were required at this off-site location for employees. The 100 employee parking spaces will be offset on-site through the provision of additional employee parking in the structure (approximately 19 more spaces) and the reduction in parking demand resulting from the elimination of Electra Cruises. Electra Cruises generated a parking demand of approximately 188 parking spaces. The prior office space occupied by Electra has been re-occupied by a retail business that generates a small parking demand of 11 spaces. Additionally, a small-scale charter boat operation would replace Electra Cruises, which generates a parking demand of only 12 spaces. As a result, the elimination of Electra Cruises results in a net parking demand reduction of 165 spaces. No changes are proposed to the second off-site parking location at 3700 Newport Boulevard. The project includes a waiver of parking. 5. The Applicant provided a Parking Demand Analysis for the Project prepared by Linscott Law & Greenspan, dated October 4, 2023. The report analyzes the required parking based on real world observations, compared to the NBMC required spaces. Pursuant to the NBMC, approximately 853 parking spaces are required, where 385 spaces are provided, resulting in a deficiency of 468 parking spaces. However, according to the report, the NBMC vastly overestimates the actual demand for parking on-site. The existing parking rates for the various uses in LMV do not consider the availability of ride- share services, the intermixing of uses, differences in peak parking utilization, boat slip parking in the marina, nor the use of alternative transportation modes such as bicycles. 6. To determine the actual demand for parking at LMV, the report includes parking counts for typical weekdays and weekends when the demand is highest at LMV. The counts were conducted after Electra Cruises left LMV. LMV was approximately 97% occupied (i.e. only 3% of suites were vacant) at the time the parking counts were conducted, and 17 Planning Commission Resolution No. PC2023-046 Page 4 of 18 01-17-23 the three vacant spaces were calculated using estimated demands based on their anticipated use (retail, office, and restaurant). The report concludes that the total supply of parking spaces onsite will be sufficient to accommodate the existing and anticipated demand at full occupancy of LMV. At the busiest time of the week, Friday at 1:00 p.m., the parking supply would be approximately 95% utilized with 19 surplus spaces available. On a typical Thursday, Saturday, and Sunday there would be a parking surplus of 63, 25, and 30 spaces, respectively. 7. Furthermore, the Project provides approximately 60 bicycle racks on-site throughout the Property, in locations that are convenient and visible to patrons. There are also public loading zones available for ride share drop off and delivery pick up that will reduce the demand on longer-term parking spaces. 4. Off-site parking with valet service is available for customers at 3700 Newport Boulevard from 7 p.m. through 2 a.m., daily, and these hours do not conflict with office uses at 3700 Newport Boulevard. 5. The parking occupancy data, parking layout plans, and proposed valet operations plan of the PMP have been reviewed and found convenient, safe and effective by the City Traffic Engineer. Finding: B. A parking management plan (PMP) shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). Facts in Support of Finding: 1. The Applicant has provided an updated PMP dated August 1, 2023, prepared by LAZ Parking to mitigate the potential impacts associated with a reduction in the number of required parking spaces. The PMP provides a comprehensive strategy to manage the existing parking structure in Lido Marina Village including: valet operations, ride share/delivery loading zones, off-site valet parking, and limits on uses which generate higher parking demand. The Applicant shall continue to provide secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the NBMC at one off-site location (3700 Newport Boulevard). In accordance with Section 20.40.100 (Off-Site Parking) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: C. The parking facility is located within a convenient distance to the use it is intended to serve. Facts in Support of Finding: 18 Planning Commission Resolution No. PC2023-046 Page 5 of 18 01-17-23 1. The parking facility at 3700 Newport Boulevard is adjacent to LMV and is approximately 65 feet from the existing LMV parking structure. The parking facility at 3700 Newport Boulevard provides 13 valet parking spaces and is located within the larger Lido Marina Village area and will be accessible for Lido Marina Village valet from 7 p.m. through 2 a.m., daily, when office uses are closed. The off-site parking lot will serve valet operations for customers when peak demand for restaurants occurs. The parking facility is conveniently accessible with the proposed valet circulation plan. 2. 33 municipal metered spaces are available within Lido Marina Village within the Central Avenue and Via Oporto public rights-of-way. These spaces do not contribute to satisfying the off-street parking requirement for Lido Marina Village; however, these public spaces will likely be utilized by visitors to Lido Marina Village due to proximity. The public spaces will remain available to the public and will not be controlled by the applicant. Finding: D. On-street parking is not being counted towards meeting parking requirements. Facts in Support of Finding: 1. On-street parking (33 spaces) within Lido Marina Village (LMV) is not utilized to satisfy the required parking requirements. 2. The off-site parking lot located at 3700 Newport Boulevard is a private surface parking lot within the larger LMV area and on-street parking is not utilized to satisfy the required parking requirements. Finding: E. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. Facts in Support of Finding: 1. The City Traffic Engineer has reviewed the proposed off-site parking location at 3700 Newport Boulevard to ensure that it is located and operated to avoid undue traffic hazards or impacts to surrounding uses prior to implementation. 2. The off-site parking facility at 3700 Newport Boulevard is accessed at the terminus of Central Avenue within LMV. Customer valet parking will occur after 7 p.m. when business offices that use this parking area are closed. Valet operations will follow the existing approved valet circulation plan in place for Lido Marina Village so as not to create undue traffic hazards for the surrounding area. Finding: 19 Planning Commission Resolution No. PC2023-046 Page 6 of 18 01-17-23 F. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Facts in Support of Finding: 1. A minimum of 13 parking spaces shall be provided for customer valet parking from 7 p.m. through 2 a.m., daily, at 3700 Newport Boulevard. This parking area is an off-site, private lot offered by a lease or other binding agreement. 2. A parking agreement or covenant, in a form approved by the City Attorney and the Community Development Director, that guarantees the availability of the required off- site parking at an approved off-site location shall be recorded with the County Recorder’s Office against the subject property. The agreement or covenant shall require the owner or operator of the project to immediately notify the Community Development Director of any change of ownership or use of the property where the required off-site parking is located, or changes in the use or availability of the required off-site parking, or of any termination or default of the agreement between the parties. Upon notification that the private lease agreement for the required off-site parking has terminated or the required off-site parking is otherwise unavailable for the use authorized by this use permit, the Community Development Director shall establish a reasonable period of time in which one of the following shall occur: 1) Substitute parking is provided that is acceptable to the Director; or 2) the size or intensity of use authorized by this use permit is reduced in proportion to the parking spaces lost; or 3) the owner or operator of the project must obtain a parking reduction pursuant to Newport Beach Municipal Code Section 20.40.110 rendering the required off-site parking unnecessary, or 4) the applicant can provide a parking demand study based upon observed parking over time showing that available on-site parking is sufficient to accommodate uses authorized by this use permit thereby supporting a parking reduction. 3. Off-site parking will be provided in accordance with NBMC Section 20.40.100 (Off-Site Parking). The required off-site parking shall be provided and permanently maintained for parking as long as the use authorized by this use permit remains effective or is deemed unnecessary based upon a parking utilization analysis demonstrating a lack of need for off-site parking. 4. If the off-site parking is not used for valet purposes, appropriate signage shall be provided indicating the availability of any off-site parking provided, subject to the review of the Community Development Director. In accordance with NBMC Section 20.52.020(F) (Conditional Use Permit, Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: G. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: 20 Planning Commission Resolution No. PC2023-046 Page 7 of 18 01-17-23 1. The Mixed-Use Water 2 (MU-W2) 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 Lido Marina Village (LMV) does not include residential uses, the proposed mix of retail, marine- related commercial, service commercial, office, and restaurant uses are consistent with the Mixed-Use Water 2 (MU-W2) land use designation of the General Plan. 2. The Circulation Element Goal 7.1 (Parking) of the General Plan is to ensure that an adequate supply of convenient parking is available throughout the City. Based on the Parking Demand Analysis Report, adequate parking will be provided, and the site will support the facilitation of alternative transportation modes such as bicycles and ride share. The PMP will ensure that an adequate supply of parking is provided for LMV based upon the shared use of parking within LMV, off-site parking at 3700 Newport Boulevard, as well as valet parking for patrons or employees. Any future off-site parking must meet the conditions of Section 20.40.100 (Off-Site Parking) of the NBMC to ensure the parking is convenient and available when it is necessary while minimizing other conflicts or nuisance to surrounding properties. 3. The project site is not located within a Specific Plan area. Finding: H. 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 Mixed-Use Water (MU-W2) zoning district 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. The proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are permitted or conditionally permitted in the Mixed-Use Water (MU-W2) Zoning District. 2. The existing development within Lido Marina Village is nonconforming to the 0.5 Floor Area Ratio (FAR). No additions to the existing gross floor area and resulting FAR are proposed. 3. The proposed parking reduction and PMP are consistent with Section 20.40.110 (Adjustments to Off-Street Parking Requirements) of the NBMC based upon the findings contained within this resolution and implementation of the conditions of approval. 4. Off-site parking at 3700 Newport Boulevard is consistent with Section 20.40.100 (Off- Site Parking) of the NBMC. Finding: 21 Planning Commission Resolution No. PC2023-046 Page 8 of 18 01-17-23 I. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The LMV commercial area has been operating from its current location in Lido Village since the early 1970s and has been compatible with the commercial, institutional, and residential uses in the Lido Village area. Several years after the renovation of LMV, the site is almost completely occupied with approximately 97% occupancy. The parking reduction and PMP allow for the continued success of Lido Marina Village with uses consistent with the General Plan and Title 20 (Planning and Zoning) of the NBMC in an orderly way while ensuring that parking meets actual parking demand. 2. No construction is proposed as part of the Project. The City Traffic Engineer has reviewed the proposed Parking Demand Analysis and the PMP and found the property to be physically suitable for the proposed mix of uses planned as parking will be supplied to meet real world parking demands. Conditions of approval are included to ensure that any issues that arise are resolved in a timely manner to the satisfaction of the City. 3. This is an existing mixed-use district that is compatible with other commercial uses in the area. The restaurant and retail uses included within LMV will serve visitors, area businesses, and residents in furtherance of the City’s Coastal Land Use Plan and the Coastal Act. Finding: J. 