HomeMy WebLinkAbout4.0_Cade Cafe-Wine Bar_PA2024-0074CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT October 3, 2024 Agenda Item No. 4
SUBJECT: Cade Café/Wine Bar (PA2024-0074)
Conditional Use Permit
Coastal Development Permit SITE LOCATION: 2210 Newport Boulevard #101
APPLICANT: Peninsula Village, LLC
OWNER: Peninsula Village, LLC
PLANNER: Rosalinh Ung, Principal Planner 949-644-3208 or rung@newportbeachca.gov
PROJECT SUMMARY
A Conditional Use Permit and Coastal Development Permit to allow a 932-square-foot
café/wine bar with a 368-square-foot outdoor dining patio to operate with an Alcoholic Beverage Control (ABC) Type 41 (On-Sale Beer & Wine - Bona Fide Eating Place) License at the Peninsula Village mixed-use development. The proposed hours of operation would be from 7:00 AM to 10:00 PM, daily. The request also includes a 23-space parking
reduction with a parking management plan pursuant to Sections 20.40.110 and 21.40.110
of Newport Beach Municipal Code (NBMC), for changes in parking demand associated with the proposed café/wine bar and allowable usage of boat slips within the existing marina to be available for lease to the general public and commercial tenants of the property.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3) Adopt Resolution No. PC2024-023 approving Conditional Use Permit and CoastalDevelopment Permit pursuant to PA2024-0074 (Attachment No. PC 1).
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE MU-W2 (Mixed Use
Water 2) MU-W2 Peninsula Mixed-Use
development
NORTH MU-W2 MU-W2 Retail commercial
SOUTH MU-W2 MU-W2 Retail commercial
EAST Newport Bay Newport Bay Newport Bay
WEST MU-W2 & RT (Two Unit Residential) MU-W2 & R2 (Two-Unit Residential)
Public parking lot, retail commercial & residential across
Newport Blvd.
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INTRODUCTION Project Setting The 2.3-acre project site is located on Balboa Peninsula within the McFadden Square area
and between Woody’s Wharf and the Crab Cooker. The site is currently improved with a
mixed-use development with a 19-slip marina called “Peninsula Village”.
Figure 1. Peninsula Village facing Newport Boulevard
Figure 2. Marina at Peninsula Village
Surrounding land uses include Woody’s Wharf, Little Lido Boat Co. and Balboa Boat Yard to the north; The Crab Cooker, Newport Coast Marine Yacht Charters, The Old Spaghetti
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Factory, and 22nd Street to the south; Newport Bay and the Lido Peninsula to the east; and several retail, bars, restaurants, a small hotel and the public parking lot in McFadden Square to the west across Newport Boulevard. Nearest surrounding residential uses are located on the west side of Balboa Boulevard, along 22nd through 24th Streets. The project site is within walking distance of the West Ocean Front 260-space public parking lot and
the McFadden Square 137-space public lot. Additionally, there is a 60-space public parking
lot across the street between Newport Boulevard and Balboa Boulevard. Background and Entitlement History
Originally named as “Newport Bay Marina” and later as “VUE Newport”, the existing
Peninsula Village mixed-use development was approved in 2006 and improved in the late 2010’s with an approximately 35,335 square feet of retail and office uses, 27 residential units, a total of 234 on-site parking spaces and a 19-slip private marina with boat slips available for lease to the general public and residents of the mixed-use development. The
boat slips were prohibited to be used for commercial operations such as charters or boat
rentals. A slipway located at the center of the marina is also available for short-term small boat mooring. The development consists of eight, three-story buildings over a 156-space subterranean
parking garage. The first or podium level is designated for retail and office uses, a
centralized public plaza providing physical and visual access to the waterfront and 78 parking spaces for the residents and office/retail tenants. The 27-condominum units occupied second and third levels.
The 2006 entitlement approvals of the mixed-use development also included a parking
management plan. Uses which have a higher parking demand, such as eating and drinking establishments, medical uses, personal services (i.e. nail salons), etc., were not provided for. All commercial occupancies were restricted to those uses that require no more than one parking space per 250 gross square feet. An increase in demand would require
additional parking off-site or the approval of a parking management program that supports a parking reduction. In 2017, the Planning Commission approved two conditional use permits to allow a fine dining restaurant (UP2016-048) and a casual dining restaurant (UP2016-041) located at
the podium level of mixed-use development and a 23-space parking waiver with a parking management plan (PA2016-157). The approvals also included a conversion of 2,388 square feet of planned commercial space to recreational and storage areas for the residents and restricted some of the boat slips for resident use only to further reduce the parking demand and traffic trip generation. Of the 23-space waiver, 16 spaces were for
changes in parking demand associated with the two restaurants and the remaining 7 spaces were related to changes in use of the boat slips. The Planning Commission conditioned the use the boat slips as follows: 1) no more than 7 slips to be leased to the public, 2) a minimum 9 slips to be available to the residents and
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may not be subleased, and 3) the slipway located at the center of the marina and 2 boat slips located in adjacent to the fine dining restaurant to be available to the public free of charge. The applicant selected to have 10 boat slips available for lease to the residents, 7 boat slips available for lease to the general public, and the slipway and 2 boat slips available to public free of charge as conditioned.
The 2017 approved parking waiver documented the provision of 234 on-site parking spaces and determined the use of shared parking arrangements identified in the parking management plan is sufficient to accommodate parking demands for the entire mixed-use development including the two restaurants and boat slip assignments at the existing
marina.
Figure 3. The location of 2 previously approved restaurants at ground level of mixed-use development and the layout of marina.
Presently, the fine dining restaurant, called Shorebird Coastal Kitchen, is in operation. The casual dining restaurant, formerly known as Pizza Press and now Beuno Forchetta, is due to open soon. Regarding to the existing boat slip usage, the applicant states that there are 5 boat slips
currently being leased by the residents and commercial tenants of the property, with an
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average of 3-7 slips being leased at any given time. The applicant has expressed the flexibility to use all 19 boat slips as needed due to the number of commercial tenants and general public requiring boat slips varying throughout the years. The existing slipway located at the center of the marina will remain available to the public free of charge.
Project Description The applicant requests a conditional use permit and a coastal development permit to convert approximately 932 square feet of planned retail space into a café/wine bar with a 368-square-foot outdoor dining patio as described in the project description (Attachment
No. PC 2) and illustrated on the project plans (Attachment No. PC 3). The proposed restaurant will be located on the podium level, towards the front of mixed-use development and adjacent to the central promenade and the Newport Boulevard. Figures 4 and 5 below illustrates the locations of proposed restaurant and existing food uses. Figure 6 is the proposed floor plan of Cade Café/Wine Bar.
The proposed restaurant will be offering small plated foods, with a menu as described in Attachment No. PC 4, focused on breakfast bites in the mornings and tapas, charcuterie boards, salads and serving alcohol beverages for lunch and dinner as allowed by the proposed ABC Type 41 License. The proposed hours of operation would be from 7:00 AM
to 10:00 PM, daily. The anticipated number of employees would be 3-5 full-time and 6-9 part-time employees.
Figure 4. Location of the proposed Cade Café/Wine Bar and existing food uses.
Proposed Cade
Café/Wine Bar
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Figure 5. Cade Café/Wine Bar adjacent to the central plaza, looking up from the marina.
Figure 6. The floor plan of Cade Café/Wine Bar with an interior dining of 306 square feet and an outdoor dining area of 368 square feet.
Cade Café/Wine
Bar
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The request also includes a 23-space parking waiver with a parking management plan pursuant to Sections 20.40.110 and 21.40.110 of NBMC, of which 15 parking spaces are associated with the proposed restaurant due to a change in parking demand. The remaining 8 parking space waiver is associated with the existing 10 boat slips that currently required to be leased to the residents. The applicant requests, as an option, that these 10 boat slips
to be available for lease to the commercial tenants of the property and the general public. A detailed discussion of the parking waiver is provided below. Table 1 below illustrates the 2017 approvals and the proposed restaurant with an adjustment to boat slip usage. Table 1. 2017 Approvals and Proposed Requests
2017 Approvals Proposed Cade Café & Boat
Slips
Residential Units 27 units No Change
Marina (boat slips) 19 slips:
- 10 slips to be leased to
residents1;
- 2 slips for public free of charge; &
- 7 boat slips to be leased to public
19 slips:
Option to lease to residents,
commercial tenants of
property or to general public
Retail 11,700 sf 10,768 sf (11,700 sf-932 sf)
Office 13,901 sf No Change
Existing Restaurants 7,346 sf No Change
Residential Amenity &
Storage
2,388 sf No Change
Proposed Restaurant 932 sf
Total 35,335 sf No Change
1 To reduce parking demand and traffic trip generation
DISCUSSION
Review Authority The proposed restaurant requires a minor use permit pursuant to Table 2-9 of Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements) of NBMC.
The project site is located within the Coastal Zone. A coastal development permit (CDP) is required due to the intensification of land use, from an existing retail space to food use and is considered a “development”. Both of these application are to be considered by the Zoning Administrator pursuant to Table 5-1 of Section 20.50.020 (Authority for Land Use and
Zoning Decision) and Section 21.50.020 (Authority for Decisions) of NBMC.
Lastly, an adjustment made to off-street parking requirements requires a conditional use permit pursuant to Section 20.40.110.B (Reduction of Required Off-Street Parking) and Section 21.40.110.A (Reduction of Required Off-Street Parking) of NBMC and to be
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considered by the Planning Commission in compliance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of NBMC. Multiple applications for the same project shall be processed concurrently and reviewed by the highest review authority designated by Section 20.50.030 (Multiple Permit Applications)
of NBMC. Therefore, Planning Commission is designated review authority for the proposed project. Analysis
General Plan, Local Coastal Plan, Zoning
The site is designated by the General Plan Land Use Element as MU-W2 (Mixed-Use Water 2) and MU-W (Mixed Use Water Related) in the Coastal Land Use Plan. It is located within the MU-W2 (Mixed-Use Water) Zoning District and Coastal Zoning District. The regulations
allow waterfront properties for marine-related uses intermixed with general commercial,
visitor-serving commercial and residential dwelling units on the upper floors. The proposed project is considered a general or visitor-serving commercial use and is allowed. Additionally, the proposed restaurant does not result in an increase in the gross floor area developed at the subject property, and therefore, the proposed project would not exceed
the maximum allowable development square footage allowed by the General Plan. Lastly,
the proposed project is consistent with the following policies:
• Land Use Policy LU1.5 (Economic Health) of the General Plan encourages a local
economy that provides adequate commercial, office, industrial, and marine-oriented opportunities that provide employment and revenue to support high-quality community service. Adjusting the parking requirements is an appropriate tool that supports high quality commercial uses to succeed while negating any negative impacts that could result from a parking reduction.
• Land Use Policy LU6.8.2 (Component Districts) of the General Plan notes “McFadden Square should be emphasized as [one of the] primary activity centers of the northern portion of the Peninsula.” The new restaurant with an outdoor dining
area will diversify the use and provide an additional visitor- and local-serving convenience.
• Land Use Policy LU6.8.4 (Shared Parking Facilities) of the General Plan encourages
the development of shared parking facilities and management programs among private property owners that provides for adequate parking for residents, guests and business patrons. The proposed shared parking arrangement will continue to provide adequate parking for the residents, guests and the commercial uses as proposed in the parking management plan described below.
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• Land Use Policy LU6.12.1 (Priority Uses) of the General Plan and Land Use Policy 2.1.5-7 of the Coastal Land Use Plan state that one of the goals for the McFadden Square area is to “accommodate visitor and local-serving uses that take advantage of McFadden Square’s waterfront setting including specialty retail, restaurants, and
small-scale overnight accommodations.” The proposed project provides a visitor-
and local-serving restaurant use consistent with this policy.
Alcohol Sales
The applicant requests an ABC Type 41 License to allow the sale and service of alcoholic
beverages for the lunch and dinner. As part of the application review, the Newport Beach Police Department (NBPD) has prepared a memorandum (Attachment No. PC 5) with the required factors and crime statistics to help evaluate the following required considerations. Based on the location, operational characteristics, and operating hours, the NBPD has no
objection to the proposed request, subject to appropriate conditions of approval.
To authorize such request, the Planning Commission must first make a finding of consistency with Section 20.48.030 (Alcohol Sales) of NBMC.
In accordance with NBMC Section 20.48.030 (Alcohol Sales), the Planning Commission
must make the following finding for approval of a new alcoholic beverage license:
1. The crime rate in the reporting district and adjacent reporting districts as compared
to other areas in the City.
The property is in an area the NBPD has designated as Reporting District (RD) 15 which stretches from 20th Street to 37th Street in the Balboa Peninsula. RD 15 is considered a high crime area, as compared to other RDs within the City. The higher crime rate within this reporting district is largely due to the number of visitors to the Balboa Peninsula, the high
concentration of restaurants, visitor-serving uses, and the high ratio of nonresidential to residential uses in RD15. While the proposed project is located in an area that has a high concentration of alcohol licenses, the Police Department determined the concerns can be mitigated by conditions of approval. Table 1 below summarizes the crime statistics for the subject property, RD 15, and surrounding RD’s.
Table 2. Crime Statistics
Reporting District Group A Offences (Serious offenses) Group B Offences (All other offenses) Total Crime Count
2210 Newport Blvd., Ste. 101 0 0 0
RD No. 15 550 275 643
RD No. 12 98 34 105
RD No. 14 13 5 14
RD No. 25 172 58 154
Newport Beach 5102 1439 4502
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2. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts. Due to the higher concentration of commercial land uses, RD 15 is reported to ABC as a
highest crime area as compared to other reporting districts in the city. The highest volume crime in this area is aggravated assault. The highest volume arrest in the area is for disorderly intoxication. DUI, public intoxication, and liquor law violations make up 37% of arrests in this reporting district. However, the area is considered an attractive tourist area in the city, which results in a higher number of alcohol-related calls for service, crimes and
arrests.
3. The proximity of the establishment to residential zoning districts, day care centers,
hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors.
The project site is located in a mixed-use zoning district, which allows for residential uses to be intermixed in a mixed-use development. The nearest recreational facilities, the beach and the Newport Pier, are located approximately 520 feet to the southwest of the subject property. The 19th Street/Bay Avenue beach and Marina Park are approximately 530 feet
to the southeast of the subject property. The nearest church, Our Lady of Mount Carmel Church, is located approximately 0.5 miles to the south of the subject property along West Balboa Boulevard. The nearest school, Newport Elementary School, is located 0.7 miles to the south of the subject property along West Balboa Boulevard. The nearest daycare center, Children’s Center by the Sea, is approximately 0.6 miles to the south along West
Balboa Boulevard. The proposed café/wine bar will be adjacent to existing office and retail uses, and the two existing restaurants on the ground level of development and existing similar uses on adjacent properties. The draft resolution include conditions of approval to help minimize negative impact that
the project may have to surrounding land uses and ensure that the proposed café/wine bar is compatible with the surrounding community.
4. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption.
The property is located in Census Tract 635, which has 65 active retail alcohol licenses and a population of approximately 4,938 residents. This represents a per capita ratio of one license for every 76 residents. Orange County has a per capita ratio of one license for every 822 residents. Since the area's ratio exceeds the ratio of on-sale retail licenses to
population in the County, the area is deemed to have an undue concentration of alcohol licenses. While the proposed restaurant is located in close proximity to other establishments selling alcoholic beverages, staff believes the physical and operational characteristics of the proposed establishment, located in a mixed-use development, would
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make the alcoholic beverage sales in conjunction with café/wine bar operations appropriate at this location.
5. Whether or not the proposed amendment will resolve any current objectionable conditions.
The project has been reviewed by the Police Department. All conditions of approval provided by the Police Department have been incorporated into the draft resolution. The conditions of approval help to ensure that the purpose and intent of NBMC Section 20.48.030 is maintained and that a healthy environment for residents and businesses is
preserved. The service of alcohol is intended for the convenience of customers dining at the establishment. The Police Department does not anticipate detrimental conditions due to the limited operational characteristics proposed and the condition of approval incorporated into the resolution. Operational conditions of approval recommended relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and
minimize any alcohol-related impacts.
Adjustment to Off-Street Parking Requirements and Parking Management Plan The existing mixed-use development currently has a total of 234 on-site parking spaces, of
which 78 spaces located on the podium level and 156 spaces located in the subterranean parking level. Table 3 below provides a summary of current on-site parking inventory.
1 Parking space inventory is consistent with previous approval and a manual parking count.
2 For location of parking zones, see Exhibit C-2 (Subterranean Parking Zones) of Parking Analysis. 3 All tandem spaces will be assigned to employees working for the same tenant.
Table 3 – Peninsula Village
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Since the subject property is located in the coastal zone, these parking standards are calculated based on the rates in effect prior to adoption of Ordinance No. 2023-6 and Resolution No. 2023-27 on May 23, 2023, which amended the parking standards citywide. The parking standards within the coastal zone are pending review with the California
Coastal Commission and have yet to be adopted as part of Title 21 (Local Coastal Program Implementation Plan) of the NBMC. The proposed restaurant requires one parking space per 40 square feet of indoor and outdoor net public area1 (NPA); an area equal to 25% of the interior NPA or 1,000 square
feet, whichever is less, is excluded from calculations. The proposed restaurant has 306
square feet of interior NPA and 368 square feet of outdoor patio for dining purposes. After subtracting the 25% credit of the interior NPA (76 square feet) for the proposed outdoor patio, the total net NPA for interior and exterior dining areas equates to 598 (306+292) square feet and requires 15 parking spaces.
The existing marina has 19 boat slips; 7 slips are allowed to be leased to the general public and two slips are available to the public free of charge. The remaining 10 slips are currently required to be leased to the residents. Boat slip requires one parking space per 0.75 slip. The request to allow these 10 boat slips to be leased to the general public, including
commercial tenants of the property, generates a parking requirement for eight additional
parking spaces. The proposed restaurant and request to allow 10 additional boat slips to be leased to the general public and commercial tenants of the property generate a parking requirement
totaling 23 (15+8) parking spaces. The mixed-use development presently has a total of 234
on-street parking spaces (78 at the podium and 156 in the subterranean garage). With the proposed project, a total of 257 (234+23) parking spaces are needed, resulting in a parking shortage of 23 spaces. Table 4 below illustrates the parking requirements for the existing uses and proposed restaurant and boat slips to be leased to the general public and
commercial tenants of the property.
1 Total area used to serve customers, including customer sales and display areas, customer seating areas, service counters, and service queue and waiting areas, but excluding restrooms and offices, kitchens, storage and utility areas, and similar areas used by the employees of the establishment.
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Table 4 – Parking Analysis Existing and Proposed
Use Size Parking Ratio Parking
Required
Proposed Project
Cade Café/Wine Bar –
Restaurant Casual Dining – 932
sf. gross
-306 sf: interior dining
-368 sf: outdoor dining
598 Total NPA
(306+292) sf
1 per 40 sf. of indoor and outdoor
net public area (NPA); area equal
to 25% of interior NPA or 1,000 sf.,
whichever is less
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Boat slips at Marina (change
from residential to be leased to
general public and commercial
tenants of property)
10 slips 0.75 per slip 8
Subtotal 23
2017 Parking Approvals (PA2016-157)2
Residential 27 units 2/unit 54
Guest 0.5/unit 14
Subtotal 68
Boat slip at Marina (7 restricted
for lease to general public & 2
available to public free of
charge)
9 slips1 Per Use Permit parking waiver 0
Retail 9,106 sf. 1/250 sf. 37
Gym/Studio/Retail (Rumble
Boxing)3
1,662 sf. 1/250 sf. 7
Office 1,3901 sf. 1/250 sf. 56
Restaurant – Fine Dining4 2,602 sf. Per Use Permit parking waiver 47
Restaurant – Casual Dining4 1,071 sf. Per Use Permit parking waiver 19
Total Parking Spaces Approved in 2017 per PA2016-157 & currently provided 234
Total Parking Spaces Required for Proposed Project (PA2024-0074) 257
Parking Waiver Request (Net Difference) -23
1Per 2017 Parking Waiver, 7 parking spaces were waived for 9 boat slips.
2The locations of the parking spaces existing are provided in Table 3.
3Rumble Boxing consists of 1,662 sf. of gym/studio and 938 sf. of retail use with same parking requirements as office/retail uses.
4Net Public Area (inclusive of outdoor dining area) for fine dining and casual dining are 3,253 sf. and 1,339
sf., respectively
A parking analysis and a parking management plan were prepared by RK Engineering Group. Inc, pursuant to Section 20.40.110.B (Reduction of Required Off-Street Parking) of
NBMC and are attached as Attachments Nos. PC 6 and 7, respectively.
The purpose of the parking analysis is to determine if the proposed project can be accommodated without creating an on-site parking deficiency, at any given time. The
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parking analysis identified parking demand during a three-day parking counts of the mixed-use development, from Thursday through Saturday in February 2024, with an assumption that full tenant occupancy with project conditions. The overall peak projected parking demand for the project site occurred on Friday, February 2, 2024, at 2:00 PM, when 219 vehicles were parked onsite. The parking analysis is also reliant upon the various uses
located in a mixed-use development and larger commercial district, creating a captive market that results in shared trips, different peak periods for a variety of land uses, and a high level of pedestrian and bicycle activity. These characteristics help reduce anticipated parking. Since the project provides 234 shared parking spaces, the site has a sufficient number of parking spaces available to serve the project assuming a full tenant occupancy
scenario with the proposed project. The City Traffic Engineer has reviewed and approved the parking analysis. The proposed parking management plan has been prepared in compliance with Section 20.40.110.C of NBMC, to support the reduction of required parking. The parking
management plan also includes two new features related to the installation of gates for the subterranean parking structure after hours for security purposes and provision of a grace period for subterranean parking. Besides the proposed new features, there are no proposed changes to the locations and
allocations of the current on-site parking spaces. The podium level will continue to provide parking for assigned and designated users to minimize the number of vehicles traveling through this level as it is in proximity to residents. The residents will continue to have access to the podium to park in private garage spaces. A limited number of retail and office employees will also be authorized to continue to park on this level in the 10 open and 14
covered tandem parking spaces. Deliveries will also be allowed on this level in the two designated loading spaces. The subterranean parking garage level will continue to designate parking for resident’s guests with the remainder for commercial uses (employees and patrons). A valet parking service within the garage level is continually provided to the patrons and guests, when needed.
Lastly, the proposed parking management plan provides several recommendations related to maintaining parking restrictions at podium level, provisions of additional bike racks and on-site signage for self-parking and valet service.
The City Traffic Engineer has reviewed and approved the parking management plan as submitted. If the parking waiver is approved, the proposed restaurant would be restricted to the net public areas for indoor and outdoor dining as stated in Condition Nos. 3 and 4 of the draft
resolution. Condition No. 6 of the draft resolution allows all 19 boat slips to be leased to the on-site residents (of which may not be subleased), general public, commercial tenants of the property and/or made available to the public free of charge at the discretion of applicant. The existing slipway located at the center of the marina will still remain available to the public free of charge at all times, as reflected in Condition No. 6. This condition would
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supersede Condition of Approval Nos. 16.a, 16.b and 16.c of Planning Commission Resolution Nos. 2047 and 2048. In conclusion, with the implementation of the recommended conditions of approval, staff believes the parking management plan will efficiently provide adequate parking for on-site
uses while minimizing impacts to the neighborhood and nearby public parking.
Conditional Use Permit Findings Pursuant to Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of NBMC,
the Planning Commission must also make the following findings for approval of a minor conditional use permit:
1. The use is consistent with the General Plan and any applicable specific plan.
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of the Zoning Code and the Municipal Code.
3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity.
4. 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.
5. 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.
As demonstrated in the draft resolution (Attachment No. PC 1), staff believes that sufficient facts exist in support of each finding. The proposed restaurant is considered as a food use, no late hours with alcohol beverage service, which will be a part of the mixed-use development that allows residential, office, retail and food service uses, is consistent with the Mixed-Use Water 2 (MU-W2) General Plan land use designation and MU-W2 (Mixed-
Use Water) Zoning District. The proposed 932-square-foot restaurant consists of 306-square-foot interior net public area (NPA) and a 368-square-foot outdoor patio for dining purposes. The proposed restaurant will be restricted to its gross square footage inclusive of the proposed interior
NPA and outdoor patio for dining purposes. The proposed restaurant building is located towards the front of development and adjacent to the mixed-use development’s central promenade and the Newport Boulevard. Although the proposed restaurant is located on the podium level where residential units are located on the second and third levels, the applicant is required to control noise generated by the café/wine bar, and trash and litter
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around their leased area. Live entertainment and dancing would not be permitted. The closing hours are compatible with the two approved restaurants within the mixed-use development and other nearby eating and drinking establishments. The operation of the proposed restaurant will be restricted to the hours between 7:00 AM to 10:00 PM, daily, eliminating the potential for late hour noise disturbances. The size, location, and operating
characteristics of the restaurant are conditioned so that it will be compatible with the on-site mixed-use environment and surrounding neighborhood. The proposed restaurant is located in a mixed-use development that currently has a parking management plan originally approved in 2006 and updated in 2017 with the parking waiver
to regulate the on-site shared parking arrangements. A new parking management plan is being proposed, as required by the proposed parking waiver, to address the parking demand generated by the proposed restaurant and 10 boat slips to be leased to the general public and commercial tenants of the property and to ensure that on-site parking resources are available to address parking demand predicted by a shared parking demand analysis.
Lastly, the proposed parking management plan is designed to maximize the use of all parking spaces located at the subject property under a controlled arrangement.
Coastal Development Permit Findings
The subject property is located within the Coastal Zone and requires a coastal development permit (CDP). The proposed project is an intensification of an existing use and therefore requires a coastal development permit. Pursuant to certified Local Coastal Program (LCP) Implementation Plan Section 21.52.15 (F) (Findings and Decision), the review authority may approve or conditionally approve a CDP application, only after first finding that the
proposed development: 1. Conforms to all applicable sections of the certified Local Coastal Program (e.g.
development standards, no impacts to public views, natural resources, etc.); and
2. 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. Pursuant to Section 21.22.020 (Mixed-Use Coastal Zoning Districts Land Uses and Permit
Requirements, Table 21.22-2) of the Implementation Plan, eating and drinking establishments located in the MU-WU2 (Mixed-Use Water) Coastal Zoning District that are classified as Food Service, are allowed uses. The existing private marina was approved and developed with 19 boat slips that could be used by the residents and/or leased to the general public and a slipway with free publicly accessible docks for dinghies as part of the
mixed-use development. Findings in support of the conditional use permit allowing Type 41 ABC alcohol sales on the premises and waiving the required on-site parking associated with the proposed restaurant and boat slips are discussed in Alcohol Sales, Adjustment to Off-Street Parking Requirements and Conditional Use Permit sections of the report.
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The subject property is located between the harbor and the nearest public road. The proposed project is consistent with the policies of Chapter 3 of the Coastal Act, as is replacing existing retail use with a food service use within an existing building and allowance for existing boat slips to be leased to the general public and commercial tenants of the property. The request to allow unused residential slips available for lease to the
general public including commercial tenants of the property is consistent with the original 2006 mixed-use development approval which allowed options of leasing the slips to residents and/or general public. However, the parking analysis and proposed parking management plan illustrate the proposed leasing of the slips to the general public and commercial tenants of the property will not result in an actual parking shortage on-site and
therefore will not negatively impact the public parking supply in the area used for beach access. The proposed project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. No new construction or development to the existing mixed-use development or to the existing marina is proposed, and therefore, existing public access to the waterfront and public
recreation will be continually maintained. Alternatives Should the Planning Commission feel the facts are not in evidence of support for the project
application, the following alternative actions are available: 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the applicant to
make the necessary adjustments and to allow staff to prepare a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission may deny the application and provide
facts in support of denial and allow staff to prepare a revised resolution for denial of the project. Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) and Section 15303 under Class 3 (New Construction and Conversion of Small Structures) 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 Class 1 (Existing Facilities) exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The project involves interior improvements to convert an improved
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office/retail tenant space to a café/wine bar with no expansion in floor area. No construction is proposed for the outdoor dining area, other than providing a physical barrier for the serving of alcoholic beverages required by the Police Department. Lastly, no construction or alteration to existing boat slips at the marina is proposed as the request involves allowing existing boat slips to be leased to the general public and commercial tenants of the
property. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners 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 meeting, 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:
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions PC 2 Applicant’s Project Description PC 3 Project plans PC 4 Food and Drink Menu PC 5 Police Department Memo
PC 6 Parking Analysis PC 7 Parking Management Plan
:\Users\PLN\Shared\PA's\PAs - 2024\PA2024-0074\PC\PA2024-0074-PCStaff_Report.docx01/18/23
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Attachment No. PC 1
Draft Resolution with Findings
and Conditions
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RESOLUTION NO. PC2024-023 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND COASTAL DEVELOPMENT PERMIT TO ALLOW A 932 SQUARE-FOOT RESTAURANT WITH A TYPE 41 (ON-SALE BEER AND WINE - EATING PLACE) ALCOHOL BEVERAGE CONTROL LICENSE AND WAIVING A
PORTION OF THE ON-SITE PARKING REQUIREMENT SUPERCEDING CERTAIN CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NOS. UP2016-041 AND UP2016-048 FOR THE PROPERTY LOCATED AT 2210 NEWPORT BOULEVARD (PA2024-0074)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Peninsula Village, LLC (“Applicant”), concerning property located at 2210 Newport Boulevard Space 101, and legally described as Lot 1 of Tract Map 16594 (“Property”), requesting approval of a conditional use permit (“CUP”) and Coastal Development Permit (“CDP”)
2. The Applicant requests a CUP and a CDP to allow a 932 square foot café/wine bar with a 368 square foot outdoor dining patio (“Restaurant”) which includes the sale of alcoholic beverages pursuant to a Type 41 (On-Sale Beer and Wine - Eating Place) Alcohol Beverage Control (“ABC”) License at the Property. The hours of operation will be 7:00 a.m.
to 10:00 p.m., seven days a week. Additionally, the Applicant proposes a reduction of 23
parking spaces with a parking management plan required by the Newport Beach Municipal Code (“NBMC”) of which 15 parking spaces are for changes in parking demand associated with the Restaurant and eight parking spaces are associated with 10 existing boat slips located at the Peninsula Village marina, currently assigned for resident usage, to be
available for lease to the general public and commercial tenants of the Property (“Project”).
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 2 (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 2 (MU-W2) Coastal Zone District. 5. A public hearing was held on October 3, 2024, 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. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and considered by, the Planning Commission at this hearing.
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to
Section 15301 under Class 1 (Existing Facilities) 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 Class 1 (Existing Facilities) exemption includes the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The Project involves interior alterations to convert a retail tenant space to a restaurant with no expansion in floor area. No construction is proposed for the
outdoor dining area, other than providing a physical barrier for the serving of alcoholic
beverages required by ABC. Lastly, no construction or alteration to existing boat slips at the marina is proposed as the request involves allowing existing boat slips to be leased to the general public and commercial tenants of the Property.
3. The exceptions to the categorical exemption under Section 15300.2 of the CEQA
guidelines 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, and is not a hazardous waste
site, and is not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
Alcohol Sales
In accordance with Section 20.48.030(C)(3) (Alcohol Sales-Required Findings) of the NBMC, the findings and facts in support of such findings are set forth as follows:
Finding:
A. The use is consistent with the purpose and intent of NBMC Section 20.48.030 (Alcohol
Sales) of the Zoning Code.
Facts in Support of Finding:
i. The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
1. The Property is in Reporting District 15 (RD15). RD 15 exceeds the City average and
is considered high crime area as compared to other reporting districts. The RD’s Crime Count is 643, which is 445 percent over the Citywide count average of 118 percent. Since this area has 20% greater reported crimes than the average number of reported crimes as determined from all crime reporting districts within the City, the
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area is found to have undue concentration. However, RD 15 contains a large number of visitor and tourist-serving nonresidential uses. Lido Marina Village, Cannery
Village, the Newport Boulevard business corridor, and McFadden Square consist of
many eating and drinking establishments that serve residents and visitors to the area. The intent of the zoning designations in this beach area, as well as the two adjacent reporting districts, is to provide various commercial and retail uses to support the surrounding residential area and surrounding visitor and tourist-serving
destinations. Beach areas have a higher concentration of land uses and, therefore,
tend to have a higher crime rate than other areas in the City. 2. The Newport Beach Police Department (“NBPD”) has reviewed the proposed use and based on the location and operational characteristics, has no objection to the
proposed Type 41 (On-Sale Beer and Wine - Eating Place) ABC License, subject to
appropriate conditions of approval, which are included in Exhibit “A” attached to this resolution. ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1. Due to the high concentration of commercial land uses, the resulting calls for service and number of arrests in RD 15 and adjacent reporting districts are greater than other areas of the City. The highest volume crime in this area is aggravated assault
and the highest volume arrest in the area is disorderly conduct. Driving under the
influence, public intoxication, and liquor law violations make up 37% of arrests in this reporting district. However, the area is considered one of the more attractive tourist areas in the City, which results in a higher number of alcohol-related calls for service, crimes and arrests.
iii. The proximity of the establishment to residential zoning districts, day care centers,
hospitals, park and recreation facilities, places of worship, schools, other similar uses,
and any uses that attract minors.