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 facts in support of Finding I support this finding and are incorporated by reference. 2. Strict adherence to the valet circulation and parking plan will ensure that vehicle and pedestrian traffic provide proper access through LMV. 3. Emergency access to and through Lido Marina Village (LMV) is currently provided from Central Avenue, Via Lido, and Via Oporto. Fire access driveways and fire hydrants have been previously reviewed by the Fire Department and no changes are proposed. The CUP and PMP have been reviewed and approved by the City Traffic Engineer, demonstrating that the site is physically suitable in terms of access, public services, and utilities for the proposed use as a shopping center. No notable changes are proposed to the existing circulation of the site. 4. LMV is presently served by public services and utilities and no changes are proposed. 22 Planning Commission Resolution No. PC2023-046 Page 9 of 18 01-17-23 5. Any future tenant improvements will be reviewed by Building, Public Works, and Fire Codes, and any restaurant uses will be reviewed by the Orange County Health Department. Finding: K. 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 facts in support of findings A through J support this finding and are incorporated by reference. 2. The proposed changes to the PMP would allow the applicant to eliminate the requirement for off-site parking at the Hoag Health Center and discontinue the associated employee shuttle. The PMP would allow additional valet parking for employees on the upper floors of the parking structure. 3. Any potential restaurants within Lido Marina Village will require either a subsequent Minor Use Permit or Conditional Use Permit or an amendment to existing permits that will provide a public review process to ensure that the parking for said uses are consistent with the PMP and provisions of the NBMC. Additionally, the process will ensure that these uses will be compatible and not detrimental to the neighborhood or City. 3. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. 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, during business hours, if directly related to the patrons of the district. Pursuant to Section 21.52.015 (Coastal Development Permits, Findings, and Decision) of the Newport Beach Municipal Code, the following findings, and facts in support of such findings are set forth: Finding: L. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The existing property includes 60 bicycle parking spaces throughout the development. Section 21.40.045 (Bicycle Parking for Nonresidential Developments) of the NBMC 23 Planning Commission Resolution No. PC2023-046 Page 10 of 18 01-17-23 requires that new nonresidential developments with over 10,000 square feet to provide bike racks that consist of at least 5% of the number of off-street parking spaces required. Based on NBMC requirement of 853 parking spaces, 43 bike racks are required where 60 are provided. 2. The off-site parking lot at 3700 Newport Boulevard complies with the provisions of Section 21.40.100 (Off-Site Parking) of the NBMC, which largely mirrors the requirements of Section 20.40.100 (Off-Site Parking) addressed in Findings C through F above. The off-site, off-street parking will not impact public parking available for coastal access, as the existing parking area is a private lot that supports an existing office building. After 7:00 p.m., the spaces would be unused without a lease agreement in place for the shared use of the lot. The off-site spaces would support the LMV development which provides public access to the bayfront via a public boardwalk and vertical access walkways. 3. The proposed changes to the PMP will not impact public views from or to the property, nor will it degrade the visual quality of the coastal zone, as the changes only pertain to parking operations. 4. The considerations identified in Section 21.40.110 (Adjustments to Off-Street Parking Requirements) pertaining to reduced parking demand, joint use of parking facilities, parking management plan, and required data, are addressed under Findings A and B above and considerations relating to Section 21.40.110 (D) (Impact to Coastal Access Prohibited) are addressed in Finding B below and are hereby incorporated by reference. Finding: M. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The Property is located between the nearest public road and the sea or shoreline. Section 21.30A.040 of Title 21 (Local Coastal Implementation Plan) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project includes changes to an existing parking management plan for LMV to remove the requirement for off-site employee parking. The removal of off-site employee parking is offset by the increased provision of employee parking on the upper levels of the parking structure, and the removal of a large-scale charter boat operation that required a significant number of parking spaces (Electra Cruises). More efficient use of valet for employees will improve the functionality and use of employee parking onsite, resulting in an additional 19 employee parking spaces. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the Project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 24 Planning Commission Resolution No. PC2023-046 Page 11 of 18 01-17-23 2. The employees of LMV will continue to park on the upper floors of the existing parking structure using the employee valet service. The City has not received any complaints regarding employee parking in residential areas (Finley Tract) since the prior CUP No. UP2017-019 was approved. Additionally, as conditioned, employees will not be permitted to park on other levels of the structure, which would allow the other floors remain and available for the public to use. Lastly, the on-street parking spaces near the property are metered and some are short term only (30 minutes maximum) and are not likely to be used by employees who are on site for longer periods of time. A condition of approval is included to require free parking for employees within the parking structure to incentivize them to park within the designated employee areas. 3. The existing site includes a public waterfront walkway no less than 6 feet wide, and in some areas it is 10 feet wide across the entire project site from 3400-3450 Via Lido. Vertical access between Via Oporto and the waterfront walkway is provided by a minimum of three separate public walkways that are also be 6 feet in width. No changes are proposed to the existing lateral of vertical public access ways. The restaurants that have been approved with outdoor dining along the bay front walkway over the last several years have maintained the 6-foot minimum walkway. 4. All public walkways will remain open to the public at all times and appropriate coastal access signage will be maintained. 5. No new curb cuts are required to implement the proposed parking management plan including the parking reduction, and removal of the off-site parking lot for employees. No street parking spaces would be removed as part of the project. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act under Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves PA2021-089, subject to the conditions outlined in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Implementation Plan), of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s 25 Planning Commission Resolution No. PC2023-046 Page 12 of 18 01-17-23 certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 4. This resolution supersedes City Council Resolution No. 2018-2 (UP2017-019), which upon vesting of the rights authorized by this use permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 21ST DAY OF DECEMBER, 2023. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Curtis Ellmore, Chair BY:_________________________ Tristan Harris, Secretary 26 Planning Commission Resolution No. PC2023-046 Page 13 of 18 01-17-23 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 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. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused the revocation of this Use Permit and Coastal Development Permit. 4. Parking at Lido Marina Village is intended to operate in an integrated manner under one permit. Therefore, each portion of subject property shall comply with the approved Parking Management Plan (PMP) dated August 1, 2023, prepared by LAZ Parking, and any amendments to the PMP shall be reviewed by the Community Development Director and may require the processing a new use permit. 5. In no case shall higher intensity land uses (i.e. uses with a higher parking rate) be permitted to replace existing land uses without review and approval by the Community Development Director. No further intensification is anticipated under this use permit. 6. Conditional Use Permit PA2021-089 authorizes a parking reduction from what would otherwise be required by the NBMC and establishes the maximum intensity of uses within Lido Marina Village that may be allowed. This Use Permit does not authorize further conditional use permits or minor use permits for any other activity where the Zoning Code requires said permits. 7. All parking spaces within the parking structure shall remain available and open for the parking of patrons and employees, with the exception of valet spaces identified in the PMP that may be used for valet. Employees shall only park within the designated areas identified in the PMP. 8. Employee parking shall be provided free of charge in the parking structure during the employee’s shift or work hours within the designated areas of the PMP. A reasonable buffer shall be provided before and after the start and end of each shift or designated work hours. Any changes to the proposed cost for employees shall be reviewed and approved by the Community Development Director and the City Traffic Engineer. 27 Planning Commission Resolution No. PC2023-046 Page 14 of 18 01-17-23 9. A minimum of 13 parking spaces shall be provided for customer valet parking from 7 p.m. through 2 a.m., daily, at 3700 Newport Boulevard. This parking area is an off-site, private lot secured by a private lease or other binding agreement. 10. A parking agreement or covenant, in a form approved by the City Attorney and the Director, that guarantees the availability of the required off-site parking at an approved off-site location shall be recorded with the County Recorder’s Office against the subject property. The agreement or covenant shall require the owner or operator of the project to immediately notify the Director of any change of ownership or use of the property where the required off-site parking is located, or changes in the use or availability of the required off-site parking, or of any termination or default of the agreement between the parties. Upon notification that the private lease agreement for the required off-site parking has terminated or the required off-site parking is otherwise unavailable for the use authorized by Conditional Use Permit PA2021-089, the Director shall establish a reasonable period of time in which one of the following shall occur: 1) Substitute parking is provided that is acceptable to the Director; or 2) the size or intensity of use authorized by Conditional Use Permit PA2021-089 is reduced in proportion to the parking spaces lost; or 3) the owner or operator of the project must obtain a parking reduction pursuant to Newport Beach Municipal Code Section 20.40.110 rendering the required off-site parking unnecessary. 11. Substitute off-site parking shall be located within a convenient distance to the project site as determined by the Director. On-street parking may not be considered. The substitute parking shall not create an undue traffic hazard or impacts to the surrounding area as determined by the Director in consultation with the City Traffic Engineer. The substitute required off-site parking shall be provided and permanently maintained for LMV employee or patron parking as long as the uses authorized by Conditional Use Permit PA2021-089 remains effective. 12. This approval may be modified or revoked by the 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 materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 13. If off-site self-parking is secured and made available for patron use, the applicant shall provide appropriate signage indicating the availability and location of the off-site parking to the satisfaction of the Community Development Director. 