1. The Property is located in a mixed-use zoning district which allows for residential
uses when intermixed with nonresidential uses and currently improved with a mixed-use development. The nearest recreational facilities, the beach and the Newport Pier, are located approximately 520 feet to the southwest of the Property. The 19th Street/Bay Avenue beach and Marina Park are approximately 530 feet to the
southeast of the Property. The nearest church, Our Lady of Mount Carmel, is located
approximately 0.5 miles to the south of the Property along West Balboa Boulevard. The nearest school, Newport Elementary, is located 0.7 miles to the south of the Property along West Balboa Boulevard. The nearest daycare center, Children’s Center by the Sea, is approximately 0.6 miles to the south along West Balboa
Boulevard. The Restaurant will be located on the ground level of mixed-use
development and adjacent to existing commercial, retail, office, and food service uses and other similar uses on adjacent properties.
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2. The Project does not propose late hours (after 11:00 p.m.), and conditions of approval are in place to help minimize negative impacts that the Project may have
to surrounding land uses and ensure that the Restaurant is compatible with the
surrounding community.
iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption.
1. The Restaurant is in close proximity to several establishments with alcohol licenses on the Balboa Peninsula including among others, Woody’s Wharf, The Crab Cooker, Stag Bar + Kitchen. The RD15 statistics indicate an over concentration of alcohol licenses within this statistical area.
2. The per capita ratio of one license for every 76 residents is higher than all adjacent districts and the average Citywide ratio. This is due to the higher concentration of commercial land uses, many of them visitor-serving, and lower number of residential properties in the RD15 area. While the Restaurant is in close proximity to other
establishments selling alcoholic beverages, the physical and operational
characteristics of the proposed establishment would make the alcoholic beverage sales in conjunction with its operation appropriate at this location. v. Whether or not the proposed café/wine bar will resolve any current objectionable
conditions.
1. There are no current objectionable conditions related to alcohol sales. The Restaurant and service of alcohol beverages with food will provide convenience to the customers. The NBPD also has no objections to the Restaurant. Conditions of
approval are in place to limit objectionable conditions due to noise and trash at the
establishment. 2. The Project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the NBMC is maintained and that a healthy
environment for residents and businesses is preserved. The service of alcohol is
intended for the convenience of customers dining at the establishment. Operational conditions of approval recommended relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize any alcohol related impacts.
3. As conditioned, the owners, managers, and employees selling alcohol are required to undergo and successfully complete a certified training program in responsible methods and skills for selling alcohol.
Conditional Use Permit
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits – Findings and Decision) of the NBMC, the findings and facts in support of such findings are set forth as follows:
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Finding:
B. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding:
1. The General Plan land use designation for the Property is Mixed-Use Water 2 (MU-W2)
and applied 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 Restaurant, which will be a part of the mixed-use development that allows residential, office, retail and food service uses, is consistent with this land use
designation.
2. The Restaurant does not result in an increase in the gross floor area developed at the Property, and therefore, the Project would not exceed the maximum allowable development square footage allowed the General Plan.
3. The Restaurant is consistent with General Plan Land Use Policy LU6.8.2 (Component Districts) which emphasizes that McFadden Square should be utilized as one of the primary activity centers within the city. The new Restaurant with an outdoor dining area will diversify the use and provide an additional visitor- and local-serving convenience.
4. Eating and drinking establishments inclusive of Restaurant are common in the vicinity within the Balboa Peninsula and are frequented by visitors and residents. The existing mixed-use development is compatible with the land uses permitted within the surrounding neighborhood. The Restaurant will provide synergy to the existing mixed-
use development and revitalize the surrounding neighborhood.
5. Adjustment to off-street parking requirements is consistent with General Plan Land Use Policy LU 1.5 (Economic Health) which encourages a local economy that provides adequate commercial, office, industrial, and marine-oriented opportunities that provide
employment and revenue to support high-quality community service. Adjusting the
parking requirements is an appropriate tool that supports high quality commercial uses to succeed while negating any negative impacts that could result from a parking reduction.
6. The Restaurant is consistent with General Plan Land Use Policy LU6.8.4 (Shared
Parking Facilities) encourages the development of shared parking facilities and management programs among private property owners that provides for adequate parking for residents, guests and business patrons. The proposed shared parking arrangement will continue to provide adequate parking for the residents, guests and the
commercial uses as proposed in the parking management plan and described in
Adjustment to Off-Street Parking Requirement below. 7. The Restaurant is consistent with General Plan Land Use Policy LU6.12.1 (Priority Uses) and Coastal Land Use Plan Land Use Policy 2.1.5-7 as stated that one of the
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goals for the McFadden Square area is to “accommodate visitor and local-serving uses that take advantage of McFadden Square’s waterfront setting including specialty retail,
restaurants, and small-scale overnight accommodations.” by providing a visitor and
local-serving restaurant use to the project site and community. 8. The Property is not part of a specific plan area.
Finding:
C. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of the Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The Property is located in the MU-W2 Zoning District. The MU-W2 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
Restaurant will be located on the ground floor of a mixed-use development which
consists of residential units located on the top floors of office, retail uses, and two approved food service uses. 2. The Restaurant is considered as a food service use with no late hours of operation and
a conditionally permitted use subject to obtaining a Minor Conditional Use Permit (MUP)
within this district. 3. The Newport Beach City Council adopted Ordinance No. 2023-6 on May 23, 2023, which amended the parking standards citywide and Resolution No. 2023-27 which amended
the parking standards within the coastal zone. However, these new standards are
pending review with the California Coastal Commission and have yet to be adopted as part of Title 21 (Local Coastal Program Implementation Plan) of the NBMC. Therefore, parking requirements were calculated based on the rates and standard in effect prior to adoption of Ordinance No. 2023-6 and Resolution No. 2023-27.
4. Related to NBMC mandated parking standards, Facts 1 through 9 in support of Finding G are incorporated by reference. Finding:
D. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity. Facts in Support of Finding:
1. The operation of the Restaurant will be restricted to the hours between 7:00 a.m. to 10:00 p.m., seven days a week. The closing hours are compatible with the two approved restaurants within the mixed-use development and other nearby eating and drinking establishments.
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2. The proposed 932 square foot Restaurant consists of 306 square-foot interior net public
area (“NPA”) and a 368 square foot outdoor patio for dining purposes. Live
entertainment and dancing are not proposed. 3. The Project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. Although the Restaurant is located within the
mixed-use development where residential units are located on the subject property, the
building is located towards the front of development and adjacent to the mixed-use development’s central promenade and the Newport Boulevard. The applicant is also required to control noise generated by the Restaurant, and trash and litter around their leased area.
4. The operational conditions of approval recommended by the NBPD relative to the sale of alcoholic beverages will help ensure compatibility with the surrounding uses and minimize alcohol related impacts. The Project has been conditioned to ensure the welfare of the on-site residents and surrounding community.
5. The Applicant is required to obtain Health Department approval prior to opening the Restaurant and is further required to comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment.
6. The Restaurant is located in a mixed-use development that currently has a parking
management plan to regulate the on-site shared parking arrangements. A new parking management plan is being proposed, as required by the proposed parking waiver, to address the parking demand generated by the proposed café/wine and the increased number of boat slips to be leased to the general public, including commercial tenants of
the Property, and to ensure that on-site parking resources are available to address
parking demand predicted by a shared parking demand analysis. Lastly, the proposed parking management plan is designed to maximize the use of all parking spaces located at the subject property under a controlled arrangement.
Finding:
E. 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 Restaurant will be restricted to its gross square footage inclusive of the proposed interior NPA and outdoor patio for dining purposes. The size, location, and operating
characteristics of the Restaurant are conditioned so that it will be compatible with the
mixed-use environment on-site and surrounding neighborhood. 2. Adequate public and emergency vehicle access, public services, and utilities are continuing to be provided to the subject property inclusive of the proposed after-hours
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security gates to be installed at the access points to the existing subterranean garage level. The Traffic Engineer and Fire Safety Services staff have reviewed and determined
the on-site circulation and access to the mixed-use development to accommodate the
Restaurant will function safely and will not prevent emergency vehicle access. 3. The tenant improvement and any potential upgrade to utilities to the project site to accommodate the Restaurant will comply with all Building, Public Works, and Fire
Codes. All ordinances of the City and all conditions of approval will be complied with.
Finding: F. 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 Restaurant has been reviewed and includes conditions of approval to ensure that potential conflicts with the on-site mixed-use environmental and 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 in
parking areas, sidewalks, and areas surrounding the subject property and adjacent
properties during business hours, if directly related to the patrons of the establishment. 2. The Restaurant will provide casual-dining experiences and service of alcoholic beverages as a public convenience to the on-site residents and surrounding
neighborhood and visitors to the area. This will provide synergy to the mixed-use
development and provide an economic opportunity for the property owner to maintain a desired retail and service mix on-site, which best serve the quality of life for the residents and surrounding visitor and local-serving community.
3. The adjustment in the parking requirements is justified as the proposed parking
management plan indicated that there would be a surplus of on-site parking to accommodate the entire development including the Restaurant and the existing marina to be available for lease to the general public and commercial tenants of the Property. Additionally, a valet parking arrangement as part of the parking management plan is
also in place to ensure adequate parking is available at all times of the day.
4. The Restaurant is located in a mixed-use development and commercial district which is subject to a captive market that results in shared trips, different peak periods for a variety of land uses, and a high level of pedestrian and bicycle activity. On-site bike racks will
be provided to support at least 45 bike spaces. These characteristics are justified in
considering the reduced number of parking spaces required for the proposed requests.
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Adjustment to Off-Street Parking Requirements
In accordance with NBMC Section 20.40.110.B (Reduction of Required Off-Street Parking),
off-street parking requirements may be reduced with the approval of a conditional use permit in compliance with NBMC Section 20.52.020 (Conditional Use Permits and Minor Use Permits), and NBMC Section 21.40.110.A (Reduction of Required Off-Street Parking) and in compliance with the following conditions:
Finding:
G. 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. On February 9, 2017, the Planning Commission approved two conditional use permits to
allow a fine dining restaurant (UP2016-048) and a casual dining restaurant (UP2016-041) located at the podium level of mixed-use development and a 23-space parking waiver with a parking management plan (PA2016-157). The approvals also included a conversion of 2,388 square feet of planned commercial space to recreational and storage areas for the
residents and limited some of the boat slips to resident use to further reduce the parking
demand and traffic trip generation. Of the 23-space waiver, 16 spaces were supported by parking demand associated with the two restaurants and the remaining 7 spaces were related to changes in use of the boat slips. The Planning Commission conditioned the use of the boat slips as follows: 1) no more than 7 slips to be leased to the general public, 2) a
minimum 9 slips to be available to the residents and may not be subleased, and 3) the
existing slipway located at the center of the marina and 2 boat slips located in adjacent to the fine dining restaurant are to be available to the public free of charge. The approved parking waiver documented the provision of 234 on-site parking spaces and determined the use of shared parking arrangements identified in the approved parking management
plan is sufficient to accommodate parking demands for the entire mixed-use development
including the two food uses and boat slip assignments at the marina. 2. The Restaurant requires one parking space per 40 square feet of NPA, including outdoor dining area 25% of the interior NPA or 1,000 square feet, whichever is less. The Restaurant
has 306 square feet of interior NPA and 368 square feet of outdoor patio for dining
purposes. After subtracting the 25% credit of the interior NPA (76 square feet) for the proposed outdoor patio, the total net NPA for interior and exterior dining areas equates to 598 (306+292) square feet and requires 15 parking spaces.
3. The existing marina has 19 boat slips, 7 of which were allowed to be leased to the general
public and 2 were to be available to the public free of charge by the previously approved 7-space parking waiver pursuant to PA2016-157. The remaining 10 slips are currently being leased by the residents with no parking requirement.
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4. Boat slips require one parking space per 0.75 slip. The request to allow the remaining 10 boat slips, for a total of 19 boat slips to be leased to the general public and
commercial tenants of the Property, generates 8 parking spaces.
5. The Restaurant and 10 boat slips to be leased to the general public and commercial tenants of the Property generate a total of 23 (15+8) parking spaces to be provided at the existing mixed-use development, resulting in a parking waiver request of 23 (257-234)
parking spaces as the Property currently has a total of 234 on-site parking spaces. 6. Based on the parking analysis submitted on September 5, 2024, by RK Engineering, Inc., the City Traffic Engineer has determined that the existing 234 on-site parking spaces will adequately serve mixed-use development, Restaurant and requested
number of boat slips to be leased to the general public and commercial tenants of the
Property.
H. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan) with NBMC Subsections 20.40.110.B and C and
Subsections 21.40.110.A and B.
1. A parking management plan prepared by RK Engineering, Inc. was submitted on September 5, 2024, as part of the proposed parking waiver.
2. The submitted parking management plan takes into account the previously approved
parking management plan and provides assessment of the proposed parking arrangements to accommodate the Restaurant, and 10 boat slips currently assigned for resident usage to be leased to the general public, including commercial tenants of the Property.
3. The City Traffic Engineer has determined that the existing 234 on-site parking spaces continue to adequately serve the existing mixed-use development, Restaurant and 10 boat slips, for a total of 19, to be available for lease to the general public, including commercial tenants of the Property. The existing on-site parking spaces will continue to
be made available by utilizing the existing shared-parking arrangement including valet
parking, when necessary, to ensure that parking will not spill over on to adjacent areas and nearby on-street parking spaces which could impact public parking available for coastal access.
Coastal Development Permit
In accordance with Section 21.52.015.F (Coastal Development Permits – Findings and Decision) of the NBMC, the following findings and facts in support of such findings are as follows:
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Finding:
H. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding: 1. The Project conforms to applicable sections of the certified Local Coastal Program
(LCP). The Project would replace previously approved retail use with a food service use.
Food service uses are a permitted use in the MU-H2 zone by the Local Coastal Program Land Use Plan and Implementation Plan. The Project is a change of use in an existing vacant tenant space of the existing mixed-use development and allowance for existing boat slips to be leased to the general public, including commercial tenants of the
Property, would not result in any impacts to public view or natural resources.
2. Pursuant to Section 21.22.020 (Mixed-Use Coastal Zoning Districts) of the NBMC, eating and drinking establishments located in the Mixed-Use Water 2 (MU-W2) Zoning District that are classified as Food Service are an allowed use. The existing private
marina was approved and developed with 19 boat slips to be used by the residents
and/or leased to the general public and a slipway with publicly accessible docks for dinghies as part of the mixed-use development. Findings in support of the conditional use permit allowing Type 41 (On-Sale Beer and Wine - Eating Place) ABC alcohol sales on the premises and waiving the required on-site parking associated with the Restaurant
and boat slips are discussed in Findings under Alcohol Sales, Conditional Use Permit
and Adjustment to Off-Street Parking Requirements are hereby incorporated by reference. Finding:
I. 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.
Facts in Support of Finding:
1. The Project is located between the harbor and the nearest public road. The Project is consistent with the policies of Chapter 3 of the Coastal Act, as is replacing existing retail use with a food service use within an existing building and allowance for existing boat
slips to be leased to the general public and commercial tenants of the Property. 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. No new construction or development to the existing mixed-use development or change to the existing marina is proposed, and therefore, existing public access to the waterfront and public recreation
will be continually maintained.
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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 15301
under Class 1 (Existing Facilities) 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 PA2024-0074,
superseding Conditions of Approval Nos. 16.a, 16.b. and 16.c of Conditional Use Permit
Nos. UP2016-041 and UP2016-048, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. Approval of the Conditional Use Permit and Coastal Development Permit action shall
become final and effective 14 days following the date this Resolution was adopted
unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 (Planning and Zoning) and NBMC Title 21 (Local Coastal Program).
PASSED, APPROVED, AND ADOPTED THIS 3RD DAY OF OCTOBER, 2024. AYES:
NOES:
ABSTAIN: ABSENT:
BY:_________________________ Mark Rosene, Chair
BY:_________________________ David Salene, Secretary
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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 interior “net public area” of the café/wine bar shall not exceed 306 square feet. 4. The outdoor dining area shall not exceed 368 square feet.
5. The height of the boundary wall of the outdoor dining area shall be shown on the
approved plans. Fences, walls, or similar barriers shall serve only to define the outdoor
dining area and not constitute a permanent all-weather enclosure. 6. The existing marina shall be limited to a total of 19 boat slips and a slipway with public-
accessible docks for dinghies. The boat slips shall be used as follow:
a. The boat slips may be leased to the general public including commercial tenants
of the Property, made available to the on-site residents of which may not be subleased, and made available to the public free of charge per the applicant's
discretion. This condition shall supersede Condition of Approval Nos. 16.a, 16.b
and 16.c of Planning Commission Resolution Nos. 2047 and 2048.
b. The slipway located at the center of marina shall be available to the public free of charge at all times.
c. No boat slips shall be used for overnight, permanent residence.
d. Signage shall indicate the allowed use of the slips. The number, size and location of the signage shall be approved by the Community Development Director.
7. All proposed signs for the Restaurant shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code.
8. Conditional Use Permit and Coastal Development Permit shall expire unless exercised
within 24 months from the date of approval as specified in Sections 20.54.060 and 21.54.060 of the Newport Beach Municipal Code unless an extension is otherwise granted.
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9. This Conditional 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.
10. Any change in operational characteristics, expansion in the area, or other modification
to the approved plans, shall require an amendment to this Conditional Use Permit and Coastal Development Permit or the processing of a new Conditional Use Permit and Coastal Development Permit.
11. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the building permits. 12. Before the issuance of a building permit, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the
Conditional Use Permit and Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this
Conditional Use Permit and Coastal Development Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the plans. 13. Prior to the issuance of building permits, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division. 14. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the change from general commercial to food service (restaurant) use in accordance with
Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited
for the reduction in general commercial square footage and the remaining balance shall be charged or credited to the applicant.
15. 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.
16. 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.
17. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday,
36
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays, or Holidays.
18. 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.
19. 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.
20. 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).
21. 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.
22. 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.
23. 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 Cade Café/Wine Bar including, but not limited to, Conditional Use Permit and Coastal Development Permit (PA2024-0074). 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 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.
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Fire Department
24. Prior to issuance of Certificate of Occupancy, the applicant shall obtain a fire department operational permit for CO2 beverage dispensing. 25. Fire sprinkler plans shall be submitted and reviewed by Fire Department.
26. Fixed suppression system for cooking operations shall be submitted and reviewed by Fire Department. Police Department
27. The applicant shall comply with all federal, state, and local laws, and all conditions of the Type “41” (On-Sale Beer and Wine Alcoholic Beverage License). A material violation of any of those laws or conditions in connection with the use is a violation and may be caused the revocation of this Use Permit.
28. The hours of operation for the Restaurant including outdoor dining patio shall be limited between 7:00 a.m. and 10:00 p.m., seven days a week. 29. Food service shall be made available until closing.
30. There shall be no reduced priced alcoholic beverages promotions after 9:00 p.m. 31. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed.
32. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition.
33. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of NBMC Chapter 10.26 (Community Noise Control) and
other applicable noise control requirements of the NBMC. Pre-recorded music may be
played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of NBMC Chapter 10.26.
34. All owners, managers and employees must abide by all laws and conditions of the
Alcoholic Beverage License. 35. No outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with this establishment.
38
36. 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. 37. There shall be no live entertainment or dancing allowed on the premises.
38. All doors and windows of the facility shall remain closed after 10:00 p.m. except for the
ingress and egress of patrons and employees. 39. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee.
40. Petitioner shall not share any profits or pay any percentage or commission to a promoter, or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks.
41. Any event or activity staged by an outside promoter or entity, where the applicant,
operator, owner or his employees or representatives share in any profits or pay any percentage or commission to a promoter or any other person based upon money collected as a door charge, cover charge or any other form of admission charge is prohibited.
42. 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.
43. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages within 60 days of hire. This training program must be
updated every three years regardless of certificate expiration date. The certified program
must meet the standards of the certifying/licensing body designated by the State of California. The establishment shall comply with the requirements of this section within 60 days. Records of each owner’s, manager’s and employee’s successful completion of the required certified training program shall be maintained on the premises and shall be
presented upon request by a representative of the City of Newport Beach.
Building Division 44. The applicant shall be required to obtain all applicable permits from the City’s Building
Division and Fire Department. The construction plans must comply with the most recent,
City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department shall be required before the issuance of a building permit.
39
Public Works Department
45. The requirements and recommendations of the Parking Management Plan prepared by
RK Engineering (dated September 5, 2024) shall be implemented. 46. Loading, unloading and deliveries for the entire development shall occur on site at all times. Loading, unloading and deliveries within the public right-of-way shall be
prohibited.
47. In the event issues/problems arise with the approved Parking Management Plan (i.e., parking queue within the public right-of-way), the applicant shall modify the Parking Management Plan to the satisfaction of the City Traffic Engineer and the Community
Development Director. Implementation of the modification Parking Management Plan
shall occur immediately upon approval and direction of the City. 48. The valet operation shall be implemented per the Parking Management Plan when the parking structure occupancy reaches 90%.
40
Attachment No. PC 2
Applicant’s Project Description
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Project Description: Proposal for Café Establishment
Introduction:
This proposal outlines the establishment of a vibrant café within the Peninsula Village
development specifically located at 2210 Newport Blvd., Suite 101, Newport Beach, CA.
The café aims to cater to Newport Beach locals and visitors, contributing to the city's
economy and providing a welcoming space for all. With the benefit of a parking waiver
obtained in 2017, this project can proceed despite a pre-existing parking deficit.
Operational Characteristics:
Situated within Peninsula Village, a mixed-use project featuring residential, office, and
retail spaces, the café will offer a unique dining experience specializing in small plated
foods, offering a menu focused on tapas, charcuterie boards, salads, breakfast bites and
with a Type 41 ABC license, will offer wine and cocktails for lunch and dinner. A small
outdoor patio, approximately 368 square feet in size and secured with rope delineation, will
be available for guests to enjoy during business hours, providing a charming setting for al
fresco dining.
Proposed Hours of Operation:
The café will be open seven days a week, from 7:00 AM to 10:00 PM, providing ample
opportunity for patrons to enjoy breakfast, lunch, or dinner in a relaxed setting.
Anticipated Number of Employees:
To ensure efficient operations and excellent customer service, we anticipate employing 3-5
full-time staff and 6-9 part-time employees.
Entertainment Offerings:
While we do not plan to host live music or events, guests can enjoy a pleasant ambiance
with background music at a low volume. The café will provide a serene environment for
dining and socializing.
Conclusion:
The establishment of this café in Peninsula Village represents an exciting addition to
Newport Beach's culinary scene, offering a diverse menu of small plates, wines, and
cocktails in a welcoming atmosphere. With our Type 41 ABC license and the requested
parking waiver, we are committed to providing a memorable dining experience and look
forward to becoming a valued member of the community.
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Attachment No. PC 3
Project Plans
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THIS DRAWING AND DESIGN IS THE PROPERTY OF PROSPER ARCHITECTS. IT MAY NOT BE USED FOR ANY PURPOSE OTHER THAN BY THE OWNER. PROSPER ARCHITECTS DOES NOT AUTHORIZE THE REPRODUCTION OR CONVEYANCE OF ANY INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN PERMISSION.
2024 PROSPER ARCHITECTS
PLAN CHECK
BID SET
PLOT SCALEPLOT DATE
00-00-00
08/20/2024
PROJECT NUMBER
CHECKED BY
DESIGNED BY
AS INDICATEDAH
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PLANNING DEPARTMENTSUBMITTAL08/20/2024
COVER
SHEET
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CADE'-WINE BAR
CONDITIONAL USE PERMIT AND COASTAL
DEVELOPMENT PERMIT
2210 NEWPORT BLVD, (BLDG B) SUITE #101 ,
NEWPORT BEACH, CA 92627
SHEET INDEX
BUILDING ADDRESS 2210 NEWPORT BLVD, (BLDG B) SUITE #101
APN 932-713-05
ZIP CODE 92627
ZONING DISTRICT MU-W2 MIXED-USE WATER 2
FLOOD ZONE X - 0.2 PCT ANNUAL CHANCE FLOOD HAZARDAE, 8 FT
FIRE SPRINKLER YES, FULLY-SPRINKLERED
FIRE ALARM YES
CONSTRUCTION TYPE V-A
NO. OF STORIES 3 STORIES
NO. OF BASEMENT LEVELS 1 LEVEL
BASEMENT USE PARKING
LOT 1
LOT SIZE 102,909 SQ.FT
BUILDING AREA 31,639 SQ.FT
JURISDICTION CITY OF NEWPORT BEACH
OCCUPANCY B
LAND USE MU-W2 MIXED-USE WATER RELATED
APPLICABLE CODES : 2022 CALIFORNIA BUILDING CODE VOL 1&2 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA PLUMBING CODE 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA HISTORICAL BUILDING CODE 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA EXISTING BUILDING CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
PARKING SPACES: TOTAL ON-SITE PARKING: 234 SPACES PODIUM LEVEL: 78 SPACES GARAGE LEVEL: 156 SPACES
OWNER: PENINSULA VILLAGE, LLC220 NEWPORT CENTER DRIVE, #11-557 NEWPORT BEACH, CA 92660(714) 818-8034 / (949) 873-3126ATTN.CHANDLER CLARK / KIM TAVARES
TENANT:CADE LLC18952 MACARTHUR BLVD, SUITE 310IRVINE, CA 92612(714) 801-0020ATTN. DAVE SHAH
ARCHITECT:PROSPER ARCHITECTS 134 S. GLASSELL ST #KORANGE, CA 92866(657) 223-6828ATTN. ALI S. HADDAD, AIA
VICINITY PLAN
PROJECT INFORMATION
PROJECT SCOPE
1 A-0.0 COVER SHEET2 A-0.1 SITE PLAN
3 A-0.2 FLOOR AREA & STOREFRONT ELEVATION
4 A-0.3 PARKING LAYOUT PLANS
N
PROJECT DIRECTORY
CONDITIONAL USE PERMIT AND COASTAL DEVELOPMENT PERMIT FOR A 932 SQUARE-FOOT RESTAURANT (CAFÉ/WINE BAR) WITH A 306 SQUARE-FOOT OF NET PUBLIC AREA FOR INDOOR DINING AND 368 SQUARE-FOOT PATIO FOR OUTDOOR DINING.
VICINITY PLAN
47
DN
UP
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UP
UP
UP
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P.L. 197.87'
P.L
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P.L. 150' (R1)
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EXITEXIT
FIR E T RUC K
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PROPERTY LINE
BUILDING ENTRANCE
AREA NOT IN CONTRACT
SCOPE OF WORK
THIS DRAWING AND DESIGN IS THE PROPERTY OF PROSPER ARCHITECTS. IT MAY NOT BE USED FOR ANY PURPOSE OTHER THAN BY THE OWNER. PROSPER ARCHITECTS DOES NOT AUTHORIZE THE REPRODUCTION OR CONVEYANCE OF ANY INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN PERMISSION.
2024 PROSPER ARCHITECTS
PLAN CHECK
BID SET
PLOT SCALEPLOT DATE
00-00-00
08/20/2024
PROJECT NUMBER
CHECKED BY
DESIGNED BY
AS INDICATEDAH
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PLANNING DEPARTMENTSUBMITTAL08/20/2024
SITE PLAN
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1" = 20'-0"
OVERALL SITE PLAN1
932 SQ.FTCAFÉSUITE #101
2200 NEWPORT BLVDNOT IN SCOPE
2280 NEWPORT BLVDBUILDING A
2270 NEWPORT BLVDBUILDING H
2260 NEWPORT BLVDBUILDING G
2250 NEWPORT BLVDBUILDING F
2240 NEWPORT BLVDBUILDING E
2230 NEWPORT BLVDBUILDING D
2220 NEWPORT BLVDBUILDING C
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EXTERIOR PATIO AREA381 SQ.FT.
APN: 932 713 05
APN: 047 120 35
22ND STREET
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2210 NEWPORT BLVD, (BLDG B)NEWPORT BEACH, CA 92627
1/16" = 1'-0"
DETAIL SITE PLAN2
932 SQ.FTCAFÉ
2200 NEWPORT BLVDNOT IN SCOPE
2240 NEWPORT BLVDBUILDING E
2230 NEWPORT BLVDBUILDING D
APN: 932 713 05
APN: 047 120 35
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EXTERIOR PATIO AREA381 SQ.FT.
2210 NEWPORT BLVD, (BLDG B)NEWPORT BEACH, CA 92627
EXISTING PARKING SPACES
EXISTING PARKING SPACES
SITE PLAN KEYNOTE
105 CANOPY LINE ABOVE.
113 EXISTING STAIRS.114 EXISTING ELEVATOR.116 EXISTING ACCESSIBLE CURB RAMP.
117 EXISTING ACCESSIBLE RAMP.
118 EXISTING PLANTER.
SITE PLAN LEGEND
EXISTING PARKING SPACES
EXISTING PARKING SPACES
EXISTING PARKING SPACES
EXISTING GARAGE ENTRANCE/ EXIT RAMP
EXISTING GARAGE ENTRANCE/ EXIT RAMP
EXISTING GARAGE ENTRANCE/ EXIT RAMP
N N
EXISTING PARKING SPACES
2210 NEWPORT BLVDBUILDING BSUITE #101
48
G G
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24"
5T D
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27"
5T
BBS60
PERLICK
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48"5T
18"
54"
3T
D
EXISTING ELEVATOR
OUTDOOR NET PUBLIC AREA= 368 SQ.FT
INDOOR NET PUBLIC AREA = 306 SQ.FT
INDOOR NET PUBLIC
AREA306 SQ.FT.
OUTDOOR NET PUBLIC AREAVI
SERVICE BAR &KITCHEN
BACK KITCHEN
UNISEX RESTROOM
UNISEX RESTROOM
NOT IN SCOPE
-
-
FIRST FLOOR0' -0"
B.O.S.10' -8"
STOREFRONT9' -8"
SECOND FLOOR12' -6"
KIC
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525
526 526
527527527
528
THIS DRAWING AND DESIGN IS THE PROPERTY OF PROSPER ARCHITECTS. IT MAY NOT BE USED FOR ANY PURPOSE OTHER THAN BY THE OWNER. PROSPER ARCHITECTS DOES NOT AUTHORIZE THE REPRODUCTION OR CONVEYANCE OF ANY INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN PERMISSION.
2024 PROSPER ARCHITECTS
PLAN CHECK
BID SET
PLOT SCALEPLOT DATE
00-00-00
08/20/2024
PROJECT NUMBER
CHECKED BY
DESIGNED BY
AS INDICATEDAH
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PLANNING DEPARTMENTSUBMITTAL08/20/2024
FLOOR
AREA &
STOREFRONT
ELEVATION
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NET PUBLIC AREA
OUTDOOR NET PUBLIC AREA 368 SQ.FT.INDOOR NET PUBLIC AREA 306 SQ.FT.
---------------------------------------------------------------------TOTAL NET PUBLIC AREA 674 SQ.FT.
PARKING CALCULATIONS
EATING AND DRINKING ESTABLISHMENTS:FOOD SERVICE WITH/WITHOUT ALCOHOL, WITH/WITHOUT LATE HOURS.1 PER 30—50 SQ. FT. OF DINING PUBLIC AREA, INCLUDING OUTDOOR DINING AREAS 25% OF THE INTERIOR DINING SEATING AREA OR 1,000 SQ. FT., WHICHEVER IS LESS
INDOOR NET PUBLIC AREA= 306 SQ. FT.
OUTDOOR NET PUBLIC AREA= 368 SQUARE FEET25% OF INDOOR PUBLIC AREA NOT BE COUNTED IN THE CALCULATION OF THE OUTDOOR NET PUBLIC AREA= 77 SQ. FT.
TOTAL OUTDOOR NET PUBLIC AREA - 25% OF THE INDOOR NET PUBLIC AREA = COUNTED AREA OF THE OUTDOOR PUBLIC AREA.
368 - 77 = 291 SQ. FT.
TOTAL PUBLIC AREA (INCLUDING BOTH INDOOR AND OUTDOOR) = 306 SQ. FT. (INDOOR) + 291 SQ. FT. (OUTDOOR) = 597 SQ. FT.