14. Signage shall be installed and maintained near existing short-term parking and loading areas near to 3505 Via Oporto directing rideshare services to utilize the on-street loading spaces for pick-up and drop-off and not block the streets. Valet operators shall instruct rideshare drivers to not block streets. 15. The applicant shall require each tenant and employee to place a sticker on his or her vehicle that identifies the vehicle’s relationship to Lido Marina Village to allow for enhanced parking management and monitoring. The sticker shall be placed in the front windshield of 28 Planning Commission Resolution No. PC2023-046 Page 15 of 18 01-17-23 the vehicle within a 7-inch square in the lower corner farthest removed from the driver’s position. 16. All new, amended or extended leases shall include: a. Language strongly encouraging participation in incentive programs organized and implemented by the applicant/landlord to encourage the use of alternative modes of transportation such as bicycling, public transit, carpooling, and walking. 17. Adequate lateral public access along the entire project waterfront (3400-3450 Via Lido) shall be maintained consistent with Coastal Land Use Plan policies. The walkway shall be a minimum of 6 feet in width but preferably 10 feet wide or more. Minor encroachments may be permitted into the existing public access easement with the approval of a Public Works encroachment permit, provided adequate access will be maintained. Any changes shall be reviewed and approved by the Harbor Resources Division and Community Development Director. Public access to the waterfront walkway shall be maintained at all times. 18. A minimum of three vertical public walkways shall continue to be maintained between Via Oporto and the lateral public access walkway along the waterfront, consistent with Coastal Land Use Plan policies. The walkways shall be a minimum of 6 feet in width, but preferably wider. Minor encroachments may be permitted by the Community Development Director provided adequate access will be maintained. The three public walkways shall not be gated or otherwise blocked and shall be open for public access at all times. a. One walkway shall be maintained at 3448 Via Oporto (APN 423-123-04). b. The second walkway shall be maintained between 3424 and 3432 Via Oporto (APN 423-123-06) where an existing public access easement is currently located. c. The third walkway shall be maintained at 3400-3420 Via Oporto (APN 423-123-07) with the final location to be reviewed and approved by the Community Development Director. 19. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs Standards) of the Newport Beach Municipal Code. The applicant shall maintain appropriate public access signage for all public walkways. The size, location, and message of said public access signs shall be subject to the review and approval of the Community Development Director. 20. 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. 21. Should the property be sold or otherwise come under different ownership or control, any future owners or assignees shall be notified of the conditions of this approval by either 29 Planning Commission Resolution No. PC2023-046 Page 16 of 18 01-17-23 the current business owner, property owner, or the leasing agent. 22. A Special Event 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. 23. Conditional Use Permit and Coastal Development Permit filed as PA2021-089 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060.A (Time Limits and Extensions) and 21.54.060. A (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 24. This conditional use permit supersedes Conditional Use Permit No. UP2017-019 (PA2017-135), except this Conditional Use Permit continues to authorize the existence of a public parking garage that exceeds the basic height limit up to 35 feet in height based upon the facts in support of findings provided by the approval of UP1636. 25. This Use Permit and Coastal Development Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, welfare, or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 26. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 27. 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 leasing agent. 28. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three 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. 30 Planning Commission Resolution No. PC2023-046 Page 17 of 18 01-17-23 29. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 30. The exterior of the business shall be always maintained free of litter and graffiti. 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. 31. 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). 32. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays unless otherwise approved by the Director of Community Development and may require an amendment to this Use Permit. 33. Storage outside of the building in the front or at the rear of the property shall be prohibited, except for the required trash container enclosure. 34. A Special Events Permit is required for any event or promotional activity outside the normal operating 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. 35. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 Lido Marina Village Parking Management Plan including, but not limited to, Conditional Use Permit and Coastal Development Permit (PA2021-089). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing the such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that which City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Public Works Department 31 Planning Commission Resolution No. PC2023-046 Page 18 of 18 01-17-23 36. If issues or problems arise with the implementation of the Parking Management Plan prepared by LAZ Parking dated August 1, 2023, the applicant shall modify the operations to the satisfaction of the City Traffic Engineer and Community Development Director. Additional parking management strategies, implementation of a modified operation, or additional off-site parking shall occur immediately upon approval or direction of the City. 37. Parking management shall be monitored by the applicant and the Community Development Department on an ongoing basis or as determined necessary by the Community Development Director. The Director may require review by the Planning Commission if parking problems occur that are not adequately remedied by the applicant. 32 Attachment No. PC 2 Parking Demand Analysis 33 INTENTIONALLY BLANK PAGE34 October 4, 2023 Ms. Amber Wesley Lido Group Retail, Inc. 7777 Edinger Avenue #115 Huntington Beach, CA 92647 LLG Reference No. 2.18.3948.1 Subject: Parking Demand Analysis for Lido Marina Village Newport Beach, California Dear Ms. Wesley: As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Parking Demand Analysis for Lido Marina Village. Lido Marina Village is generally 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 and office uses. 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 methodology is consistent with the prior approved parking study from August 10, 2018 and UP2017-019/PA2017-135, adopted January 23, 2018. As such, this analysis evaluates the updated proposed Project, which consists of restaurant space at vacant 3400 Via Oporto, Suite 104 (i.e. 1,254 SF), re- occupancy of 3424 Via Oporto, Suite 102 to retail use (i.e. 827 SF), and office space at vacant 3432 Via Oporto, Suite 209 (i.e. 867 SF GLA) herein referred to as “Project”. Based on our understanding, a parking study is required by the City of Newport Beach in order to remove the need for offsite parking for employees 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 35 Ms. Amber Wesley October 4, 2023 Page 2 N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2023 Analysis\Report\3948 Lido Marina Village Parking Demand Analysis - NB, 10-04-23 (Final).doc 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 City Code land use category is also listed for each use. Review of Table 1 indicates that with the proposed modifications, Lido Marina Village will have a GBA of 109,943 SF (116,162 SF including the restaurant outdoor dining areas) and a net floor area (GLA) of 92,526 SF. Lido Marina Village currently (as of July 1, 2022) has 1,254 SF of restaurant vacancy, 827 SF of retail vacancy, and 867 SF GLA of office vacancy within three suites, which will be reoccupied. The parking supply for Lido Marina Village totals 385 spaces, which consists of a combination of private surface parking spaces (alley) and parking structure spaces (inclusive of 34 valet stacked vehicle spaces consistent with the most current version of the Parking Management Plan (2023). At total occupancy, Lido Marina Village will continue to provide a total parking supply of 385 parking spaces. It should be noted that there are 21 pay station spaces along Central Avenue and 12 time limited (30 minutes) spaces along Via Oporto available on a “first come first serve” basis in close proximity to the Project site that are utilized by Lido Marina Village patrons. It should be further noted that sixty (60) bicycle parking spaces are provided throughout the site, while 43 bicycle spaces are required by the City of Newport Beach Municipal Code. 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, based on existing center occupancy, combined with the ULI Shared Parking methodology, which combines actual parking demand survey data with projected demand data based on ULI data/time of day profiles. 36 Ms. Amber Wesley October 4, 2023 Page 3 N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2023 Analysis\Report\3948 Lido Marina Village Parking Demand Analysis - NB, 10-04-23 (Final).doc 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 gross floor area.  Restaurant – 1.0 space per 30-50 SF of net public area, including outdoor dining areas, but excluding the first 25% of interior net public area or 1,000 SF of outdoor dining area, whichever is less.1  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) gross floor area. 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 City parking code ratios. Specifically, the proposed Project requires 21 parking spaces for the three (3) vacant suites. As shown, direct application of City parking ratios to existing/proposed uses at Lido Marina Village results in a total code parking requirement of 853 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 and are entitled to park within the existing parking structure. With an on-site parking supply of 385 spaces (private alley and parking structure spaces), a theoretical parking deficiency of 468 parking 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 ride hail (i.e. Uber and Lyft), bicycle, walk-in, and/or boat into the site. The parking requirement for restaurant consists of a combination of 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 (1 space/50 SF for Rye Goods) plus the parking required for the outdoor dining area, as directed by City of Newport Beach staff. 37 Ms. Amber Wesley October 4, 2023 Page 4 N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2023 Analysis\Report\3948 Lido Marina Village Parking Demand Analysis - NB, 10-04-23 (Final).doc Conditional Use Permits and City parking code as provided by City of Newport Beach staff contained in Appendix A. 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 two weekend days by Transportation Studies, Inc. The parking surveys were performed at one-hour intervals between 10:00 AM and 11:00 PM on Thursday June 9, 2022 through Sunday June 12, 2022. These June counts are considered a typical condition for design purposes (i.e. reasonable worst case) that would occur throughout the year based on coordination with the owner. Based on Placer Data reports from 2019-2022 for the specific parking survey dates (6/9/22 – 6/12/23) in which Placer.ai collects geolocation data from mobile devices to show the location site visit trends. As a result, the data revealed that there were more than 3,000 visits per day for the four (4) surveyed days, which can be correlated between the number of visits/people per day to the use of the parking structure and other modes of travels to access Lido Marina Village. The parking surveys consisted of counting the number of parked vehicles within four zones for the entire mixed-use center site. Figure 3 shows the location of the four parking zones. Although Zone I and Zone IV were included in the parking surveys, the parking supply for this analysis is based on Zone II and Zone III only as Zone I and Zone IV are public parking spaces available to the public, nearby businesses, and public pier. The results of the weekday (Thursday and Friday) and weekend (Saturday and Sunday) parking surveys are summarized in Tables 3 through 6, respectively. As shown in Table 3, the study site (Zones II and III) experienced a weekday (Thursday) peak parking demand of 307 vehicles (80% utilization) within the study site at 2:00 PM. As shown in Table 4, the study site experienced a weekday (Friday) peak parking demand of 351 vehicles (91% utilization) within the study site at 1:00 PM. As shown in Table 5, the study site experienced a weekend day (Saturday) peak parking demand of 346 vehicles (90% utilization) that occurred within the study site at 6:00 PM. Lastly, as shown in Table 6, the study site experienced a weekend day (Sunday) peak parking demand of 335 vehicles (87% utilization) that occurred within the study site at 2:00 PM. It should be noted that the parking surveys includes the site’s employee parking demand, as the employees are currently parked within the parking structure. 38 Ms. Amber Wesley October 4, 2023 Page 5 N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2023 Analysis\Report\3948 Lido Marina Village Parking Demand Analysis - NB, 10-04-23 (Final).doc 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 restaurant space at vacant 3400 Via Oporto, Suite 104 (i.e. 1,254 SF), re- occupancy of 3412 Via Oporto, Suite 102 to retail use (i.e. 827 SF), and office space at vacant 3432 Via Oporto, Suite 209 (i.e. 867 SF GLA). This methodology reflects the most accurate peak parking demand for this development because the shopping center is currently approximately 97% occupied, such that the current/actual peak parking demand can be easily measured by conducting parking surveys while the parking demand for the anticipated restaurant spaces and re-occupied 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 proposed 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, 3rd Edition. These factors present a profile of parking demand over time and have been used directly in the analysis of the proposed and re- occupied vacant uses. Specifically, the profiles for retail uses, restaurant uses (i.e. fine/casual dining restaurant) and office uses were utilized and their characteristics are described below.  For the vacant reoccupied retail use, 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 the reoccupied retail use is taken directly from ULI and will consist of 827 SF within one suite. The City’s parking code requirement of 1 space per 250 SF was utilized for general retail.  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 proposed 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 new restaurant suite identified previously in Table 1 (i.e. 1,254 GFA restaurant space). The parking requirement is based on the City restaurant parking code requirement. In addition, the proposed restaurant parking demand includes a 10% reduction to account for ride hailing, bike, and walk-in customers from the surrounding area.  For the vacant reoccupied office use, 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 39 Ms. Amber Wesley October 4, 2023 Page 6 N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2023 Analysis\Report\3948 Lido Marina Village Parking Demand Analysis - NB, 10-04-23 (Final).doc directly from ULI. The office parking demand profile was applied to the one (1) vacant office suite identified previously in Table 1 (i.e. 867 SF GLA). 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 7 and 8 present an approach, which applies the City code parking requirement and ULI time of day parking profiles to the reoccupancy of the minimal remaining vacant retail, restaurant, and office square-footage 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. It should be noted that the existing parking demand for 6:00 AM to 10:00 AM and 11:00 PM to 1:00 AM was estimated based on the corresponding ULI percentages. In addition, Tables 9 and 10 present an approach, which applies the City code parking requirement and site-specific time of day parking profiles to the reoccupancy of the remaining vacant retail, restaurant and office square-footage for the weekend (Saturday and Sunday) 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 B contains the weekday and weekend day ULI shared parking analysis calculation worksheets for the reoccupancy of the remaining vacant retail, restaurant and office (i.e. proposed Project). As shown in Table 7, the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 322 parking spaces (84% utilization) and occurs at 2:00 PM. As shown in Table 8, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 366 parking spaces (95% utilization). and occurs at 1:00 PM. Next, as shown in Table 9, the peak parking requirement for Lido Marina Village during a weekend day (Saturday) totals 360 parking spaces (94% utilization) and occurs at 6:00 PM. Lastly, as shown in Table 10, the peak parking requirement for Lido Marina Village during a weekend day (Sunday) totals 345 parking spaces (90% utilization) and occurs at 2:00 PM. As a result, based on a review of Tables 7 through 10, the peak parking survey data shared parking demand for Lido Marina Village is 366 parking spaces and occurs at 1:00 PM on a Friday. With a total parking supply of 385 parking spaces, a minimum parking surplus of 19 spaces is forecast for the entire site (95% utilization). It should be noted that Lido Marina Village will experience a minimum parking surplus of 63 spaces on a typical Thursday and a minimum parking surplus of 25 spaces and 40 spaces on a typical Saturday and Sunday, respectively. 40 Ms. Amber Wesley October 4, 2023 Page 7 N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2023 Analysis\Report\3948 Lido Marina Village Parking Demand Analysis - NB, 10-04-23 (Final).doc SUMMARY OF FINDINGS AND CONCLUSIONS  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 and office uses with a GBA of 109,943 SF (116,162 SF including the restaurant outdoor dining areas) and a net floor area (GLA) of 92,526 SF. Lido Marina Village currently (as of July 1, 2022) has 1,254 SF of restaurant vacancy, 827 SF of retail vacancies, and 867 SF GLA of office vacancy within three suites. The parking supply for Lido Marina Village totals 385 spaces, which consists of a combination of surface parking spaces and parking structure spaces (inclusive of 34 valet stacked vehicle spaces consistent with the most current Parking Management Plan. The proposed Project consists of restaurant space at vacant 3400 Via Oporto, Suite 104 (i.e. 1,254 SF), re-occupancy of 3424 Via Oporto, Suite 102 to the current use (i.e. 827 SF of retail space), and office space at vacant 3432 Via Oporto, Suite 209 (i.e. 867 SF GLA).  Direct application of City parking ratios to existing/proposed uses at Lido Marina Village results in a total code parking requirement of 853 parking spaces (inclusive of non-DJM properties, which have a code parking requirement of 81 spaces). With an on-site proposed parking supply of 385 spaces, a theoretical parking deficiency of 468 spaces is forecast. Lido Marina Village encourages alternative travel by supplying 60 bicycle racks and three (3) parking spaces dedicated to ride hailing services. In addition, Lido Marina Village plans to incentive bicycle use with discounts at their retailers.  The Survey Data Shared Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 322 parking spaces and occurs at 2:00 PM (Table 7). The peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 366 parking spaces and occurs at 1:00 PM (Table 8). The peak parking requirement for Lido Marina Village during a weekend day (Saturday) totals 360 parking spaces and occurs at 6:00 PM (Table 9). Lastly, the peak parking requirement for Lido Marina Village during a weekend day (Sunday) totals 345 parking spaces and occurs at 2:00 PM (Table 10) As a result, the peak parking survey data shared parking demand for Lido Marina Village is 366 parking spaces and occurs at 1:00 PM on a Friday. With a total parking supply of 385 parking spaces, a minimum parking surplus of 19 spaces is forecast for the entire site (95.6% utilization) and therefore adequate parking is 41 Ms. Amber Wesley October 4, 2023 Page 8 N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2023 Analysis\Report\3948 Lido Marina Village Parking Demand Analysis - NB, 10-04-23 (Final).doc provided with reoccupancy of the three (3) vacant suites. It should be noted that Lido Marina Village will experience a minimum parking surplus of 63 spaces on a typical Thursday and a minimum parking surplus of 25 spaces and 40 spaces on a typical Saturday and Sunday, respectively.  There are 12 public parking spaces along Via Oporto designated for a 30 minute parking limit and 21 public pay station parking spaces along Central Avenue that are available to supplement the uses at Lido Marina Village. 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. Maberry, P.E. Principal Attachments 42 43 44 45 Current /Proposed Patio City Code Land Use Address Suite #Tenant Use SF Category 3636 Newport Boulevard --Serena & Lily Retail 1,904 SF 1,904 SF Retail 3418 Via Lido --Rye Goods Restaurant 1,013 SF 514 SF 250 Food Service, No Late Hours, With Alcohol 3420 Via Lido --Cynthia Rowley Retail 1,410 SF 1,410 SF Retail 3422 Via Lido --Cos Bar Retail 1,412 SF 1,412 SF Retail 3424 Via Lido --Bixby & Ball Retail 805 SF 805 SF Retail --Lido Village Books Retail 2,222 SF 1,900 SF Office 3428 Via Lido - 2nd Floor --DJM Capital Office 1,228 SF 1,228 SF Office 3434 Via Lido - 2nd Floor --Lido Wellness Center Office 3,552 SF 2,938 SF Office 3434 Via Lido - 3rd Floor --L2 Capital Office 2,916 SF 2,536 SF Office 3444 Via Lido - 1st/2nd Floor --Elyse Walker Retail 12,075 SF 12,075 SF Retail 3400 Via Oporto 101 Velvet Retail 1,234 SF 1,234 SF Retail 102 Aesop Retail 380 SF 380 SF Retail 104 Vacant (future Skal Pizza)Restaurant 1,254 SF 347 SF 199 Food Service, No Late Hours, With Alcohol 201/203 Source One Spares Office 3,009 SF 2,616 SF Office 3404 Via Oporto 101 Amber Interiors Shoppe Retail 1,064 SF 1,064 SF Retail 103 TreSs Retail 1,249 SF 1,249 SF Retail 201 Rand Kruse Office 628 SF 546 SF Office 202 TreSs Office 1,246 SF 1,246 SF Office 3424 Via Oporto 100 Clare V Retail 582 SF 582 SF Retail 101 California Electric Boat Company Retail 232 SF 232 SF Retail 102 Vacant (Future Leap Goodlife)Retail 827 SF 827 SF Retail 103 Malibu Farm (Home)Retail 763 SF 763 SF Retail 201/205 Think Inc.Office 1,873 SF 1,629 SF Office 204/211 Protecht Office 1,925 SF 1,674 SF Office 3439 Via Oporto 100 The Real Real Retail 2,776 SF 2,776 SF Retail 3432 Via Oporto 104 Circle Hook Fish Co.Restaurant 954 SF 295 SF 129 Food Service, No Late Hours, With Alcohol 105 Eberjey Retail 1,015 SF 1,015 SF Retail 106 Le Labo Retail 602 SF 602 SF Retail 207 Nobu Office 600 SF 452 SF Office 208 Emery Financial Office 1,325 SF 1,116 SF Office 209 Vacant (Future Office)Office 1,010 SF 867 SF Office 210 Cilek USA, Inc.Office 481 SF 416 SF Office 3446 Via Oporto 102 Love Shack Fancy Retail 1,526 SF 1,526 SF Retail 3446 Via Oporto 104 Zinque Restaurant 2,379 SF 1,364 SF 795 Food Service, No Late Hours, With Alcohol 3450 Via Oporto 101 1st Floor Nobu Restaurant 6,592 SF 2,907 SF 1,696 Food Service, No Late Hours, With Alcohol 101 2nd Floor Nobu Restaurant 6,011 SF 2,243 SF 1,960 Food Service, No Late Hours, With Alcohol 103 Jenni Kayne Retail 1,541 SF 1,541 SF Retail 3505 Via Oporto 105 & 2nd Floor Curl Fitness Health Club 11,005 SF 11,005 SF Health Club 101 Stoney Clover Lane Retail 1,272 SF 1,272 SF Retail 103 Minnow Swim Retail 693 SF 693 SF Retail 3408 Via Oporto 101 Alchemy Works Retail 1,317 SF 1,317 SF Retail 103 Lido Bottle Works Restaurant 1,234 SF 635 SF 324 Food Service, No Late Hours, With Alcohol 201 Living Legacy Foundation Office 1,429 SF 1,243 SF Office 203 Tress Apothecary Office 621 SF 599 SF Office 205 Riverbed Lending Office 730 SF 730 SF Office 3412 Via Oporto 101 Roller rabbit Retail 1,762 SF 1,762 SF Retail 201 Premier Landing Office 809 SF 703 SF Office 203 J'dmerme Med Aesthetic Office 942 SF 819 SF Office Notes: [1] Source: DJM Capital Partners, Inc. TABLE 1 EXISTING/PROPOSED LAND USE SUMMARY [1] Gross Floor Area Lido Marina Village, Newport Beach Building SizeNet Floor Area(GLA) Building Size (GBA) 46 Current /Proposed Patio City Code Land Use Address Suite #Tenant Use SF Category 3416 Via Oporto 100 Public Restrooms Restrooms 261 SF 261 SF 101 Faherty Retail 658 SF 658 SF Retail 104 Malibu Farm Specialty Take Out 624 SF 90 SF Take Out Service Only 201/204 Rich McHugh Office 2,189 SF 1,864 SF Office 301 Community Dev Partners Office 2,231 SF 1,963 SF Office 3420 Via Oporto 101 Malibu Farm Restaurant 2,171 SF 1,040 SF 866 