REQUIRED PARKING SPACES = 597 SQ. FT. / 40 SQ. FT. PER SPACE= 15 PARKING SPACES.
REDUCTION OF 4 SPACES (15-4) CREDIT FOR EXISTING RETAIL SPACE TO BE CONVERTED TO FOOD SERVICE USE
1/4" = 1'-0"
PROPOSED FLOOR PLAN AREAS1
ELEVATION KEYNOTES
525 EXISTING EXTERIOR WALL SCONCE LIGHT TO REMAIN.526 EXISTING ENTRANCE DOOR TO REMAIN.
527 EXISTING STOREFRONT TO REMAIN.
528 EXISTING EXTERIOR FINISH TO REMAIN.
3/8" = 1'-0"
STOREFRONT ELEVATION2
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18
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31
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63
64
72
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TANKCONTROLLER CONTROLLER
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VITREOUS CHINAC_LAVATORYCHESAPEAKEK-1728
K-4330KINGSTONC_TOILETSVITREOUS CHINAK-4330KINGSTONC_TOILETSVITREOUS CHINA
VITREOUS CHINAC_LAVATORYCHESAPEAKEK-1728
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2200 NEWPORT BLVDNOT IN SCOPE
2116 NEWPORT BLVDNOT IN SCOPE
2240 NEWPORT BLVDBUILDING E
2230 NEWPORT BLVDBUILDING D
2220 NEWPORT BLVD
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GARAGEINACCESSIBLE
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THIS DRAWING AND DESIGN IS THE PROPERTY OF PROSPER ARCHITECTS. IT MAY NOT BE USED FOR ANY PURPOSE OTHER THAN BY THE OWNER. PROSPER ARCHITECTS DOES NOT AUTHORIZE THE REPRODUCTION OR CONVEYANCE OF ANY INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN PERMISSION.
2024 PROSPER ARCHITECTS
PLAN CHECK
BID SET
PLOT SCALEPLOT DATE
00-00-00
08/20/2024
PROJECT NUMBER
CHECKED BY
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2240 NEWPORT BLVDBUILDING ENOT IN SCOPE
2230 NEWPORT BLVDBUILDING DNOT IN SCOPE
2220 NEWPORT BLVDBUILDING CNOT IN SCOPE
2200 NEWPORT BLVDNOT IN SCOPE
2210 NEWPORT BLVDBUILDING B
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104SUITE NOT IN SCOPE
GARAGEINACCESSIBLE
102 LEGEND COASTALNOT IN SCOPE
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2260 NEWPORT BLVD BUILDING GNOT IN SCOPE
2270 NEWPORT BLVD BUILDING HNOT IN SCOPE
2280 NEWPORT BLVD BUILDING A NOT IN SCOPE
2116 NEWPORT BLVDNOT IN SCOPE
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EXISTING PARKING SPACES
EXISTING PARKING SPACES
EXISTING PARKING SPACES
2210 NEWPORT BLVDBUILDING B
BOAT SLIP EXHIBIT
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2250 NEWPORT BLVD BUILDING F NOT IN SCOPE
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UNRIVALED WATERFRONT LUXUR Y
Marina Map
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Attachment No. PC 4
Food and Drink Menu
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Attachment No. PC 5
Police Department Memo
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NEWPORT BEACH POLICE DEPARTMENT
DETECTIVE DIVISION
MEMORANDUM
TO: Rosalinh Ung, Principal Planner
FROM: Wendy Joe, Police Civilian Investigator
DATE: July 25, 2024
SUBJECT: Cade Café Wine Bar
2210 Newport Blvd. #101
PA2024-0074
At your request, the Police Department has reviewed the project application for Cade Café Wine
Bar at 2210 Newport Blvd. #101, Newport Beach. This restaurant will be located in the Peninsula
Village development, formerly known as the VUE. Per the project description, the applicant is
seeking a Use Permit to allow for a new 1,028 square foot restaurant with a 521 square foot
outdoor patio.
The applicant is requesting a Type 41 (On-Sale Beer and Wine) Alcohol Beverage Control License.
Live entertainment/dance is not proposed and the restaurant will close at 9:00 p.m., daily.
Statistical Data and Public Convenience or Necessity
Attached is a summary report which provides detailed statistical information related to alcohol
establishments in and around the applicant’s place of business at 2210 Newport Blvd.
Business and Professions Code §23958.4 finds “undue concentration” for an applicant premises
in two ways: 20% higher crime (with an alcohol nexus) in a Reporting District as compared to
the City-wide average, or an over-saturation of alcohol licenses in a census tract compared to
the county.
Crime Statistics in and around Reporting District 15:
The Police Department divides the City into areas referred to as Reporting Districts. This allows
the Police Department to compile statistical data, as well as better communicate officer locations
while policing. The proposed applicant location is within Reporting District (RD) 15 which
stretches from 20th Street to 37th Street along the Newport Beach Peninsula.
Per Business and Professions Code §23958.4, the Police Department is required to report
offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft,
and motor vehicle theft, combined with all arrests for other crimes, both felonies and
misdemeanors (except traffic citations) to the Department of Alcoholic Beverage Control (ABC).
These figures make up the “Crime Count” which is indicated on the attached statistical data form.
RD 15 is our highest crime area in Newport Beach with significant quality-of-life concerns for the
residents, as well as the Police Department. The Reporting District’s ABC Crime Count is 643,
445% over the City-wide Crime Count average of 118. Since this area has a 20% greater number
59
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of reported crimes than the average number of reported crimes as determined from all crime
Reporting Districts within the City, the area is found to have undue concentration. In comparison,
neighboring RD 12 (B Street to 9th Street) is 11% below the City-wide average, RD 14 (Lido Isle)
is 88% below, and RD 25 (Newport Blvd. to Irvine Blvd. North of Coast Hwy.) is 31% above the
City-wide average. Of 38 Reporting Districts in Newport Beach, we reported 12 to ABC as high-
crime areas.
The highest volume crime in this area is aggravated assault. The highest volume arrest in the
area is Disorderly Conduct. In this Reporting District, 37% of all arrests are directly attributed to
alcohol use: Public Intoxication, DUI, or liquor law violations. In comparison, that figure is 33%
in RD 12, 66% in RD 14, and 29% in RD 25.
This location meets the legal criteria for undue concentration pertaining to crime (B&P §23958.4)
with a clear nexus to alcohol.
Alcohol License Statistics in and around Census Tract 0635.00:
The applicant premise is located within census tract 0635.00. This census tract has an
approximate population of 4,938 residents with 65 active on-sale alcohol licenses. That is a per-
capita ratio of 1 license for every 76 residents. Per the Business and Professions code, we must
compare this per-capita ratio to Orange County’s on-sale per-capita ratio of 1 license for every
822 residents. Since the area’s ratio exceeds the ratio of retail licenses to population in the
county, the area is deemed to have an undue concentration of alcohol licenses.
This location meets the legal criteria for undue concentration pertaining to on-sale alcohol
licenses (B&P §23958.4).
Discussion and Recommendations
The Police Department has no objections to the proposed application due to the lack of late
hours and liquor. We recommend the patio and restaurant close no later than 10:00 p.m., daily.
Note: The alcohol license listed on the statistical sheet is for 2210 Newport Blvd, and is not
exclusive to suite #101.
RECOMMENDED CONDITIONS OF APPROVAL
Should this application be approved, the Police Department requests the following or similar
conditions be imposed.
1. The applicant shall comply with all federal, state, and local laws, and all conditions of the
Type 41 (On-Sale Beer and Wine Alcoholic Beverage License. Material violation of any of
those laws or conditions in connection with the use is a violation and may be cause for
revocation of the use permit.
2. The establishment shall close no later than 10:00 p.m., daily.
3. Food service shall be made available until closing.
4. There shall be no reduced priced alcoholic beverage promotions after 9:00 p.m.
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5. No games or contests requiring or involving the consumption of alcoholic beverages shall
be allowed.
6. There shall be no exterior advertising or signs of any kind or type, including advertising
directed to the exterior from within, promoting or indicating the availability of alcoholic
beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the
exterior shall constitute a violation of this condition.
7. The operator of the facility shall be responsible for the control of noise generated by the
subject facility including, but not limited to, noise generated by patrons, food service
operations, and mechanical equipment. All noise generated by the proposed use shall
comply with the provisions of NBMC Chapter 10.26 (Community Noise Control) and other
applicable noise control requirements of the NBMC. Pre-recorded music may be played in
the tenant space, provided exterior noise levels outlined below are not exceeded. The
noise generated by the proposed use shall comply with the provisions of NBMC Chapter
10.26.
8. All owners, managers and employees must abide by all laws and conditions of the
Alcoholic Beverage License.
9. No outdoor sound system, loudspeakers, or paging system shall be permitted in
conjunction with the facility.
10. The exterior of the business shall be maintained free of litter and graffiti at all times. 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.
11. There shall be no live entertainment or dancing allowed on the premises.
12. All doors and windows of the facility shall remain closed after 10:00 p.m. except for the
ingress and egress of patrons and employees.
13. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
14. Petitioner shall not share any profits or pay any percentage or commission to a promoter
or any other person based upon monies collected as a door charge, cover charge, or any
other form of admission charge, including minimum drink orders or the sale of drinks.
15. Any event or activity staged by an outside promoter or entity, where the applicant,
operator, owner or his employees or representatives share in any profits, or pay any
percentage or commission to a promoter or any other person based upon money collected
as a door charge, cover charge or any other form of admission charge is prohibited.
16. A Special Events 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.
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17. All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. This training program must be updated
every three years regardless of certificate expiration date. The certified program must
meet the standards of the certifying/licensing body designated by the State of California.
The establishment shall comply with the requirements of this section within 60 days.
Records of each owner’s, manager’s and employee’s successful completion of the
required certified training program shall be maintained on the premises and shall be
presented upon request by a representative of the City of Newport Beach.
If you have any questions as to the content of this memorandum, please contact Investigator
Wendy Joe at (949)644-3705 or wjoe@nbpd.org.
Wendy Joe
Police Civilian Investigator, Special Investigations Unit
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Attachment No. PC 6
Parking Analysis
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PENINSULA VILLAGE
OBSERVED PARKING ANALYSIS
City of Newport Beach, California
67
Table of Contents
Section Page
A. Introduction ................................................................................................................ 1
B. Project Description ...................................................................................................... 1
C. Parking Analysis Objectives ......................................................................................... 3
D. Parking Space Inventory .............................................................................................. 4
On-Site Parking .................................................................................................................... 4
Off-Site Public Parking .......................................................................................................... 4
E. Required Parking Per City of Newport Beach Parking Requirements ........................... 5
F. Observed Parking Demand Results ............................................................................... 6
G. Conclusions ................................................................................................................. 9
68
List of Exhibits, Tables, & Appendix
Exhibits
Location Map ...................................................................................................................... A
Proposed Project’s Floor Plan ............................................................................................... B
Podium Level Parking .......................................................................................................... C-1
Subterranean Parking Zones ................................................................................................ C-2
Off-Site / Public Parking Zones ............................................................................................. C-3
Tables
On-Site Parking Space Inventory .......................................................................................... 1
Existing Conditions – City Parking of Newport Beach Municipal Parking Requirements .......... 2
Proposed Project Conditions – City Parking of Newport Beach Municipal
Parking Requirements .......................................................................................................... 3
Tenant Vacancies at Time of Observed Parking Study ........................................................... 4
Observed Shared Parking Survey Results With 100% Tenant Occupancy –
Thursday, February 8, 2024 ................................................................................................. 5
Observed Shared Parking Survey Results With 100% Tenant Occupancy –
Friday, February 2, 2024 ...................................................................................................... 6
Observed Shared Parking Survey Results With 100% Tenant Occupancy –
Saturday, February 3, 2024 ................................................................................................. 7
Summary of Observed On-Site Parking Survey Results With 100% Tenant Occupancy ........... 8
Appendix
Observed Parking Demand Data .......................................................................................... A
69
1
September 5, 2024
Mr. Chandler Clark
RW Marina & Development Management
2250 Newport Boulevard, Suite 101
Newport Beach, CA 92663
Subject: Peninsula Village Observed Parking Analysis, City of Newport Beach, CA
Dear Mr. Clark,
A. Introduction
RK Engineering Group, Inc. (RK) is pleased to provide this parking analysis for the mixed-use
Peninsula Village Project (hereinafter referred to as “Project”) located in the City of Newport
Beach, CA. This report aims to provide a parking analysis that addresses parking needs and
efficiently manages parking spaces within the development.
B. Project Description
The project site is located at 2300 Newport Boulevard, Newport Beach, CA. The project consists of
27 multi-unit dwelling units and approximately 29,274 square feet (SF) of retail, health club,
general office, and restaurant use. Furthermore, 19 berths are to be provided in the marina
located on the northeast border of the site that are available to be rented/used by the public,
residents, and commercial tenants. The site currently has approximately 11,252 SF of tenant
vacancies.
Representatives of the project are proposing to convert approximately 932 gross square feet of
vacant retail use to a restaurant “CADE” which will include 368 square feet of outdoor dining
public area and 305 square feet of indoor dining public area. The project is also proposing the
conversion of 10 marina slips to public/commercial uses. Based on the change in land use, a
parking analysis is required to ensure that sufficient parking is provided onsite assuming a full-
tenant occupancy scenario.
The project is ideally situated within walking distance of retail shops, commercial spaces,
restaurants, bars, and tourist attractions. The location is also convenient for pedestrian traffic,
public transit, ridesharing, and bicycles throughout the year, which helps reduce the project's
parking demand.
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RK20020.8
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Given the variety of nearby destinations and the availability of public parking, noncaptive parking
is common. This type of parking refers to scenarios where visitors or employees park once and visit
multiple destinations within the area. For instance, a visitor might dine at a restaurant, then shop
at a nearby retail store, or enjoy an ice cream, all without generating additional parking demand
for each activity. Consequently, the strategic location of the project and its proximity to various
amenities significantly reduce the overall parking demand for the site.
The site experiences a significant increase in bicycle and pedestrian traffic on warm weather days.
Located in a densely populated area, many customers cycle or walk to the shopping center,
coming from local residences or visiting as tourists from the beach.
The project will provide bike racks for a minimum of 45 bikes. The location for these bike racks will
be in secure locations near parking spaces. Both the podium level and underground parking
structure will include bicycle racks.
Exhibit A shows the location map of the project and Exhibit B shows the proposed restaurant’s
floor plan.
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2891-2024-02 engineering
Location Map
Exhibit A
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= Project Site Boundary
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Cade Cafe Floor Plan
Exhibit B
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PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
Legend:
= Outdoor Net Public Area (368 SF)
= Indoor Net Public Area (306 SF)
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C. Parking Analysis Objectives
The primary objective of this parking analysis is to determine if the proposed use can be
accommodated without creating an on-site parking deficiency. This will be accomplished by
completing the following tasks:
1. Determination of Required Parking per City Code: Calculate the parking spaces
required for the project assuming a 100% tenant occupancy per City of Newport Beach
Municipal Parking Code (Section 21.40.040) (See Tables 2 & 3) and previous approvals.
2. Observed Parking Demand Counts: To determine the parking demand of the site more
accurately, obtain observed parking counts to determine the actual parking demand of the
existing site and land use mix (See Tables 4-7). The parking requirements for the proposed
project and any existing tenant vacancies will be added to the observed parking count data
to determine the parking demand with a full occupancy scenario.
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D. Parking Space Inventory
On-Site Parking
The Podium Level of the project includes 27 residential garages with spaces for 2 vehicles totaling
54 parking spaces reserved for residents, 10 open and 14 tandem parking spaces provided for
commercial tenants, and reserved employee spaces (24 reserved spaces). Exhibit C-1 illustrates
the podium level parking lot.
The project also includes 156 parking spaces in a subterranean parking structure. There are 4
tandem spaces within the structure that are for assigned employees that work for the same
tenant. The parking structure is intended to serve residential visitors, commercial visitors, and
assigned employee parkers.
As a result, the project provides 234 on-site parking spaces. Table 1 shows the summary of the
on-site parking spaces inventory.