Food Service, No Late Hours, With Alcohol 201 Logistics Office 1,053 SF 923 SF Office 204 Malibu Farm Office Office 1,451 SF 1,262 SF Office 3431 Via Oporto 101 The Great Retail 1,179 SF 1,179 SF Retail 103 Marrow Fine Retail 707 SF 707 SF Retail 105 Sugar Paper Retail 562 SF 562 SF Retail 107 Trash Enclosure Trash 208 SF 208 SF 3421 Via Oporto 201 White Label Mfg.Office 3,220 SF 2,800 SF Office Lido Marina Village Slips --Lido Marina Village Slips Marina [2]37 Boats 37 Boats Marina Notes:Retail 41,769 SF 41,447 SF [1] Source: DJM Capital Partners, Inc.Office 34,468 SF 30,170 SF [2] Includes 6 Carefree Charter boats Restaurant 22,232 SF 9,435 SF 6,219 SF Health Club 11,005 SF 11,005 SF Other 469 SF 469 SF TOTAL 109,943 SF 92,526 SF 6,219 SF Gross Floor Area(GBA) Lido Marina Village Development Totals 109,943 SF 92,526 SF 6,219 SF Building SizeBuilding Size Net Floor Area(GLA) TABLE 1 (CONTINUED)EXISTING/PROPOSED LAND USE SUMMARY [1] Lido Marina Village, Newport Beach 47 TABLE 2 City of Newport Beach Spaces Land Use Code Parking Ratio [1]Required Marina 31 Boats Per Coastal Permit 71 Offices 30,170 SF 1.0 space per 250 SF net floor area [2]121 Carefree Charter Boats 6 Boats 1.0 space per 3 customers and 6 customers per boat 12 Retail Sales 41,769 SF 1.0 space per 250 SF 168 1.0 space per 30-50 SF of net public area, including outdoor dining areas, but excluding the first 25% of the interior net public area or 1,000 SF of outdoor dining area, whichever is less 1.0 space per 250 SF (small - 2,000 SF or less) 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 27 853 385 -468 Notes: [1] Source: City of Newport Beach Municipal Code; Chapter 20.40; 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 restaurant component is comprised of 22,232 SF of food service uses and 6,219 SF of restaurant patio uses [4] The parking requirement is based on the conditional use permit (i.e. 332 spaces) EXISTING/PROPOSED LAND USE Lido Marina Village, Newport Beach Size TOTAL PROPOSED PARKING SUPPLY 55 Restaurant Health/Fitness Facilities 11,005 CITY CODE PARKING REQUIREMENTS 332 [4]SF [3] PARKING SURPLUS/DEFICIENCY (+/-) TOTAL PARKING CODE REQUIREMENT SF 28,451 48 Supply =7 Supply =375 Supply =10 Supply =14 Supply =385 Time Parking Percent Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 7 100%204 54%7 70%5 36%211 55% 11:00 AM 7 100%235 63%7 70%4 29%242 63% 12:00 PM 6 86%266 71%4 40%10 71%270 70% 1:00 PM 7 100%266 71%6 60%13 93%272 71% 2:00 PM 5 71%300 80%7 70%14 100%307 80% 3:00 PM 7 100%293 78%8 80%14 100%301 78% 4:00 PM 7 100%281 75%6 60%14 100%287 75% 5:00 PM 7 100%274 73%7 70%14 100%281 73% 6:00 PM 7 100%292 78%8 80%14 100%300 78% 7:00 PM 7 100%263 70%7 70%14 100%270 70% 8:00 PM 6 86%214 57%5 50%14 100%219 57% 9:00 PM 6 86%160 43%1 10%13 93%161 42% 10:00 PM 7 100%105 28%1 10%13 93%106 28% Notes: [B] Free parking after 6:00 PM daily [C] Consists of parking supply in Zones II and III only Total [C]Zone III (Private Alley)Zone II [A]Zone IV (Public) [B] [A] Includes valet and valet-assist parking in parking structure TABLE 3 PARKING COUNTS Thursday, June 9, 2022 Lido Marina Village, Newport Beach Zone I (Public) [B] 49 Supply =7 Supply =375 Supply =10 Supply =14 Supply =385 Time Parking Percent Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 4 57%225 60%7 70%14 100%232 60% 11:00 AM 6 86%287 77%8 80%14 100%295 77% 12:00 PM 7 100%335 89%8 80%14 100%343 89% 1:00 PM 7 100%342 91%9 90%14 100%351 91% 2:00 PM 7 100%333 89%10 100%14 100%343 89% 3:00 PM 6 86%337 90%10 100%13 93%347 90% 4:00 PM 7 100%325 87%8 80%14 100%333 86% 5:00 PM 7 100%324 86%9 90%14 100%333 86% 6:00 PM 7 100%335 89%8 80%14 100%343 89% 7:00 PM 7 100%292 78%7 70%14 100%299 78% 8:00 PM 7 100%255 68%4 40%14 100%259 67% 9:00 PM 6 86%169 45%4 40%13 93%173 45% 10:00 PM 6 86%126 34%6 60%13 93%132 34% Notes: [B] Free parking after 6:00 PM daily [C] Consists of parking supply in Zones II and III only [A] Includes valet and valet-assist parking in parking structure Total [C]Zone IV (Public) [B] TABLE 4 PARKING COUNTS Friday, June 10, 2022 Lido Marina Village, Newport Beach Zone I (Public) [B]Zone II [A]Zone III (Private Alley) 50 Supply =7 Supply =375 Supply =10 Supply =14 Supply =385 Time Parking Percent Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 6 86%233 62%8 80%13 93%241 63% 11:00 AM 7 100%261 70%8 80%14 100%269 70% 12:00 PM 7 100%329 88%7 70%14 100%336 87% 1:00 PM 7 100%320 85%7 70%14 100%327 85% 2:00 PM 7 100%323 86%7 70%14 100%330 86% 3:00 PM 7 100%322 86%7 70%14 100%329 85% 4:00 PM 7 100%324 86%7 70%14 100%331 86% 5:00 PM 7 100%336 90%7 70%14 100%343 89% 6:00 PM 7 100%339 90%7 70%14 100%346 90% 7:00 PM 7 100%311 83%7 70%14 100%318 83% 8:00 PM 7 100%267 71%8 80%12 86%275 71% 9:00 PM 7 100%233 62%3 30%14 100%236 61% 10:00 PM 6 86%158 42%3 30%10 71%161 42% Notes: [B] Free parking after 6:00 PM daily [C] Consists of parking supply in Zones II and III only [A] Includes valet and valet-assist parking in parking structure Total [C]Zone IV (Public) [B] TABLE 5 PARKING COUNTS Saturday, June 11, 2022 Lido Marina Village, Newport Beach Zone I (Public) [B]Zone II [A]Zone III (Private Alley) 51 Supply =7 Supply =375 Supply =10 Supply =14 Supply =385 Time Parking Percent Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 7 100%192 51%6 60%14 100%198 51% 11:00 AM 7 100%288 77%6 60%14 100%294 76% 12:00 PM 7 100%321 86%7 70%13 93%328 85% 1:00 PM 7 100%315 84%10 100%14 100%325 84% 2:00 PM 7 100%325 87%10 100%14 100%335 87% 3:00 PM 7 100%321 86%7 70%14 100%328 85% 4:00 PM 7 100%301 80%9 90%14 100%310 81% 5:00 PM 7 100%290 77%7 70%14 100%297 77% 6:00 PM 5 71%258 69%10 100%13 93%268 70% 7:00 PM 6 86%214 57%6 60%10 71%220 57% 8:00 PM 6 86%176 47%5 50%9 64%181 47% 9:00 PM 7 100%113 30%3 30%6 43%116 30% 10:00 PM 5 71%81 22%1 10%4 29%82 21% Notes: [B] Free parking after 6:00 PM daily [C] Consists of parking supply in Zones II and III only [A] Includes valet and valet-assist parking in parking structure Total [C]Zone IV (Public) [B] TABLE 6 PARKING COUNTS Sunday, June 12, 2022 Lido Marina Village, Newport Beach Zone I (Public) [B]Zone II [A]Zone III (Private Alley) 52 Land Use Existing Occupied Vacant Retail Vacant Restaurant Vacant Office Size 0.827 KSF [3]1.254 KSF [4]0.867 KSF [5]Total 4 /KSF --/KSF 4 /KSF Spaces = Comparison w/ Gross 4 Spc.12 Spc. [6]4 Spc.20 Parking Supply Spaces Shared 385 Spaces Number of Number of Number of Parking Surplus Parking Time of Day Spaces Spaces Spaces Demand (Deficiency)Utilization 6:00 AM 25 360 6% 7:00 AM 46 339 12% 8:00 AM 111 274 29% 9:00 AM 167 218 43% 10:00 AM 221 164 57% 11:00 AM 254 131 66% 12:00 PM 285 100 74% 1:00 PM 287 98 75% 2:00 PM 322 63 84% 3:00 PM 313 72 81% 4:00 PM 299 86 78% 5:00 PM 295 90 77% 6:00 PM 314 71 82% 7:00 PM 285 110 74% 8:00 PM 233 162 61% 9:00 PM 174 221 45% 10:00 PM 116 279 30% 11:00 PM 78 317 20% 12:00 AM 24 371 6% Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] During the on-site parking surveys, there was 1,010 SF (867 net SF) of office vacancy, 1,254 SF of restaurant vacancy, and 827 SF of retail vacancy. The existing parking demand for 6:00 AM to 10:00 AM and 11:00 PM to 1:00 AM was estimated based on the corresponding ULI percentages. [3] The vacant retail space consists of 827 SF at 3424 Via Oporto Suite 102. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [4] The vacant/new restaurant space consists of 1,254 SF at 3400 Via Oporto Suite 104 (13 gross spaces required per CUP) [5] The vacant office space consists of 867 SF net floor area at 3432 Via Oporto, Suite 209. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [6] The restaurant parking demand includes a 10% reduction to account for ride hailing, bike, and walk-in customers Lido Marina Village - Newport Beach Lido Marina Village [2] ObservedHourly Parking Demand 70 21 25 44 108 160 211 242 270 272 307 301 287 281 300 270 219 161 106 3 3 3 3 2 0 0 0 0 0 0 1 3 3 4 4 4 3 3 0 1 1 11 10 3 5 8 8 7 5 6 9 11 2 8 3 10 11 0 0 0 0 0 1 2 4 4 4 3 3 4 4 3 2 1 1 0 TABLE 7 PROPOSED SURVEY BASED WEEKDAY (THURSDAY) SHARED PARKING DEMAND ANALYSIS [1] 53 Land Use Existing Occupied Vacant Retail Vacant Restaurant Vacant Office Size 0.827 KSF [3]1.254 KSF [4]0.867 KSF [5]Total 4 /KSF --/KSF 4 /KSF Spaces = Comparison w/ Gross 4 Spc.12 Spc. [6]4 Spc.20 Parking Supply Spaces Shared 385 Spaces Number of Number of Number of Parking Surplus Parking Time of Day Spaces Spaces Spaces Demand (Deficiency)Utilization 6:00 AM 28 357 7% 7:00 AM 51 334 13% 8:00 AM 121 264 31% 9:00 AM 183 202 48% 10:00 AM 242 143 63% 11:00 AM 307 78 80% 12:00 PM 358 27 93% 1:00 PM 366 19 95% 2:00 PM 358 27 93% 3:00 PM 359 26 93% 4:00 PM 345 40 90% 5:00 PM 347 38 90% 6:00 PM 357 28 93% 7:00 PM 314 71 82% 8:00 PM 273 112 71% 9:00 PM 186 199 48% 10:00 PM 142 243 37% 11:00 PM 95 290 25% 12:00 AM 29 356 8% Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] During the on-site parking surveys, there was 1,010 SF (867 net SF) of office vacancy, 1,254 SF of restaurant vacancy, and 827 SF of retail vacancy. The existing parking demand for 6:00 AM to 10:00 AM and 11:00 PM to 1:00 AM was estimated based on the corresponding ULI percentages. [3] The vacant retail space consists of 827 SF at 3424 Via Oporto Suite 102. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [4] The vacant/new restaurant space consists of 1,254 SF at 3400 Via Oporto Suite 104 (13 gross spaces required per CUP) [5] The vacant office space consists of 867 SF net floor area at 3432 Via Oporto, Suite 209. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [6] The restaurant parking demand includes a 10% reduction to account for ride hailing, bike, and walk-in customers. TABLE 8PROPOSED SURVEY BASED WEEKDAY (FRIDAY) SHARED PARKING DEMAND ANALYSIS [1] 0 0 0 0 0 0 1 2 4 4 4 3 3 4 4 3 2 1 1 10 11 0 1 1 11 10 3 5 8 8 7 5 6 9 11 2 8 3 0 0 0 1 3 3 4 4 4 3 3 3 3 3 3 2 0 0 0 87 26 28 49 118 176 232 295 343 351 343 347 333 333 343 299 259 173 132 Lido Marina Village - Newport Beach Lido Marina Village [2] Observed HourlyParkingDemand 54 Land Use Existing Occupied Vacant Retail Vacant Restaurant Vacant Office Size 0.827 KSF [3]1.254 KSF [4]0.867 KSF [5]Total 4 /KSF --/KSF 4 /KSF Spaces = Comparison w/ Gross 4 Spc.12 Spc. [6]4 Spc.20 Parking Supply Spaces Shared 385 Spaces Number of Number of Number of Parking Surplus Parking Time of Day Spaces Spaces Spaces Demand (Deficiency)Utilization 6:00 AM 51 334 13% 7:00 AM 54 331 14% 8:00 AM 110 275 29% 9:00 AM 200 185 52% 10:00 AM 246 139 64% 11:00 AM 276 109 72% 12:00 PM 347 38 90% 1:00 PM 338 47 88% 2:00 PM 340 45 88% 3:00 PM 339 46 88% 4:00 PM 341 44 89% 5:00 PM 354 31 92% 6:00 PM 360 25 94% 7:00 PM 333 52 86% 8:00 PM 290 95 75% 9:00 PM 250 135 65% 10:00 PM 173 212 45% 11:00 PM 143 242 37% 12:00 AM 58 327 15% Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] During the on-site parking surveys, there was 1,010 SF (867 net SF) of office vacancy, 1,254 SF of restaurant vacancy, and 827 SF of retail vacancy. The existing parking demand for 6:00 AM to 10:00 AM and 11:00 PM to 1:00 AM was estimated based on the corresponding ULI percentages. [3] The vacant retail space consists of 827 SF at 3424 Via Oporto Suite 102. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [4] The vacant/new restaurant space consists of 1,254 SF at 3400 Via Oporto Suite 104 (13 gross spaces required per CUP) [5] The vacant office space consists of 867 SF net floor area at 3432 Via Oporto, Suite 209. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [6] The restaurant parking demand includes a 10% reduction to account for ride hailing, bike, and walk-in customers. PROPOSED SURVEY BASED WEEKEND (SATURDAY) SHARED PARKING DEMAND ANALYSIS [1]TABLE 9 0 7 0 0 0 0 11 1 11 3 11 0 0 0 3 12 3 12 3 11 0 0 0 3 8 0 4 6 0 4 6 4 6 0 4 7 0 4 7 4 3 0 3 2 0 3 2 0 1 1 0 001 000 Lido Marina Village - Newport Beach Lido Marina Village [2] Observed HourlyParkingDemand 132 51 51 53 108 195 241 269 336 327 330 329 331 343 346 318 275 236 161 55 Land Use Existing Occupied Vacant Retail Vacant Restaurant Vacant Office Size 0.827 KSF [3]1.254 KSF [4]0.867 KSF [5]Total 4 /KSF --/KSF 4 /KSF Spaces = Comparison w/ Gross 4 Spc.12 Spc. [6]4 Spc.20 Parking Supply Spaces Shared 385 Spaces Number of Number of Number of Parking Surplus Parking Time of Day Spaces Spaces Spaces Demand (Deficiency)Utilization 6:00 AM 42 343 11% 7:00 AM 45 340 12% 8:00 AM 91 294 24% 9:00 AM 165 220 43% 10:00 AM 203 182 53% 11:00 AM 301 84 78% 12:00 PM 339 46 88% 1:00 PM 336 49 87% 2:00 PM 345 40 90% 3:00 PM 338 47 88% 4:00 PM 320 65 83% 5:00 PM 308 77 80% 6:00 PM 282 103 73% 7:00 PM 235 150 61% 8:00 PM 196 189 51% 9:00 PM 130 255 34% 10:00 PM 94 291 24% 11:00 PM 78 307 20% 12:00 AM 39 346 10% Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] During the on-site parking surveys, there was 1,010 SF (867 net SF) of office vacancy, 1,254 SF of restaurant vacancy, and 827 SF of retail vacancy. The existing parking demand for 6:00 AM to 10:00 AM and 11:00 PM to 1:00 AM was estimated based on the corresponding ULI percentages. [3] The vacant retail space consists of 827 SF at 3424 Via Oporto Suite 102. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [4] The vacant/new restaurant space consists of 1,254 SF at 3400 Via Oporto Suite 104 (13 gross spaces required per CUP) [5] The vacant office space consists of 867 SF net floor area at 3432 Via Oporto, Suite 209. The City of Newport Beach Parking Code requirement at 1/250 SF is 4 spaces. [6] The restaurant parking demand includes a 10% reduction to account for ride hailing, bike, and walk-in customers. 0 0 32 0 7 0 67 0 11 0 82 1 11 116 3 11 0 0 181 3 12 0 220 3 12 0 268 3 11 297 3 8 0 0 310 4 6 0 328 4 6 0 335 4 6 325 4 7 0 0 328 4 7 0 294 4 3 0 198 3 2 160 3 2 0 0 89 1 1 0 44 0 1 TABLE 10PROPOSED SURVEY BASED WEEKEND (SUNDAY) SHARED PARKING DEMAND ANALYSIS [1]Lido Marina Village - Newport Beach Lido Marina Village [2] Observed HourlyParkingDemand 42 0 0 56 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-18-3948-1 Lido Marina Village, Newport Beach N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2022 Analysis\Report\3948 Appendix Dividers.doc APPENDIX A RESTAURANT CUP INFORMATION 57 INTENTIONALLY BLANK PAGE58 Lido Marina Village Summary of Restaurants 3.73125 Updated 11/4/21 8.675 Address Restaurant Tenant Code Parking Rate Code Required Parking GFA*NPA**Patio***Use Permit Operational Notes 3400 Via Oporto, Ste 104 Skal Pizza (Malibu Farm)1/40 sq ft NPA + (Patio-25%NPA)/40 13 1254 347 199 UP2021-029 (PA2021-149)Type 47, No Late Hours, Outdoor Dining Patio 3408 Via Oporto Lido Bottle Works 1/40 sq ft NPA + (Patio-25%NPA)/40 20 1234 635 324 UP2016-027 (PA2016-102)Type 41, Late Hours, Outdoor Dining Patio 3418 Via Lido Rye Goods 1/50 sq ft NPA + (Patio-25%NPA)/50 13 1013 514 250 UP2021-012 (PA2021-063) Type 41 & 20, No late Hours, Outdoor Dining Patio, supercedes UP2015-045 (PA2015-203) 3416 & 3420 Via Oporto Malibu Farm (Includes Ice Cream Shop)1/40 sq ft NPA + (Patio-25%NPA)/40 43 2795 1130 866 UP2017-026 (PA2017-190)Type 47, No Late Hours, Outdoor Dining Patio 3424 Via Oporto Malibu Farm 1/40 sq ft NPA + (Patio-25%NPA)/40 0 0 0 0 UP2019-052 (PA2019-057)Rescinding MUP approval for new approval in 3400 VO, Ste 104 3432 Via Oporto Circle Hook Fish Co.1/40 sq ft NPA + (Patio-25%NPA)/40 9 954 295 129 UP2017-025 (PA2017-189) Type 41, No Late Hours, Outdoor Dining Patio *in process for MUP to chg alcohol type to 47 3440 Via Oporto Zinque 1/40 sq ft NPA + (Patio-25%NPA)/40 46 2,379 1,364 795 UP2015-042 (PA2015-178)Type 47, Late Hours, Outdoor Dining Patio 3450 Via Oporto Nobu 1/40 sq ft NPA + (Patio-25%NPA)/40 188 12,603 5,150 3,656 UP2015-040 (PA2015-167)Type 47, Late Hours, Live Entertainment, Outdoor Dining Patio LMV TOTAL Current TOTAL 332 22,232 9,435 6,219 LMV TOTAL Max. to Trigger Parking Study 338 22,911 10,501 5,463 LMV SQ FT REMAINING 6 679 1,066 -756 *****SQ FT REMAINING w/ Patio overruns 6 -77 310 -756 *Total Maximum Restaurant GFA for LMV is 22,911 sq ft, total identified in the table triggers a new parking study and PC approval per the Parking Management Program ** Net Public Area Maximum is based on prior restaurant net public area research conducted and incoporated into the LMV Parking Study, exceeding this threshold will trigger a new parking study and PC approval ***Outdoor dining patio areas are calculated based on existing entitlements (2,411 square feet plus the code requirement for additional projected patio areas) ****Represents the maximum code required parking anticipated under the LMV Parking Study Per email w/ Liz Westmoreland 11/4/21***** 1,066 NPA -776 for patio overrun = 290 NPA remaining w/ patio overruns 679 GFA - 776 for patio overrun = -97 SF GFA w/ patio overruns. However, actual built GFA for Malibu Farm (per the T.I) is less than the entitlement by 624 GFA. Therefore, there is 527 GFA available . If Malibu Farm or another restaurant tenant plans to expand their GFA, they will be limited to the amount shown in this table. 59 INTENTIONALLY BLANK PAGE60 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-18-3948-1 Lido Marina Village, Newport Beach N:\3900\2183948 - Lido Marina Village (2), Newport Beach\2022 Analysis\Report\3948 Appendix Dividers.doc APPENDIX B ULI SHARED PARKING ANALYSIS WORKSHEETS 61 INTENTIONALLY BLANK PAGE62 Land Use Size KSF Pkg Rate[2]/KSF Mode Adjust Non-Captive Ratio Gross Spaces Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 9%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 5%0 0 0 0 0 0 0 0 0 0 0 0 0 0 14%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 14%0 0 0 0 0 0 0 0 0 0 0 0 0 0 23%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 32%1 1 1 1 1 1 1 1 1 1 1 1 1 1 41%0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 1 1 1 1 1 1 1 1 1 10:00 AM 54%2 1 1 1 1 1 1 1 1 1 1 2 2 2 68%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 11:00 AM 68%2 1 1 1 1 1 1 1 1 1 1 2 2 2 86%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 12:00 PM 90%3 2 2 2 2 2 2 2 2 2 2 2 3 3 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 1:00 PM 90%3 2 2 2 2 2 2 2 2 2 2 2 3 3 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 2:00 PM 86%3 2 2 2 2 2 2 2 2 2 2 2 3 3 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 3:00 PM 77%2 1 1 1 1 1 1 1 1 1 1 2 2 2 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 4:00 PM 77%2 1 1 1 1 1 1 1 1 1 1 2 2 2 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 5:00 PM 77%2 1 1 1 1 1 1 1 1 1 1 2 2 2 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 6:00 PM 81%2 1 1 1 1 1 1 1 1 1 1 2 2 2 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 7:00 PM 72%2 1 1 1 1 1 1 1 1 1 1 2 2 2 90%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 8:00 PM 59%2 1 1 1 1 1 1 1 1 1 1 2 2 2 81%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 9:00 PM 41%1 1 1 1 1 1 1 1 1 1 1 1 1 1 54%1 1 1 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 2 2 2 2 2 10:00 PM 14%0 0 0 0 0 0 0 0 0 0 0 0 0 0 36%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 5%0 0 0 0 0 0 0 0 0 0 0 0 0 0 18%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Notes: Appendix B-1 RETAIL (TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] 4Guest Spc.3 1 Emp. Spc. 0.827 4 Shared Parking Demand [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [2] Parking rates for all land uses based on City code. [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. Total Spaces Shopping Center (Typical Days) Employee Parking Demand 1.00 1.00 1.00 1.00 Guest Parking Demand 63 Land Use Size KSF Pkg Rate[2]/KSF Mode Adjust Non-Captive Ratio Gross Spaces Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 17%1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 8:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 44%1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 9:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 65%2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 10:00 AM 13%1 1 1 1 1 1 1 1 1 1 1 1 1 1 79%2 2 2 2 2 2 2 2 2 2 2 2 2 2 3 3 3 3 3 3 3 3 3 3 3 3 3 3 11:00 AM 35%3 3 3 3 3 3 3 3 3 3 3 3 3 3 79%2 2 2 2 2 2 2 2 2 2 2 2 2 2 5 5 5 5 5 5 5 5 5 5 5 5 5 5 12:00 PM 65%6 5 5 6 6 6 6 6 6 5 6 5 6 6 79%2 2 2 2 2 2 2 2 2 2 2 2 2 2 8 7 7 8 8 8 8 8 8 7 8 7 8 8 1:00 PM 65%6 5 5 6 6 6 6 6 6 5 6 5 6 6 79%2 2 2 2 2 2 2 2 2 2 2 2 2 2 8 7 7 8 8 8 8 8 8 7 8 7 8 8 2:00 PM 57%5 4 4 5 5 5 5 5 5 4 5 4 5 5 79%2 2 2 2 2 2 2 2 2 2 2 2 2 2 7 6 6 7 7 7 7 7 7 6 7 6 7 7 3:00 PM 35%3 3 3 3 3 3 3 3 3 3 3 3 3 3 65%2 2 2 2 2 2 2 2 2 2 2 2 2 2 5 5 5 5 5 5 5 5 5 5 5 5 5 5 4:00 PM 44%4 4 3 4 4 4 4 4 4 4 4 4 4 4 65%2 2 2 2 2 2 2 2 2 2 2 2 2 2 6 6 5 6 6 6 6 6 6 6 6 6 6 6 5:00 PM 65%6 5 5 6 6 6 6 6 6 5 6 5 6 6 87%3 3 3 3 3 3 3 3 3 3 3 3 3 3 9 8 8 9 9 9 9 9 9 8 9 8 9 9 6:00 PM 83%7 6 6 7 7 7 7 7 7 6 7 6 7 7 87%3 3 3 3 3 3 3 3 3 3 3 3 3 3 10 9 9 10 10 10 10 10 10 9 10 9 10 10 7:00 PM 87%8 7 7 8 8 8 8 8 8 7 7 7 8 8 87%3 3 3 3 3 3 3 3 3 3 3 3 3 3 11 10 10 11 11 11 11 11 11 10 10 10 11 11 8:00 PM 87%8 7 7 8 8 8 8 8 8 7 7 7 8 8 87%3 3 3 3 3 3 3 3 3 3 3 3 3 3 11 10 10 11 11 11 11 11 11 10 10 10 11 11 9:00 PM 87%8 7 7 8 8 8 8 8 8 7 7 7 8 8 87%3 3 3 3 3 3 3 3 3 3 3 3 3 3 11 10 10 11 11 11 11 11 11 10 10 10 11 11 10:00 PM 83%7 6 6 7 7 7 7 7 7 6 7 6 7 7 87%3 3 3 3 3 3 3 3 3 3 3 3 3 3 10 9 9 10 10 10 10 10 10 9 10 9 10 10 11:00 PM 65%6 5 5 6 6 6 6 6 6 5 6 5 6 6 74%2 2 2 2 2 2 2 2 2 2 2 2 2 2 8 7 7 8 8 8 8 8 8 7 8 7 8 8 12:00 AM 22%2 2 2 2 2 2 2 2 2 2 2 2 2 2 31%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. Emp. Spc.129Guest Spc. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [2] Parking rates for all land uses based on City code. 1.254 -- Total Spaces 1.00 1.00 1.00 1.00 3 Shared Parking DemandEmployee Parking Demand Appendix B - 2 Fine/Casual Dining FINE/CASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Guest Parking Demand 64 Land Use Size KSF Pkg Rate[2]/KSF Mode Adjust Non-Captive Ratio Gross Spaces Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 3%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 15%1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 8:00 AM 20%0 0 0 0 0 0 0 0 0 0 0 0 0 0 50%2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 9:00 AM 60%0 0 0 0 0 0 0 0 0 0 0 0 0 0 90%4 4 4 4 4 4 4 4 4 4 4 4 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 3 10:00 AM 100%0 0 0 0 0 0 0 0 0 0 0 0 0 0 100%4 4 4 4 4 4 4 4 4 4 4 4 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 3 11:00 AM 45%0 0 0 0 0 0 0 0 0 0 0 0 0 0 100%4 4 4 4 4 4 4 4 4 4 4 4 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 3 12:00 PM 15%0 0 0 0 0 0 0 0 0 0 0 0 0 0 85%3 3 3 3 3 3 3 3 3 3 3 3 3 2 3 3 3 3 3 3 3 3 3 3 3 3 3 2 1:00 PM 45%0 0 0 0 0 0 0 0 0 0 0 0 0 0 85%3 3 3 3 3 3 3 3 3 3 3 3 3 2 3 3 3 3 3 3 3 3 3 3 3 3 3 2 2:00 PM 95%0 0 0 0 0 0 0 0 0 0 0 0 0 0 95%4 4 4 4 4 4 4 4 4 4 4 4 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 3 3:00 PM 45%0 0 0 0 0 0 0 0 0 0 0 0 0 0 95%4 4 4 4 4 4 4 4 4 4 4 4 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 3 4:00 PM 15%0 0 0 0 0 0 0 0 0 0 0 0 0 0 85%3 3 3 3 3 3 3 3 3 3 3 3 3 2 3 3 3 3 3 3 3 3 3 3 3 3 3 2 5:00 PM 10%0 0 0 0 0 0 0 0 0 0 0 0 0 0 60%2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 6:00 PM 5%0 0 0 0 0 0 0 0 0 0 0 0 0 0 25%1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 7:00 PM 2%0 0 0 0 0 0 0 0 0 0 0 0 0 0 15%1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 8:00 PM 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 5%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 3%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. Emp. Spc.40Guest Spc. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [2] Parking rates for all land uses based on City code. 0.867 4 Total Spaces 1.00 1.00 1.00 1.00 4 Shared Parking DemandEmployee Parking Demand Appendix B-3 Office OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Guest Parking Demand 65 Land Use Size KSF Pkg Rate[2]/KSF Mode Adjust Non-Captive Ratio Gross Spaces Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 10%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 5%0 0 0 0 0 0 0 0 0 0 0 0 0 0 15%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 30%1 1 1 1 1 1 1 1 1 1 1 1 1 1 40%0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 1 1 1 1 1 1 1 1 1 9:00 AM 50%2 1 1 1 1 1 1 1 1 1 1 2 2 2 75%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 10:00 AM 70%2 1 1 1 1 1 1 1 1 1 1 2 2 2 85%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 11:00 AM 90%3 2 2 2 2 2 2 2 2 2 2 2 3 3 95%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 12:00 PM 95%3 2 2 2 2 2 2 2 2 2 2 2 3 3 100%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 1:00 PM 100%3 2 2 2 2 2 2 2 2 2 2 2 3 3 100%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 2:00 PM 100%3 2 2 2 2 2 2 2 2 2 2 2 3 3 100%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 3:00 PM 95%3 2 2 2 2 2 2 2 2 2 2 2 3 3 100%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 4:00 PM 90%3 2 2 2 2 2 2 2 2 2 2 2 3 3 100%1 1 1 1 1 1 1 1 1 1 1 1 1 1 4 3 3 3 3 3 3 3 3 3 3 3 4 4 5:00 PM 80%2 1 1 1 1 1 1 1 1 1 1 2 2 2 95%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 6:00 PM 75%2 1 1 1 1 1 1 1 1 1 1 2 2 2 85%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 7:00 PM 70%2 1 1 1 1 1 1 1 1 1 1 2 2 2 80%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 8:00 PM 65%2 1 1 1 1 1 1 1 1 1 1 2 2 2 75%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 9:00 PM 50%2 1 1 1 1 1 1 1 1 1 1 2 2 2 65%1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 2 2 2 2 2 2 2 2 2 2 3 3 3 10:00 PM 30%1 1 1 1 1 1 1 1 1 1 1 1 1 1 45%0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11:00 PM 10%0 0 0 0 0 0 0 0 0 0 0 0 0 0 15%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Notes: Shopping Center (Typical Days) RETAIL (TYPICAL DAYS) Appendix B-4 WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Total Spaces3Guest Spc.1 Emp. Spc. Shared Parking DemandEmployee Parking Demand [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] Parking rates for all land uses based on City code. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 0.827 4 4 1.00 Guest Parking Demand 1.00 1.00 1.00 66 Land Use Size KSF Pkg Rate[2]/KSF Mode Adjust Non-Captive Ratio Gross Spaces Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 20%1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 8:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 30%1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 9:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 60%2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 10:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 75%2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 11:00 AM 15%1 1 1 1 1 1 1 1 1 1 1 1 1 1 75%2 2 2 2 2 2 2 2 2 2 2 2 2 2 3 3 3 3 3 3 3 3 3 3 3 3 3 3 12:00 PM 50%5 4 4 5 5 5 5 5 5 4 5 4 5 5 75%2 2 2 2 2 2 2 2 2 2 2 2 2 2 7 6 6 7 7 7 7 7 7 6 7 6 7 7 1:00 PM 55%5 4 4 5 5 5 5 5 5 4 5 4 5 5 75%2 2 2 2 2 2 2 2 2 2 2 2 2 2 7 6 6 7 7 7 7 7 7 6 7 6 7 7 2:00 PM 45%4 4 3 4 4 4 4 4 4 4 4 4 4 4 75%2 2 2 2 2 2 2 2 2 2 2 2 2 2 6 6 5 6 6 6 6 6 6 6 6 6 6 6 3:00 PM 45%4 4 3 4 4 4 4 4 4 4 4 4 4 4 75%2 2 2 2 2 2 2 2 2 2 2 2 2 2 6 6 5 6 6 6 6 6 6 6 6 6 6 6 4:00 PM 45%4 4 3 4 4 4 4 4 4 4 4 4 4 4 75%2 2 2 2 2 2 2 2 2 2 2 2 2 2 6 6 5 6 6 6 6 6 6 6 6 6 6 6 5:00 PM 60%5 4 4 5 5 5 5 5 5 4 5 4 5 5 100%3 3 3 3 3 3 3 3 3 3 3 3 3 3 8 7 7 8 8 8 8 8 8 7 8 7 8 8 6:00 PM 90%8 7 7 8 8 8 8 8 8 7 7 7 8 8 100%3 3 3 3 3 3 3 3 3 3 3 3 3 3 11 10 10 11 11 11 11 11 11 10 10 10 11 11 7:00 PM 95%9 8 8 9 8 9 8 9 9 8 8 8 9 9 100%3 3 3 3 3 3 3 3 3 3 3 3 3 3 12 11 11 12 11 12 11 12 12 11 11 11 12 12 8:00 PM 100%9 8 8 9 8 9 8 9 9 8 8 8 9 9 100%3 3 3 3 3 3 3 3 3 3 3 3 3 3 12 11 11 12 11 12 11 12 12 11 11 11 12 12 9:00 PM 90%8 7 7 8 8 8 8 8 8 7 7 7 8 8 100%3 3 3 3 3 3 3 3 3 3 3 3 3 3 11 10 10 11 11 11 11 11 11 10 10 10 11 11 10:00 PM 90%8 7 7 8 8 8 8 8 8 7 7 7 8 8 100%3 3 3 3 3 3 3 3 3 3 3 3 3 3 11 10 10 11 11 11 11 11 11 10 10 10 11 11 11:00 PM 90%8 7 7 8 8 8 8 8 8 7 7 7 8 8 85%3 3 3 3 3 3 3 3 3 3 3 3 3 3 11 10 10 11 11 11 11 11 11 10 10 10 11 11 12:00 AM 50%5 4 4 5 5 5 5 5 5 4 5 4 5 5 50%2 2 2 2 2 2 2 2 2 2 2 2 2 2 7 6 6 7 7 7 7 7 7 6 7 6 7 7 Notes: Shared Parking DemandEmployee Parking Demand FINE/CASUAL DINING [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] Parking rates for all land uses based on City code. 123Emp. Spc. 1.00 1.00 1.254 -- Guest Parking Demand 1.00 9 Guest Spc. 1.00 Appendix B - 5 WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Fine/Casual Dining Total Spaces 67 Land Use Size KSF Pkg Rate[2]/KSF Mode Adjust Non-Captive Ratio Gross Spaces Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3]Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 2%0 0 0 0 0 0 0 0 0 0 0 0 0 0 2%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 6%0 0 0 0 0 0 0 0 0 0 0 0 0 0 6%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 8%0 0 0 0 0 0 0 0 0 0 0 0 0 0 8%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 9%0 0 0 0 0 0 0 0 0 0 0 0 0 0 9%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 10%0 0 0 0 0 0 0 0 0 0 0 0 0 0 10%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 9%0 0 0 0 0 0 0 0 0 0 0 0 0 0 9%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 8%0 0 0 0 0 0 0 0 0 0 0 0 0 0 8%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 6%0 0 0 0 0 0 0 0 0 0 0 0 0 0 6%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 4%0 0 0 0 0 0 0 0 0 0 0 0 0 0 4%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 2%0 0 0 0 0 0 0 0 0 0 0 0 0 0 2%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 1%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 AM 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Notes: Shared Parking DemandEmployee Parking Demand OFFICE [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] Parking rates for all land uses based on City code. 44Emp. Spc. 1.00 1.00 0.867 4 Guest Parking Demand 1.00 0 Guest Spc. 1.00 Appendix B-6 WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Office Total Spaces 68 Attachment No. PC 7 Attachment Name Attachment No. PC 3 Parking Management Plan 69 INTENTIONALLY BLANK PAGE70 PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA DJM Capital Partners, Inc. | August 1, 2023 PA2021-089 71 TABLE OF CONTENTS PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 2 1. OVERVIEW 4 2. PARKING GARAGE: SELF-PARKING 5 3. VALET & EMPLOYEE STACKED PARKING 7 4. SURFACE PARKING 16 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT 18 6. OFF-SET HOURS 23 7. EXHIBIT A: SIGNAGE & WAY-FINDING 24 72 EXECUTIVE SUMMARY PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 3 Re: Parking Management Plan – Lido Marina Village Attn: Becky Sullivan DJM Capital Partners, Inc. September 22, 2022 Dear Ms. Sullivan, On behalf of the entire LAZ Parking family, I am pleased to submit the following Parking Management Plan for Lido Marina Village. LAZ Parking, the third largest national parking company in the United States, was established in 1981. LAZ is headquartered in San Diego, CA and Hartford, CT, with regional offices in Los Angeles, San Francisco, Atlanta, Boston, Chicago, Columbus, New York, New Jersey, Baltimore, Washington DC, Miami, Dallas and San Antonio. Through our partnership, we now manage over 1,800 locations in 26 states, 250 cities, and maintain gross revenues in excess of $830 million annually. Our Southern California Region employs more than 1,200 people and we operate over 250 locations, with a client retention rate that exceeds 96% annually. Our portfolio includes: resident parking facilities, surface parking lots, major entertainment/event parking, universities, hotels, office buildings, mixed-use projects, on-street/municipal parking, shuttle systems, hospitals and medical complexes, stand-alone garages, valet parking sites, and airports. We offer our clients the resources of a large company but with the attention and responsiveness more typical of a local company. Our Southwest Division has offices in San Diego, Orange County, and Los Angeles. It is headed by Michael Harth, West Coast President, Kynn Knight, Executive Vice President and Jared Svendsen, Regional Vice President. We appreciate the opportunity to work with you and your team and welcome any feedback or questions you may have. Please feel free to contact me. Sincerely, Jared Svendsen 1‐858‐587-8888 Regional Vice President 757 Union Street jsvendsen@lazparking.com San Diego, CA 92101 73 1. OVERVIEW PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 4 Lido Marina Village is a mixed-use retail center consisting of a net floor area of approximately 92,526 square feet. According to the Parking Demand Analysis provided by engineering firm Linscott Law & Greenspan, the total parking supply is 385 spaces and consists of surface parking and garage parking. 1. OVERVIEW 74 2. PARKING GARAGE: SELF-PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 5 Entrances & Exits The parking garage will be accessed by self-parkers through the main entrance on Via Lido. Signage at the entrance will inform parkers of the rules of the parking facility, applicable parking rates, validation procedures (if any), and method of payments accepted. Parking Equipment In order to manage parking and capture revenue a Parking Access and Revenue Control System (PARCS) is installed at each entrance. The lanes will be controlled using ticket dispensers in the entry lanes and gate arms in all lanes. Upon entry, a ticket will be pulled allowing for efficient ingress. Pay Stations The parking facility is be equipped with automated equipment at exit and a Pay-On-Foot (POF) station to be located near the main pedestrian ingress point. Through a coordinated signage program, visitors will be encouraged to take their entry ticket with them. They will pay just prior to exiting at the POF station. Payment options at the POF will include cash, credit, and debit. Upon payment of the parking ticket, an exit ticket will be issued, which will simply need to be inserted into an exit machine installed in all of the exit lanes. Once the exit machine verifies parking fees have been paid, the gate arm raises to allow the vehicle to exit. If a balance is due, the visitor will have the option to pay with credit/debit card. Should the visitor require assistance, they will interact with an attendant via the intercom in order to complete the transaction. Visitors will be encouraged to pay prior to exiting the garage at the POF. The POFs will accept cash, credit, debit, and validations. At the exit, the equipment will only accept credit cards, debit cards, and validations for payment. Typically, it is recommended to only accept cash and dispense change at the POFs and not in the exit lanes in order to minimize transaction times and maintain an acceptable Level of Service. Customer Service Ambassadors During peak periods, we anticipate staffing Customer Service Ambassadors (CSAs) at the exit lanes to help expedite the process and provide support as needed to allow for efficient egress. Although the equipment will be automated and visitors will be encouraged through a sign program to pay in advance at one of the POFs, some visitors may approach the exit and not be prepared to pay with a credit or debit card. In those cases, the CSAs will be equipped with pre-loaded value cards compatible with the PARCs system. The CSA can then manually calculate the parking fee and collect cash payments. They will then vend the gate using their card. Revenue reconciliation and audit processes ensure all revenue is accounted for. Signage & Way-Finding A comprehensive sign program has been developed for the entire property, including the parking areas. A detailed plan is included in Exhibit A: Signage and Way-finding. 2. PARKING GARAGE: SELF-PARKING 75 2. PARKING GARAGE: SELF-PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 6 Monthly Parking / Key Cards To help better manage the parking at Lido Marina Village and allow more parking for transient guests, we would propose key access, only for employees and staff of Lido and DJM as follows: Monday 6am through Friday 6pm weekly. Key cards can be activated 7 days a week for an agreed upon premium rate. 76 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 7 Greeting Zone The Greeting Zone or valet staging area will be located in a turn-out area along the curb located on Via Oporto near the 3450 Via Oporto building. This greeting area will have the capacity to hold 3 vehicles at any one time. The charge for valet service is $10 for the first hour and $3 per 30 minutes there after with a $50 daily maximum. We would recommend keeping the valet podium locked and covered at the greet zone to persevere the life of the podium. All other valet equipment will be stored in the parking office and taking in and out each night the valet program is offered. The approximate location of the Greeting Zone is shown below as indicated by the red star. The blue arrows illustrate the path of travel for valet vehicles in to the garage, where the vehicles will be stored, and out of the garage, as vehicles are returned to guests in the greeting zone. The green arrows illustrate the path of travel of valet runners to and from the greeting zone and the garage, where the vehicles will be stored. A Valet Attendant will drive the vehicle from the Greeting Zone to one of the 3 designated vehicle storage areas. The drive pattern is to and from the Greeting Zone is efficient and works well with the traffic circulation of the property. 