Per previous approval (PA2016-157), the subterranean parking garage level will designate
approximately 15 parking spaces at maximum for residents' guests with the remainder for
commercial uses (employees and patrons). These parking spaces are changed on a day-to-day
basis and are for resident guests only. These parking spaces do not accommodate residents’
additional vehicles as these parking spaces cannot be reserved long-term. A valet parking service
within the garage level is also proposed for patrons and guests when needed. LAZ Parking has
been selected to operate and manage the on-site parking. With valet service, 11 additional spaces
can be accommodated by stacking vehicles in drive aisles. This additional supply was not factored
in the parking demand analysis and will provide extra spaces for unpredicted parking demands.
Consequently, as noted in the results of the parking analysis, the project demonstrates that
adequate parking is provided without the use of a valet service. Exhibit C-2 illustrates the
subterranean parking lot structure, delineated into four (4) parking zones (i.e., Zones A-D).
Off-Site Public Parking
In addition to on-site parking, public on-street parking zones exist adjacent to the project. Given
their locations and pedestrian accessibility, it is reasonable to assume that patrons of the
commercial portion of the project may utilize these parking areas. However, for this analysis,
the parking supply from these areas is not considered in the parking analysis; the
information provided for these areas is for reference purposes only.
Exhibit C-3 illustrates the off-site and public parking zones.
75
Users Parking Type Reserved / Unreserved Parking Spaces
Resident Unit Owners 27 Private Garages Reserved 54
Commercial Tenants and
Assigned Employees
10 Open Spaces
14 Tandem Spaces Reserved 24
78
Users Parking Type Reserved / Unreserved # of Parking Spaces
Residential Visitors
Commercial Visitors
Commercial Unassigned Employees
145 Standard Spaces
(7 ADA Spaces)Unreserved 152
Commercial Assigned Employees3 4 Tandem Spaces Reserved 4
156
234
Podium Level Parking Sub-Total
Subterranean Parking Sub-Total
Table 1
Podium Level
Subterranean Parking (Zones A-D)2
Onsite Parking Space Inventory1
Total On-Site Parking Supply (Podium & Subterranean)
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2300 Newport Boulevard, Newport Beach, CA
3 All tandem spaces will be assigned to employees working for the same tenant.
2 Residential guests and retail/restaurant/office customers may self-park or use valet service if provided. Employees may use self-parking only.
1 Parking space inventory is consistent with previous approvals and a manual parking count.
JN: 2891-2024-02 76
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Podium Level Parking
Exhibit C-1
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
Newport Boulevard
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Subterranean Parking Zones
Exhibit C-2
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
D
C
B
A
Legend:
= Potential Reserved Parking Spaces (Maximum = 15 Parking Spaces)
Note:
Reserved spaces are changed on a day-to-day basis and only
are reserved at the request of a resident for guests (i.e., not additional vehicles).
= Tandem Parking Spaces (Reserved for Employees Under the Same Tenant)
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Off-Site / Public Parking Zones
Exhibit C-3
1 3
4
5
6
Legend:
= Zone ID1
2
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02 79
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E. Required Parking Per City of Newport Beach Parking Requirements
The City of Newport Beach Municipal Code §21.40.040 outlines the guidelines and requirements
for determining the amount of parking capacity to serve various land use types. The City of
Newport Beach is in the process of updating the parking standards for restaurant use as part of
Ord 2023-6, and these new standards are pending approval from the California Coastal
Commission for properties within the Coastal Zone. Therefore, the parking requirements utilized in
this report are consistent with the current standards.
Table 2 Proposed Conditions: Summarizes the parking requirements for the project’s proposed
land uses including the parking spaces approved in 2017 per PA2016-157. Based on the analysis,
the proposed project requires 257 parking spaces. Since the site has 234 parking spaces, the site is
deficient per code by 23 spaces or 10%. As such, the proposed project is requesting a new
parking waiver of 23 spaces.
When compared to the parking requirements calculated through the City’s Municipal Parking
Code, the observed parking counts are expected to provide a more accurate and realistic
expectation of the site’s parking demand that more precisely considers the characteristics and
dynamics of the site such as shared parking, modal adjustment of the patrons, etc.
80
Use Size Units Parking Ratio Parking
Required
Proposed CADE Café — Restaurant Casual Dining
305 SF of indoor dining public area &
368 SF of outdoor dining public area
932 Square Feet
1 per 40 sq.ft of net public area, including outdoor dining areas 25%
of the interior net public area or 1,000 sq.ft whichever is less 15
Proposed Marnina (Operational Conversion)10 Slips 0.75 spaces per slip 8
23
Residential 2 per unit 54
Guest 0.5 per unit 14
68
Marina1 9 Slips Per CUP Parking Waiver 0
Retail 9,106 Square Feet 1 per 250 SF 37
Rumble Boxing Gym3 1,662 Square Feet 1 per 250 SF 7
Office 13,901 Square Feet 1 per 250 SF 56
Restaurant Fine-Dining4 2,602 Square Feet Per CUP Parking Waiver 47
Restaurant Casual-Dining4 1,071 Square Feet Per CUP Parking Waiver 19
234
23
257
234
-23
-10%
Parking Provided
(78 Podium and 156 Subterranean Spaces)
27 DU
Subtotal
Total Parking Spaces Required for Proposed Conditions
Approved Parking Waiver (PA2016-157)
Subtotal
2017 Approved Parking Spaces (PA2016-157 / CUP UP2016-041 / CUP UP2016-048)2
Proposed Conditions
Total Parking Spaces Approved in 2017 (PA2016-157)
Proposed Project Conditions: New Parking Waiver Request
Table 2
Peninsula Village
City Parking of Newport Beach Municipal Parking Requirements Sec 21.40.040
Proposed Project Conditions: Parking Waiver Request (Net Difference)
Percent Deficient Per Code
1 Per a CUP Parking Waiver, 7 parking spaces are being waived for 9 commercial boat slips.
3 Rumble Boxing consists of 2,600 square feet (1,662 square feet of gym/studio and 938 square feet of retail use). The 938 square feet of retail use is included in the retail category.
2 The locations of the parking spaces existing are provided in Table 1.
4 Per direction of the City, a total of 166 parking spaces are required for the retail, Rumble Boxing Gym, office, restaurant fine-dining, & restaurant casual dining that
was approved in 2017. Additionally, the Net Public Area (inclusive of the outdoor dining area) for the Restaurant Fine Dining and Restaurant Casual Dining are 3,253 SF
and 1,339 SF, respectively.
JN: 2891-2024-02 81
PENINSULA VILLAGE
RK20020.8
Page 6
6
F. Observed Parking Demand Results
To assess the parking demand at full tenant occupancy, a parking survey was conducted. This
survey aimed to determine the existing parking demand of the occupied commercial area and
incorporate the parking requirements of the vacant uses and the proposed project as specified by
the Newport Beach Municipal Code.
As shown in Table 3, the project area has a tenant vacancy of 11,252 square feet which is
approximately 38% vacant (11,252 square feet / 29,274 square feet). The parking requirements
for the vacancies and the proposed project are added to the observed parking data in Tables 4-6.
As indicated in Tables 4-6, all the reserved resident and employee parking spaces located on the
Podium Level are assumed to be occupied.
Parking observations were obtained in February 2024, by an independent third party (Counts
Unlimited, Inc.), during typical weekday and weekend business operations, and under clear
weather conditions. The parking observations of the site were taken over three (3) days from 7:00
AM to 9:00 PM in one-hour intervals:
Thursday, February 8, 2024.
Friday, February 2, 2024.
Saturday, February 3, 2024.
A total of 45 hours of observed parking demand were collected at the site. The analysis is based
on a parking supply of 234 onsite spaces. Although the counts were conducted during the
shoulder/off-peak season, a 10% increase was added to the observed parking count data as a
conservative measure.
For reference only, parking observations of the public off-site on-street parking zones located
adjacent to the project were also obtained. However, since this is an off-site parking area, the
hourly parking utilization and number of parking spaces available are not included to determine
the sufficiency of parking for the project. The data is for informational purposes only.
Detailed observed raw parking demand count data provided by Counts Unlimited, Inc. are
contained in Appendix A.
82
Land Use Vacant Size Units Parking Requirements Parking Spaces
Required
Health/Fitness Facility
(Small)Vacant 878 Square Feet 1 per 250 sq.ft 4
General Office Vacant 8,371 Square Feet 1 per 250 sq. ft. net floor area 34
Marina (Operational Changes)Vacant 10 Slips 0.75 spaces per slip 8
Restaurant Casual Dining Vacant 1,071 Square Feet Per CUP Parking Waiver 19
Restaurant Casual Dining
(Proposed Project)
CADE CAFÉ
Vacant 932 Square Feet
1 per 40 sq.ft of net public area, including
outdoor dining areas 25% of the interior net
public area or 1,000 sq.ft whichever is less
15
11,252 Square Feet Vacant Required Parking 80
¹ Parking requirements obtained from City of Newport Beach Municipal Parking Code Section 21.40.040 Off-Street Parking
Total Tenant Vacancies
Tenant Vacancies at Time of Observed Parking Survey
City of Newport Beach Parking Requirements Sec 21.40.0401
Table 3
Peninsula Village
JN: 2891-2024-02 83
# of Parking Spaces 64 15 22 55 78 Employees Visitors Employees Visitors Employees Visitors Employees Visitors 234
7:00 AM 15 2 2 7 78 104 11 1 2 5 1 1 2 1 2 138 96 59%
8:00 AM 15 2 9 5 78 109 11 1 2 16 1 1 4 1 3 157 77 67%
9:00 AM 17 2 9 8 78 114 12 1 3 28 2 2 5 1 4 180 54 77%
10:00 AM 20 2 9 12 78 121 13 1 3 31 3 3 9 2 8 202 32 86%
11:00 AM 20 2 9 15 78 124 13 1 3 31 2 3 14 2 12 213 21 91%
12:00 PM 18 2 9 16 78 123 13 1 2 27 1 3 16 2 13 209 25 89%
1:00 PM 18 3 9 14 78 122 13 1 3 27 2 3 16 2 13 210 24 90%
2:00 PM 24 3 8 9 78 122 13 1 3 30 3 3 15 2 12 212 22 91%
3:00 PM 23 3 9 8 78 121 13 1 3 30 2 3 10 2 8 201 33 86%
4:00 PM 24 2 5 7 78 116 12 1 3 27 1 2 9 2 8 189 45 81%
5:00 PM 24 2 3 6 78 113 12 1 3 19 1 3 10 2 8 180 54 77%
6:00 PM 25 1 4 3 78 111 12 1 3 8 1 3 14 2 12 175 59 75%
7:00 PM 31 3 4 6 78 122 13 1 3 5 1 3 13 2 11 182 52 78%
8:00 PM 27 3 3 2 78 113 12 1 3 2 1 2 8 2 7 159 75 68%
9:00 PM 24 2 3 1 78 108 11 1 3 1 0 2 5 1 4 144 90 62%
2 The reserved commercial tenant and employee parking is assumed to be 100% occupied during business hour operations.
4 Includes 11,252 square feet (SF) of vacant space and the proposed project CADE (305 square feet of indoor and 368 square feet of outdoor).5 ULI Time of Day Factors are not provided for the marina land use. As such, to provide a conservative analysis, all 8 spaces are included in the parking demand throught the entire day.
Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6
# of Parking
Spaces 12 6 7 3 8 3 39
7:00 AM 3 0 0 0 2 1 6 15%
8:00 AM 2 0 1 0 3 0 6 15%
9:00 AM 2 0 1 0 3 0 6 15%
10:00 AM 2 0 0 0 4 0 6 15%
11:00 AM 2 0 2 1 3 0 8 21%
12:00 PM 2 0 7 2 3 3 17 44%
1:00 PM 10 4 7 2 5 2 30 77%
2:00 PM 8 1 5 1 3 3 21 54%
3:00 PM 7 1 5 3 2 1 19 49%
4:00 PM 3 0 4 3 1 0 11 28%
5:00 PM 1 0 3 1 5 0 10 26%
6:00 PM 8 0 7 4 6 2 27 69%
7:00 PM 7 1 7 3 6 3 27 69%
8:00 PM 4 2 6 3 4 3 22 56%
9:00 PM 4 1 5 2 2 0 14 36%
Percent of OccupiedParkingSpaces
Parking
Spaces
AvailableTotal Parking Demand
Parking Requirement for
Proposed CADE6 (305 SF Indoor, 368 SF Outdoor)
15 Spaces Required
Add Vacant Tenants & Proposed Project (11,252 SF)4
City of Newport Beach Parking Requirements & ULI Time-of-Day Factors Applied
Parking Requirement for Vacant General Office
(8,371 SF)
34 Spaces Required
Parking Requirement for Vacant Restaurant Casual
Dining (1,071 SF)
19 Spaces Required
Parking Requirement for Vacant Health/Fitness
Facility (878 SF)
4 Spaces Required
Parking Requirement for
Marina (Operational Change
of 10 Slips)5
8 Spaces Required
Total
6 The Fast Casual/Fast Food land use for CADE restaurants is utilized in this study which is consistent with the previously approved parking study in 2017 per PA2016-157.
3 A ten percent increase is added to the observed parking counts to account for potential parking demand fluctuations.
Podium
Level2Zone DZone CZone BZone A
7 Off-site/public parking areas exist near the project. Given their locations and pedestrian accessibility, it’s reasonable to assume patrons
of the commercial portion of the project utilize these parking areas. However, to provide a conservative analysis, the parking supply from these areas is not considered in this parking analysis. Information regarding off-site parking is for reference purposes only.
Table 4
Thursday, February 8, 2024
Observed Shared Parking Survey Results with 100% Tenant Occupancy1
Peninsula Village
Subterranean Parking Zones
On-Site Parking
Off-Site Public Parking7
Parking Zones Total Parking Demand Percent of OccupiedParking Spaces
Time
Total ObservedParking Demand
Add 10%
Increase3
Time
1 The parking observations were collected during typical operating and weather conditions.
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
JN: 2891-2024-02 84
# of Parking Spaces 64 15 22 55 78 Employees Visitors Employees Visitors Employees Visitors Employees Visitors 234
7:00 AM 18 2 6 4 78 108 11 1 2 5 1 1 2 1 2 142 92 61%
8:00 AM 21 1 8 5 78 113 12 1 2 16 1 1 4 1 3 162 72 69%
9:00 AM 17 2 8 5 78 110 11 1 3 28 2 2 5 1 4 175 59 75%
10:00 AM 19 2 8 11 78 118 12 1 3 31 3 3 9 2 8 198 36 85%
11:00 AM 24 2 8 13 78 125 13 1 3 31 2 3 14 2 12 214 20 91%
12:00 PM 25 2 8 13 78 126 13 1 2 27 1 3 16 2 13 212 22 91%
1:00 PM 26 1 9 15 78 129 13 1 3 27 2 3 16 2 13 217 17 93%
2:00 PM 28 0 9 14 78 129 13 1 3 30 3 3 15 2 12 219 15 94%
3:00 PM 29 0 8 14 78 129 13 1 3 30 2 3 10 2 8 209 25 89%
4:00 PM 31 1 5 11 78 126 13 1 3 27 1 2 9 2 8 200 34 85%
5:00 PM 37 1 7 4 78 127 13 1 3 19 1 3 10 2 8 195 39 83%
6:00 PM 38 2 7 5 78 130 13 1 3 8 1 3 14 2 12 195 39 83%
7:00 PM 37 2 9 5 78 131 14 1 3 5 1 3 13 2 11 192 42 82%
8:00 PM 33 2 8 7 78 128 13 1 3 2 1 2 8 2 7 175 59 75%
9:00 PM 27 1 3 6 78 115 12 1 3 1 0 2 5 1 4 152 82 65%
5 ULI Time of Day Factors are not provided for the marina land use. As such, to provide a conservative analysis, all 8 spaces are included in the parking demand throught the entire day.
Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6
# of Parking
Spaces 12 6 7 3 8 3 39
7:00 AM 2 0 0 0 1 0 3 8%
8:00 AM 2 0 1 0 4 0 7 18%
9:00 AM 3 0 1 1 3 0 8 21%
10:00 AM 5 0 3 0 3 0 11 28%
11:00 AM 3 0 1 1 1 2 8 21%
12:00 PM 3 1 6 2 2 3 17 44%
1:00 PM 3 1 7 3 6 3 23 59%
2:00 PM 4 2 7 3 7 2 25 64%
3:00 PM 3 0 5 3 6 2 19 49%
4:00 PM 3 0 7 2 7 2 21 54%
5:00 PM 3 0 7 3 7 3 23 59%
6:00 PM 8 6 7 3 8 3 35 90%
7:00 PM 10 6 7 3 8 3 37 95%
8:00 PM 10 4 8 3 8 3 36 92%
9:00 PM 3 1 5 2 5 1 17 44%
Observed Shared Parking Survey Results with 100% Tenant Occupancy1
Peninsula Village
Table 5
Percent of OccupiedParking Spaces
Total Parking Demand
Percent of OccupiedParkingSpaces
Parking
Spaces
AvailableTotal Parking Demand
Time
Friday, February 2, 2024
Zone DZone CZone BZone A
Podium
Level2 Add 10%
Increase3
Add Vacant Tenants & Proposed Project (11,252 SF)4
City of Newport Beach Parking Requirements & ULI Time-of-Day Factors Applied
Parking Requirement for Vacant Health/Fitness Facility (878 SF)
Parking Requirement for
Proposed CADE6 (305 SF Indoor, 368 SF Outdoor)
4 Spaces Required 34 Spaces Required 19 Spaces Required 15 Spaces Required
Parking Requirement for Vacant Restaurant Casual Dining (1,071 SF)
Parking Requirement for
Marina (Operational Change
of 10 Slips)5
8 Spaces Required
Combined
8
8
8
Total ObservedParking Demand
4 Includes 11,252 square feet (SF) of vacant space and the proposed project CADE (305 square feet of indoor and 368 square feet of outdoor).
Parking Zones
Off-Site Public Parking7
Subterranean Parking Zones
3 A ten percent increase is added to the observed parking counts to account for potential parking demand fluctuations.
On-Site Parking
1 The parking observations were collected during typical operating and weather conditions.
2 The reserved commercial tenant and employee parking is assumed to be 100% occupied during business hour operations.
Parking Requirement for Vacant General Office(8,371 SF)
Time
8
8
8
8
8
8
8
7 Off-site/public parking areas exist near the project. Given their locations and pedestrian accessibility, it’s reasonable to assume patrons
of the commercial portion of the project utilize these parking areas. However, to provide a conservative analysis, the parking supply
from these areas is not considered in this parking analysis. Information regarding off-site parking is for reference purposes only.
6 The Fast Casual/Fast Food land use for CADE restaurants is utilized in this study which is consistent with the previously approved parking study in 2017 per PA2016-157.
8
8
8
8
8
JN: 2891-2024-02 85
# of Parking Spaces 64 15 22 55 78 Employees Visitors Employees Visitors Employees Visitors Employees Visitors 234
7:00 AM 18 2 2 2 78 102 11 1 2 1 0 1 2 1 2 131 103 56%
8:00 AM 20 1 5 4 78 108 11 1 2 3 0 1 4 1 3 142 92 61%
9:00 AM 22 1 10 9 78 120 12 1 2 4 0 2 5 1 4 159 75 68%
10:00 AM 25 1 11 8 78 123 13 1 2 4 0 3 9 2 8 173 61 74%
11:00 AM 25 1 13 10 78 127 13 1 2 4 0 3 14 2 12 186 48 79%
12:00 PM 30 2 13 6 78 129 13 1 2 4 0 3 16 2 13 191 43 82%
1:00 PM 33 2 10 8 78 131 14 1 1 4 0 3 16 2 13 193 41 82%
2:00 PM 30 2 9 10 78 129 13 1 1 3 0 3 15 2 12 187 47 80%
3:00 PM 32 2 7 8 78 127 13 1 1 2 0 3 10 2 8 175 59 75%
4:00 PM 30 1 6 6 78 121 13 1 2 1 0 2 9 2 8 167 67 71%
5:00 PM 24 1 5 7 78 115 12 1 3 1 0 3 10 2 8 163 71 70%
6:00 PM 31 1 8 8 78 126 13 1 3 1 0 3 14 2 12 183 51 78%
7:00 PM 36 1 10 8 78 133 14 1 2 0 0 3 13 2 11 187 47 80%
8:00 PM 34 1 10 5 78 128 13 1 1 0 0 2 8 2 7 170 64 73%
9:00 PM 36 1 7 3 78 125 13 1 1 0 0 2 5 1 4 160 74 68%
6 ULI Time of Day Factors are not provided for the marina land use. As such, to provide a conservative analysis, all 8 spaces are included in the parking demand throught the entire day.
Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6
# of Parking Spaces 12 6 7 3 8 3 39
7:00 AM 0 0 0 0 0 0 0 0%
8:00 AM 0 0 3 0 0 0 3 8%
9:00 AM 3 0 0 0 0 0 3 8%
10:00 AM 3 0 0 1 2 0 6 15%
11:00 AM 4 0 1 1 7 1 14 36%
12:00 PM 6 0 6 3 8 3 26 67%
1:00 PM 8 0 7 3 8 3 29 74%
2:00 PM 10 5 7 3 7 3 35 90%
3:00 PM 10 6 7 2 5 3 33 85%
4:00 PM 7 5 6 3 8 2 31 79%
5:00 PM 9 4 7 3 8 3 34 87%
6:00 PM 12 6 7 3 8 3 39 100%
7:00 PM 11 5 7 3 8 3 37 95%
8:00 PM 8 3 7 3 8 3 32 82%
9:00 PM 5 3 4 1 6 2 21 54%
8 Off-site/public parking areas exist near the project. Given their locations and pedestrian accessibility, it’s reasonable to assume patrons of the commercial portion of the project utilize these parking areas. However, to provide a conservative analysis, the parking supply from these areas is not considered in this parking analysis. Information regarding off-site parking is for reference purposes only.
Saturday, February 3, 2024
Observed Shared Parking Survey Results with 100% Tenant Occupancy1
Peninsula Village
Table 6
4 Includes 11,252 square feet (SF) of vacant space and the proposed project CADE (305 square feet of indoor and 368 square feet of outdoor).
2 The reserved commercial tenant and employee parking is assumed to be 100% occupied during business hour operations.
1 The parking observations were collected during typical operating and weather conditions.
5 The ULI Shared Parking, 3rd Edition, accounts for a decrease in the total parking demand which is approximately 10% of the weekday parking requirement.
Time
Zone DZone CZone BZone A
Parking
Spaces
AvailableAdd 10%
Increase3
4 Spaces Required5 19 Spaces Required 15 Spaces Required
Parking Requirement for
Marina (Operational Change
of 10 Slips)6
8 Spaces Required
Percent of OccupiedParkingSpaces
Parking Zones
Off-Site Public Parking8
8
8
8
8
7 The Fast Casual/Fast Food land use for CADE restaurants is utilized in this study which is consistent with the previously approved parking study in 2017 per PA2016-157.
8
8
8
8
Parking Requirement for Vacant General Office(8,371 SF)
Parking Requirement for Vacant Restaurant Casual Dining (1,071 SF)
Parking Requirement for
Proposed CADE7 (305 SF Indoor, 368 SF Outdoor)
4 Spaces Required
8
Total Parking Demand Percent of
Occupied
Parking Spaces
Time
8
On-Site Parking
Subterranean Parking Zones
3 A ten percent increase is added to the observed parking counts to account for potential parking demand fluctuations.
Total Parking Demand
Total ObservedParking Demand
Podium
Level2
Add Vacant Tenants & Proposed Project (11,252 SF)4
City of Newport Beach Parking Requirements & ULI Time-of-Day Factors Applied
Parking Requirement for Vacant Health/Fitness Facility (878 SF)
Combined
8
8
8
8
8
JN: 2891-2024-02 86
PENINSULA VILLAGE
RK20020.8
Page 7
7
To determine the peak parking demand assuming a 100% full-tenant occupancy scenario, all
existing tenant vacancies and the proposed project were added to the observed parking counts.
The City of Newport Beach parking rates were applied to the existing tenant vacancies and to the
proposed project. The ULI (Urban Land Institute) Shared Parking, Third Edition, time-of-day
adjustments were utilized to accurately determine the hourly parking variations for the vacant
health/fitness facility, general offices, and restaurant as well as the proposed restaurant.
Furthermore, adjustments to the parking requirement were applied for vacant general offices on
the weekend to provide a more accurate and realistic representation of the parking demand.
Based on the ULI Shared Parking, Third Edition, only 10% of the parking requirement on a typical
weekday is required for the weekend. As such, this adjustment was applied to the vacant general
office uses on Saturday, February 3, 2024, and decreased the number of parking spaces in
demand for a general office use.
Tables 4, 5, & 6 provide the hourly results of the observed and forecasted parking demand for the
site during the days of observation.
Table 4 On-Site: Thursday, February 8, 2024: Assuming full tenant occupancy with
project conditions, the projected peak parking demand occurred at 11:00 AM, with
approximately 213 vehicles parked on-site or 91% occupied. As such, there are a total of
21 on-site parking spaces available.
Table 4 Off-Site Public Parking: Thursday, February 8, 2024: The peak parking
demand occurred at 1:00 PM, with approximately 30 vehicles parked off-site or 77%
occupied. As such, there are a total of 9 off-site public parking spaces available.
Table 5 On-Site: Friday, February 2, 2024: Assuming full tenant occupancy with project
conditions, the projected peak parking demand occurred at 2:00 PM, with approximately
219 vehicles parked on-site or 94% occupied. As such, there are a total of 15 on-site
parking spaces available.
Table 5 Off-Site Public Parking: Friday, February 2, 2024: The peak parking demand
occurred at 7:00 PM, with approximately 37 vehicles parked off-site or 95% occupied. At
this time, there are a total of 2 off-site public parking spaces available.
Table 6 On-Site: Saturday, February 3, 2024: Assuming full tenant occupancy with
project conditions, the projected peak parking demand occurred at 1:00 PM, with
87
PENINSULA VILLAGE
RK20020.8
Page 8
8
approximately 193 vehicles parked on-site or 82% occupied. As such, there are a total of
41 on-site parking spaces available.
Table 6 Off-Site Public Parking: Saturday, February 3, 2024: The peak parking
demand occurred at 6:00 PM, with approximately 39 vehicles parked off-site or 100%
occupied.
As identified in Table 7, the overall peak projected parking demand for the project occurred on
Friday, February 2, 2024, at 2:00 PM when 219 vehicles were parked onsite. Since the project
provides 234 shared parking spaces, the site has a sufficient number of parking spaces available to
serve the project assuming a full tenant occupancy scenario with the proposed project.
In summary, according to the results of parking observations and the forecasted
parking demand, Peninsula Village currently provides, and is expected to continue
providing, sufficient on-site parking assuming full-tenant occupancy with the project
scenario.
88
Table Date Observed Peak Hour On-Site
Parking Supply
Peak Parking
Demand
Available Parking
Spaces
Percentage
Occupied
Table 4 Thursday, February 8, 2024 11:00 AM 234 213 21 91%
Table 5 Friday, February 2, 2024 2:00 PM 234 219 15 94%
Table 6 Saturday, February 3, 2024 1:00 PM 234 193 41 82%
Summary of Observed On-Site Parking Survey Summary with 100% Tenant Occupancy
Table 7
Peninsula Village
JN: 2891-2024-02 89
PENINSULA VILLAGE
RK20020.8
Page 9
9
G. Conclusions
Representatives of Peninsula Village are proposing to convert the existing vacant retail use into
CADE Café restaurant and the conversion of 10 marina slips to public/commercial uses. When
considering the City of Newport Beach parking code requirements with a 100% full-tenant
occupancy scenario with the proposed project, the site has a code required parking deficiency of
23 parking spaces. As such, an observed parking analysis was completed for the project.
Assuming a full-tenant occupancy with the proposed project scenario, the project parking
demand indicates that sufficient on-site parking will be provided at the site.
RK Engineering Group, Inc. appreciates the opportunity to work with RW MARINA &
DEVELOPMENT MANAGEMENT and the City of Newport Beach. If you have any questions
regarding this analysis or would like further review, please do not hesitate to contact us at (949)
474-0809.
Sincerely,
RK Engineering Group, Inc.
Rogier Goedecke Sabrina Ayala
President Engineer I
RK20020.8
JN: 2891- 2024-02
90
Appendix
91
Appendix A
RK20020.2
JN: 2891-2024-02
Observed Parking Demand Data
92
Newport Beach
Peninsula Plaza
2210-2280 Newport Boulevard, Newport Beach, CA
Friday, February 2, 2024 Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 12 2 2 3 5 3 3 3 4 3 3 3 8 10 10 3-----------------
Subtotal 12 2 2 3 5 3 3 3 4 3 3 3 8 10 10 3
Total Occupancy 12 2 2 3 5 3 3 3 4 3 3 3 8 10 10 3
Total Percent 17%17%25%42%25%25%25%33%25%25%25%67%83%83%25%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PMPaid Parking 6 0 0 0 0 0 1 1 2 0 0 0 6 6 4 1-----------------
Subtotal 6 0 0 0 0 0 1 1 2 0 0 0 6 6 4 1
Total Occupancy 6 0 0 0 0 0 1 1 2 0 0 0 6 6 4 1
Total Percent 0%0%0%0%0%17%17%33%0%0%0%100%100%67%17%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 7 0 1 1 3 1 6 7 7 5 7 7 7 7 8 5-----------------
Subtotal 7 0 1 1 3 1 6 7 7 5 7 7 7 7 8 5
Total Occupancy 7 0 1 1 3 1 6 7 7 5 7 7 7 7 8 5
Total Percent 0%14%14%43%14%86%100%100%71%100%100%100%100%114%71%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 3 0 0 1 0 1 2 3 3 3 2 3 3 3 3 2-----------------
Subtotal 3 0 0 1 0 1 2 3 3 3 2 3 3 3 3 2
Total Occupancy 3 0 0 1 0 1 2 3 3 3 2 3 3 3 3 2
Total Percent 0%0%33%0%33%67%100%100%100%67%100%100%100%100%67%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 8 1 4 3 3 1 2 6 7 6 7 7 8 8 8 5
-----------------
Subtotal 8 1 4 3 3 1 2 6 7 6 7 7 8 8 8 5
Total Occupancy 8 1 4 3 3 1 2 6 7 6 7 7 8 8 8 5Total Percent 13%50%38%38%13%25%75%88%75%88%88%100%100%100%63%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 3 0 0 0 0 2 3 3 2 2 2 3 3 3 3 1
-----------------
Subtotal 3 0 0 0 0 2 3 3 2 2 2 3 3 3 3 1
Total Occupancy 3 0 0 0 0 2 3 3 2 2 2 3 3 3 3 1
Total Percent 0%0%0%0%67%100%100%67%67%67%100%100%100%100%33%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Unable to Access ----------------
-----------------
Subtotal 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Occupancy 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Total Percent #DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 56 16 18 13 16 21 22 23 26 27 29 34 35 33 29 23Handicap1011001100000111
Marina 5 2 2 3 3 3 2 2 2 2 2 3 3 3 3 3
Subtotal 62 18 21 17 19 24 25 26 28 29 31 37 38 37 33 27
Total Occupancy 62 18 21 17 19 24 25 26 28 29 31 37 38 37 33 27Total Percent 29%34%27%31%39%40%42%45%47%50%60%61%60%53%44%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 4 1 1 1 1 1 1 0 0 0 1 0 1 1 1 0
Handicap 1 0 0 1 1 1 1 1 0 0 0 1 1 1 1 1Electric Vehicle 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0Subtotal7212222100112221
Total Occupancy 7 2 1 2 2 2 2 1 0 0 1 1 2 2 2 1Total Percent 29%14%29%29%29%29%14%0%0%14%14%29%29%29%14%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 21 6 8 8 8 8 8 9 9 8 5 7 7 9 8 3
-----------------
Subtotal 21 6 8 8 8 8 8 9 9 8 5 7 7 9 8 3
Total Occupancy 21 6 8 8 8 8 8 9 9 8 5 7 7 9 8 3Total Percent 29%38%38%38%38%38%43%43%38%24%33%33%43%38%14%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 55 4 5 5 11 13 13 15 14 14 11 4 5 5 7 6Handicap2000000000000000
Subtotal 57 4 5 5 11 13 13 15 14 14 11 4 5 5 7 6
Total Occupancy 57 4 5 5 11 13 13 15 14 14 11 4 5 5 7 6
Total Percent 7%9%9%19%23%23%26%25%25%19%7%9%9%12%11%
Zone A
Zone B
Zone C
Zone D
Zone 7
Zone 6
Zone 1
Zone 2
Zone 3
Zone 4
Zone 5
Counts Unlimited, Inc.