3. VALET & EMPLOYEE STACKED PARKING Lot 1 After 6p Lot 2 77 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 8 With the changes in our economy due to the COVID-19 pandemic, valet and valet stack will be required Friday and Saturday and utilized Sunday through Thursday on an as needed basis. Through parking report analysis, seasonality, and flex staffing the site will be able to easily mobilize parking services at a moments notice. Valet Parking – Guest Experience (Vehicle Drop-Off) The following is the process for greeting guests who choose to utilize the valet zone. • Guest is greeted by a Valet Ambassador in the Greeting Zone. • We train and utilize our guest service practice of G.E.N.I. Greet Guest are to be greeted within 15 seconds and personally express a warm welcome! Eye Contact Make eye connect with each guest to establish a human level of connection and trust with the guest. Name Recognition Our valets will ask for the guest’s name upon arrival and will use their name at least once on the way in and on the exit. They will also introduce themselves by name during the initial greeting. Impress Someone Anticipate a need/ask a helping question upon arrival and at exit. • Guest is issued a valet claim check and given retrieval instructions, including the option to text ahead for their vehicle. • Guest leaves the Greeting Zone and proceeds to their destination within Lido Marina Village. Valet Parking – Guest Experience (Vehicle Return) • Guest either texts ahead or returns to Greeting Zone and presents valet claim check to Valet Attendant or Valet Ambassador. • Valet Attendant retrieves guest’s keys, runs to the vehicle storage location, and returns the vehicle to the guest in the Greeting Zone. • Valet attendant opens all doors for guest, thanks the guest and hands the driver the vehicle keys. • Guest departs in their vehicle and proceeds toward Central Avenue. 78 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 9 Flash Valet In order to operate the valet as efficiently as possible, minimize guest wait times, and maximize guest service, we are utilizing Flash Valet technology. Offer your busy guests the luxury of having their vehicle ready when they are. With Flash Valet, guests can request their vehicle by text and pay from their phones or at the valet stand with any major credit card or PayPal. Employee Stacked Parking The following details and data are currently being tracked, available for City review, on a weekly basis to ensure parking accommodations for all employees and guests are being met in the parking structure. • Daily Occupancy Report • Sentry Daily Report o Daily Entrances o Daily Exits • Daily Flash Valet Reports Free Garage Employee Parking: Tuesday – Sunday • All center employees will be permitted to park on the FOURTH Floor (identified as 4th and 5th floors in approved Use Permit) of the Lido Marina Village parking garage. The employees will access the entrance and exit of the garage through a decal and validation system and drop the car with the valet attendant on the 4th and 5th floor. Employees will not self-park. We estimate 137 cars can park on floor 4, stacked. (Using parking lay out on the following page) • LAZ will operate a “valet-assist” program during the following days and times: Peak Season (Memorial Day – Labor Day) ➢ 10a – 4p ➢ Tuesday through Sunday Non-Peak Season ➢ 10a – 4p ➢ Thursday through Sunday 79 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 10 5th Floor 4th Floor Existing Layout Existing Layout Valet Stacked Valet Assist 80 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 11 • Employees must register their vehicles at the parking office first, before parking for free. The vehicle, license, make/model, employer, and employee name will be noted. Upon registering, employees shall be directed to help make the new parking opportunity work and help LMV be good neighbors. Employees will not park in the residential communities. • A vinyl window decal “parking permit” identifying the employee as a LMV Employee with an ID number will be issued. Employees must show the decal as proof, in order to utilize the free parking. • Signage will be placed on the first floor of the parking garage stating “Free Employee Parking – Level 4.” Please see example below. • Valet parking for Nobu is located to parking floor zero and floor one (in the alcove area where they can stack cars) and runs 4:30pm to 11:00pm daily. Nobu valet parking also runs to the Burnham Building at 3700 Newport Boulevard (18 spaces) after 6 p.m. FREE EMPLOYEE VALET PARKING LEVEL 4 EVERYDAY FREE EMPLOYEE VALET PARKING LEVEL 4 EVERYDAY 81 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 12 Existing Layout Valet Stacked Existing Layout Valet Stacked 0 Floor 1st Floor 82 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 13 • The blanket CUP requires 13 tandem stalls for valet storage on the roof, with only two double stack rows of parking. By utilizing a triple stack row and a double stack row of parking, we are able to achieve 19 additional valet vehicles (or 34 stalls), which will allow more volume in valet parking. 83 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 14 Traffic Directors At peak times, Traffic Directors will be staffed in order to expedite vehicle movement within the ring road and the parking garage. Valet - Hours of Operation The Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 322 vehicles (84% utilization) and occurs at 2:00 PM. In addition, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 366 vehicles (95% utilization) and occurs at 1:00 PM. The peak parking requirement for Lido Marina Village during a weekend day (Saturday) totals 360 vehicles (94% utilization) and occurs at 6:00 PM. Lastly, the peak parking requirements for Lido Marina Village during a weekend day (Sunday) totals 345 vehicles (90% utilization) and occurs at 2:00 PM As a result, the peak parking survey data shared parking demand for Lido Marina Village is 366 parking spaces and occurs at 1:00 PM on a Friday. With a total parking supply of 385 parking spaces, a minimum parking surplus of 19 spaces is forecast for the entire site. It should be noted that Lido Marina Village will experience a minimum parking surplus of 80 spaces on a typical Thursday and a minimum parking surplus of 39 spaces and 50 spaces on a typical Saturday and Sunday respectively. To accommodate peak parking requirements Valet Service will be provided as follows: 84 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 15 85 4. SURFACE PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 16 The surface parking areas at Lido Marina Village will be managed by the Parking Operator contracted to provide valet service and garage operations for the project or by the City if the spaces are in the public right-of-way. Since these areas are outside of the garage’s PARCS and are un-gated. Enforcement To ensure compliance, the alley spaces will be checked periodically by parking and/or security staff in order to ensure time-limits are enforced. Vehicles exceeding the time limit will be issued Warnings and repeat offenders may be towed according to CVC 22658a. Parking Area I – “Central Avenue Spaces” - Meters The area designated as “I” in the diagram below are controlled by the City. There are 14 diagonal spaces on the west side of the street. (Available but not included in calculation). Parking Area II – “Alley Spaces” This will be used for any guests who want to wait for a parking space to open in garage. Once a space opens the guest will circle back around the property to properly enter the garage. Parking Area III – Via Oporto – 30 Minute Parking The area designated as “III”, shown in the diagram below, consists of City-controlled spaces. It is our understanding the City will manage these spaces. (Available but not included in calculation). Parking Area IV The area designated as “IV”, shown in the diagram below, consists of 7 angled City-controlled metered spaces. It is our understanding the City will manage these spaces and charge for parking. (Available but not included in calculation). Parking Area V – Via Lido The area designated as “V”, shown in the diagram below, consists of 13 City-controlled metered spaces on Via Lido. It is our understanding the City will manage these spaces and charge for parking. (Available but not included in calculation). 4. SURFACE PARKING 86 4. SURFACE PARKING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 17 I. II. III. IV. V. Loading Zone 87 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 18 In addition to providing parking for vehicles, Lido Marina Village is making strides to encourage other forms of mobility. The property currently has 60 bike racks. They are placed at convenient points on the property to encourage utilization. The Bike Exhibit on the following page shows the locations and quantities of each rack: 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT 88 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 19 89 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 20 In addition, the overall design and layout of the property makes it very walkable. The Pedestrian Exhibit on the following page illustrates paths of travel through the site: 90 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 21 91 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 22 Lastly, the marina access and boat slips are expected to accommodate approximately 5% of traffic to the restaurants at Lido Marina Village. 92 6. OFF-SET HOURS PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 23 As indicated in the Linscott Law and Greenspan Parking Demand Analysis for Lido Marina Village date July 6, 2023 there is a discussion of off-set peak demand for uses throughout the Center. 6. OFF-SET HOURS 93 7. EXHIBIT A: SIGNAGE & WAY-FINDING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 24 7. EXHIBIT A: SIGNAGE & WAY-FINDING 94 7. EXHIBIT A: SIGNAGE & WAY-FINDING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 25 Parking Structure – Level 1 95 7. EXHIBIT A: SIGNAGE & WAY-FINDING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 26 Parking Structure – Level 2 96 7. EXHIBIT A: SIGNAGE & WAY-FINDING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 27 Parking Structure – Level 3 97 7. EXHIBIT A: SIGNAGE & WAY-FINDING PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA | DJM Capital Partners, Inc. 28 Parking Structure – Levels 4 and 5 98 LIDO MARINA VILLAGE PARKING MANAGEMENT (PA2021-089) Planning Commission Hearing December 21, 2023 Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) PROJECT LOCATION 2 Finley Residential Tract LMV Marina West Marine 3700 Newport Blvd.(18 Off-site spaces) Parking Structure 385 spaces Elk’s Lodge Non-DJM Properties Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) BACKGROUND 3 2014: Conditional Use Permit •Waived 416 parking spaces •Electra Cruises major tenant (188 space demand) •Based on anticipated demand of future uses 2016 & 2018: Revised Parking Management Plan •100 employee spaces at Hoag Health Center •Employee shuttle provided Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) PROPOSED PROJECT 4 2021: Electra Cruises vacated LMV •Reduces demand by 165 parking spaces 2023: Request to amend use permit •Revisit parking demand based on current conditions •Remove requirement for off-site employee shuttle Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) REQUIRED CITY APPROVALS 5 Conditional Use Permit to modify parking requirements •416 spaces previously waived vs. 468 spaces •Parking Demand Analysis provides support •Compares parking requirements per code vs. real world •Parking Management Plan mitigates issues Coastal Development Permit •Evaluate impacts on public access Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) PARKING DEMAND ANALYSIS 6 •Counts performed June 9th to June 12th of 2022 •Thursday – Sunday, off-site shuttle not in operation •Supplemented with estimates for the 3 vacant suites •Peak on Friday at 1:00 p.m. – 95% utilized (19 surplus spaces) •Sufficient parking without employee shuttle operating •City Traffic Engineer has reviewed and accepted methodology •Rideshare, bike parking (60 racks), boat parking, and crossover •188 space demand for Electra reduced to 23 spaces •Additional public street parking available Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) PROPOSED PARKING MANAGEMENT PLAN 7 •Valet assist for employees •Valet for public and employees creates 19 more spaces •Ride share and delivery loading zone •Off-site parking at 3700 Newport Blvd. to remain (18 spaces) •Removing off-site parking at Hoag Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) REVISIONS TO RESOLUTION 8 Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) REVISIONS TO RESOLUTION 9 •Off-site valet parking lot at 3700 Newport Blvd. •Open from 6:00 pm to 2:00 a.m., daily •18 parking spaces are available vs. 13 spaces Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) RECOMMENDATION •Conduct a public hearing •Exempt the project from CEQA •Adopt the resolution 10 Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089) THANK YOU Liz Westmoreland, Senior Planner 949-644-3234 or lwestmoreland@newportbeachca.gov 11 Planning Commission - December 21, 2023 Item No. 5a - Additional Materials Received Lido Marina Village Parking Management Project (PA2021-089)