PO Box 1178Corona, CA 92878951-268-6268 93
Newport Beach
Peninsula Plaza
2210-2280 Newport Boulevard, Newport Beach, CA
Saturday, February 3, 2024 Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 12 0 0 3 3 4 6 8 10 10 7 9 12 11 8 5-----------------
Subtotal 12 0 0 3 3 4 6 8 10 10 7 9 12 11 8 5
Total Occupancy 12 0 0 3 3 4 6 8 10 10 7 9 12 11 8 5
Total Percent 0%0%25%25%33%50%67%83%83%58%75%100%92%67%42%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PMPaid Parking 6 0 0 0 0 0 0 0 5 6 5 4 6 5 3 3-----------------
Subtotal 6 0 0 0 0 0 0 0 5 6 5 4 6 5 3 3
Total Occupancy 6 0 0 0 0 0 0 0 5 6 5 4 6 5 3 3
Total Percent 0%0%0%0%0%0%0%83%100%83%67%100%83%50%50%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 7 0 3 0 0 1 6 7 7 7 6 7 7 7 7 4-----------------
Subtotal 7 0 3 0 0 1 6 7 7 7 6 7 7 7 7 4
Total Occupancy 7 0 3 0 0 1 6 7 7 7 6 7 7 7 7 4
Total Percent 0%43%0%0%14%86%100%100%100%86%100%100%100%100%57%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 3 0 0 0 1 1 3 3 3 2 3 3 3 3 3 1-----------------
Subtotal 3 0 0 0 1 1 3 3 3 2 3 3 3 3 3 1
Total Occupancy 3 0 0 0 1 1 3 3 3 2 3 3 3 3 3 1
Total Percent 0%0%0%33%33%100%100%100%67%100%100%100%100%100%33%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 8 0 0 0 2 7 8 8 7 5 8 8 8 8 8 6
-----------------
Subtotal 8 0 0 0 2 7 8 8 7 5 8 8 8 8 8 6
Total Occupancy 8 0 0 0 2 7 8 8 7 5 8 8 8 8 8 6Total Percent 0%0%0%25%88%100%100%88%63%100%100%100%100%100%75%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 3 0 0 0 0 1 3 3 3 3 2 3 3 3 3 2
-----------------
Subtotal 3 0 0 0 0 1 3 3 3 3 2 3 3 3 3 2
Total Occupancy 3 0 0 0 0 1 3 3 3 3 2 3 3 3 3 2
Total Percent 0%0%0%0%33%100%100%100%100%67%100%100%100%100%67%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Unable to Access ----------------
-----------------
Subtotal 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Occupancy 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Total Percent #DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 56 13 16 17 20 22 27 30 27 28 27 21 26 31 30 32Handicap1111111101101100
Marina 5 4 3 4 4 2 2 2 3 3 2 3 4 4 4 4
Subtotal 62 18 20 22 25 25 30 33 30 32 30 24 31 36 34 36
Total Occupancy 62 18 20 22 25 25 30 33 30 32 30 24 31 36 34 36Total Percent 29%32%35%40%40%48%53%48%52%48%39%50%58%55%58%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 4 1 1 1 1 1 1 1 1 1 0 1 1 1 1 1
Handicap 1 0 0 0 0 0 1 1 1 1 1 0 0 0 0 0Electric Vehicle 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0Subtotal7211112222111111
Total Occupancy 7 2 1 1 1 1 2 2 2 2 1 1 1 1 1 1Total Percent 29%14%14%14%14%29%29%29%29%14%14%14%14%14%14%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 21 2 5 10 11 13 13 10 9 7 6 5 8 10 10 7
-----------------
Subtotal 21 2 5 10 11 13 13 10 9 7 6 5 8 10 10 7
Total Occupancy 21 2 5 10 11 13 13 10 9 7 6 5 8 10 10 7Total Percent 10%24%48%52%62%62%48%43%33%29%24%38%48%48%33%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 55 2 4 9 8 10 6 8 10 8 6 7 8 8 5 3Handicap2000000000000000
Subtotal 57 2 4 9 8 10 6 8 10 8 6 7 8 8 5 3
Total Occupancy 57 2 4 9 8 10 6 8 10 8 6 7 8 8 5 3
Total Percent 4%7%16%14%18%11%14%18%14%11%12%14%14%9%5%
Zone 7
Zone A
Zone B
Zone C
Zone D
Zone 6
Zone 1
Zone 2
Zone 3
Zone 4
Zone 5
Counts Unlimited, Inc.
PO Box 1178Corona, CA 92878951-268-6268 94
Newport Beach
Peninsula Plaza
2210-2280 Newport Boulevard, Newport Beach, CA
Thursday, February 8, 2024 Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 12 3 2 2 2 2 2 10 8 7 3 1 8 7 4 4-----------------
Subtotal 12 3 2 2 2 2 2 10 8 7 3 1 8 7 4 4
Total Occupancy 12 3 2 2 2 2 2 10 8 7 3 1 8 7 4 4
Total Percent 25%17%17%17%17%17%83%67%58%25%8%67%58%33%33%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PMPaid Parking 6 0 0 0 0 0 0 4 1 1 0 0 0 1 2 1-----------------
Subtotal 6 0 0 0 0 0 0 4 1 1 0 0 0 1 2 1
Total Occupancy 6 0 0 0 0 0 0 4 1 1 0 0 0 1 2 1
Total Percent 0%0%0%0%0%0%67%17%17%0%0%0%17%33%17%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 7 0 1 1 0 2 7 7 5 5 4 3 7 7 6 5-----------------
Subtotal 7 0 1 1 0 2 7 7 5 5 4 3 7 7 6 5
Total Occupancy 7 0 1 1 0 2 7 7 5 5 4 3 7 7 6 5
Total Percent 0%14%14%0%29%100%100%71%71%57%43%100%100%86%71%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 3 0 0 0 0 1 2 2 1 3 3 1 4 3 3 2-----------------
Subtotal 3 0 0 0 0 1 2 2 1 3 3 1 4 3 3 2
Total Occupancy 3 0 0 0 0 1 2 2 1 3 3 1 4 3 3 2
Total Percent 0%0%0%0%33%67%67%33%100%100%33%133%100%100%67%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 8 2 3 3 4 3 3 5 3 2 1 5 6 6 4 2
-----------------
Subtotal 8 2 3 3 4 3 3 5 3 2 1 5 6 6 4 2
Total Occupancy 8 2 3 3 4 3 3 5 3 2 1 5 6 6 4 2Total Percent 25%38%38%50%38%38%63%38%25%13%63%75%75%50%25%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Paid Parking 3 1 0 0 0 0 3 2 3 1 0 0 2 3 3 0
-----------------
Subtotal 3 1 0 0 0 0 3 2 3 1 0 0 2 3 3 0
Total Occupancy 3 1 0 0 0 0 3 2 3 1 0 0 2 3 3 0
Total Percent 33%0%0%0%0%100%67%100%33%0%0%67%100%100%0%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Unable to Access ----------------
-----------------
Subtotal 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Occupancy 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Total Percent #DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!#DIV/0!
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 56 11 11 14 17 17 15 15 20 20 21 19 19 26 23 20Handicap1110000010011111
Marina 5 3 3 3 3 3 3 3 3 3 3 4 5 4 3 3
Subtotal 62 15 15 17 20 20 18 18 24 23 24 24 25 31 27 24
Total Occupancy 62 15 15 17 20 20 18 18 24 23 24 24 25 31 27 24Total Percent 24%24%27%32%32%29%29%39%37%39%39%40%50%44%39%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 4 1 1 1 1 1 1 2 2 2 1 1 1 2 2 1
Handicap 1 0 0 1 1 1 1 1 1 1 1 1 0 0 0 0Electric Vehicle 2 1 1 0 0 0 0 0 0 0 0 0 0 1 1 1Subtotal7222222333221332
Total Occupancy 7 2 2 2 2 2 2 3 3 3 2 2 1 3 3 2Total Percent 29%29%29%29%29%29%43%43%43%29%29%14%43%43%29%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 21 2 9 9 9 9 9 9 8 9 5 3 4 4 3 3
-----------------
Subtotal 21 2 9 9 9 9 9 9 8 9 5 3 4 4 3 3
Total Occupancy 21 2 9 9 9 9 9 9 8 9 5 3 4 4 3 3Total Percent 10%43%43%43%43%43%43%38%43%24%14%19%19%14%14%
Inventory 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
Regular 55 7 5 8 12 15 16 14 9 8 7 6 3 6 2 1Handicap2000000000000000
Subtotal 57 7 5 8 12 15 16 14 9 8 7 6 3 6 2 1
Total Occupancy 57 7 5 8 12 15 16 14 9 8 7 6 3 6 2 1
Total Percent 12%9%14%21%26%28%25%16%14%12%11%5%11%4%2%
Zone 7
Zone A
Zone B
Zone C
Zone D
Zone 6
Zone 1
Zone 2
Zone 3
Zone 4
Zone 5
Counts Unlimited, Inc.
PO Box 1178Corona, CA 92878951-268-6268 95
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Attachment No. PC 7
Parking Management Plan
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engineering
PENINSULA VILLAGE
PARKING MANAGEMENT PLAN
City of Newport Beach, California
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Table of Contents
Section Page
A. Introduction ................................................................................................................ 1
B. Project Description ...................................................................................................... 1
C. On–Site Parking Inventory ........................................................................................... 2
D. City Of Newport Beach Parking Requirements ............................................................ 4
E. Parking Management Plan ........................................................................................... 5
Existing On-Site Features.......................................................................................................... 5
Existing Off-Site Features ....................................................................................................... 11
Proposed On-Site Features ..................................................................................................... 12
F. Parking Management Recommendations .................................................................. 13
Existing Features .................................................................................................................... 13
Proposed Features (Non-Existing) ........................................................................................... 14
Required Features (Non-Existing) ............................................................................................ 15
G. Conclusions ............................................................................................................... 16
100
List of Exhibits, Tables, & Appendix
Exhibits
Location Map ...................................................................................................................... A
Podium Level Parking .......................................................................................................... B-1
Subterranean Parking Zones ................................................................................................ B-2
Sample Signage — Podium Level ......................................................................................... C-1
Sample Signage — Subterranean Parking Level .................................................................... C-2
Valet Parking Plan ............................................................................................................... D-1
Aisle Stacked Valet Parking Plan ........................................................................................... D-2
Public Transit Stops ............................................................................................................. E
Proposed Gate Locations ..................................................................................................... F
Podium Level – Bike Rack Locations ..................................................................................... G-1
Subterranean Level – Bike Rack Locations............................................................................. G-2
Tables
On-Site Parking Space Inventory .......................................................................................... 1
Proposed Conditions – City Parking of Newport Beach Municipal Parking Requirements ....... 2
Appendix
Proposed Garage Gate Plans ............................................................................................... A
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1
September 5, 2024
Mr. Chandler Clark
RW Marina & Development Management
2250 Newport Boulevard, Suite 101
Newport Beach, CA 92663
Subject: Peninsula Village Parking Management Plan, City of Newport Beach, CA
Dear Mr. Clark,
A. Introduction
RK Engineering Group, Inc. (RK) is pleased to provide this parking management plan for the
mixed-use Peninsula Village Project (hereinafter referred to as “Project”) located in the City of
Newport Beach, CA. This report aims to provide a parking management plan that efficiently
manages parking spaces within the development.
B. Project Description
The project site is located at 2300 Newport Boulevard, Newport Beach, CA. The project consists of
27 multi-unit dwelling units and approximately 29,274 square feet (SF) of retail, health club,
general office, and restaurant use. Furthermore, 19 berths are provided in the marina located on
the northeast border of the site. The site currently has approximately 11,252 SF of tenant
vacancies.
Representatives of the project are proposing to convert approximately 932 gross square feet of
vacant retail use to a restaurant “CADE” which will include 368 square feet of outdoor dining
public area and 305 square feet of indoor dining public area. The project is also proposing the
conversion of 10 marina slips to public/commercial uses. Based on the change in land use, a
parking management plan is required to ensure that sufficient parking is provided onsite assuming
a full-tenant occupancy scenario.
The project is ideally situated within walking distance of retail shops, commercial spaces,
restaurants, bars, and tourist attractions. The location is also convenient for pedestrian traffic,
public transit, ridesharing, and bicycles throughout the year, which helps reduce the project's
parking demand.
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Given the variety of nearby destinations and the availability of public parking, noncaptive parking
is common. This type of parking refers to scenarios where visitors or employees park once and visit
multiple destinations within the area. For instance, a visitor might dine at a restaurant, then shop
at a nearby retail store, or enjoy an ice cream, all without generating additional parking demand
for each activity. Consequently, the strategic location of the project and its proximity to various
amenities significantly reduce the overall parking demand for the site.
The site experiences a significant increase in bicycle and pedestrian traffic on warm weather days.
Located in a densely populated area, many customers cycle or walk to the shopping center,
coming from local residences or visiting as tourists from the beach.
The project will provide bike racks for a minimum of 45 bikes. The location for these bike racks will
be in specified locations near parking spaces discussed in Section F of this report. Both the podium
level and underground parking structure will include bicycle racks.
Exhibit A shows the location map of the project.
C. On–Site Parking Inventory
The Podium Level of the project includes 27 residential garages with spaces for 2 vehicles totaling
54 parking spaces reserved for residents, 10 open and 14 tandem parking spaces provided for
commercial tenants, and reserved employee spaces (24 reserved spaces).
Exhibit B-1 illustrates the podium level parking lot.
The project also includes 156 parking spaces in a subterranean parking structure. The parking
structure is intended to serve residential visitors, commercial visitors, and unassigned as well as
assigned employee parkers.
Exhibit B-2 illustrates the subterranean parking lot structure, delineated into four (4) parking
zones (i.e., Zones A-D).
As a result, the project provides 234 on-site parking spaces. Table 1 shows the summary of the
on-site parking spaces inventory.
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Legend:
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group, inc.PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02 engineering
Location Map
Exhibit A
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= Project Site Boundary
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Podium Level Parking
Exhibit B-1
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
Newport Boulevard
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Subterranean Parking Zones
Exhibit B-2
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
D
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Legend:
= Potential Reserved Parking Spaces (Maximum = 15 Parking Spaces)
Note:
Reserved spaces are changed on a day-to-day basis and only
are reserved at the request of a resident for guests (i.e., not additional vehicles).
= Tandem Parking Spaces (Reserved for Employees Under the Same Tenant)
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Table 1
Peninsula Village
2300 Newport Boulevard, Newport Beach, CA
Onsite Parking Space Inventory1
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Podium Level
Users Parking Type Reserved /
Unreserved Parking Spaces
Resident Unit Owners 27 Private Garages Reserved 54
Commercial Tenants and
Assigned Employees
10 Open Spaces
14 Tandem Spaces Reserved 24
Podium Level Parking Sub-Total 78
Subterranean Parking (Zones A-D)2
Users Parking Type Reserved /
Unreserved # of Parking Spaces
Residential Visitors
Commercial Visitors
Commercial Unassigned Employees
145 Standard Spaces
(7 ADA Spaces) Unreserved 152
Commercial Assigned Employees3 4 Tandem Spaces Reserved 4
Subterranean Parking Sub-Total 156
Total On-Site Parking Supply (Podium & Subterranean) 234
1 Parking space inventory is consistent with previous approvals and a manual parking count.
2 Residential guests and retail/restaurant/office customers may self-park or use valet service if provided. Employees
may use self-parking only.
3 All tandem spaces will be assigned to employees working for the same tenant.
Per previous approval, PA2016-157, the subterranean parking garage level will designate a
maximum of approximately 15 parking spaces for residents' guests with the remainder for
commercial uses (employees and patrons). Exhibit B-2 shows the parking spaces that may be
designated within the subterranean parking garage.
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D. City of Newport Beach Parking Requirements
The City of Newport Beach Municipal Code §21.40.040 outlines the guidelines and requirements
for determining the amount of parking capacity to serve various land use types. The City of
Newport Beach is in the process of updating the parking standards for restaurant use as part of
Ord 2023-6, and these new standards are pending approval from the California Coastal
Commission for properties within the Coastal Zone. Therefore, the parking requirements utilized in
this report are consistent with the current standards.
Table 2 summarizes the parking requirements for the project’s proposed land uses and the
parking spaces approved in 2017. Based on the analysis, the project requires 257 parking spaces.
Since the site has 234 parking spaces, the site is deficient per code by 23 spaces or 10%.
To determine the parking demand of the site, an observed parking analysis was conducted to
acquire observed parking counts to determine a more accurate and actual parking demand of the
existing site and land use mix. The parking requirements for the proposed project and any existing
tenant vacancies were added to the observed parking count data to determine the parking
demand with a full occupancy scenario.
According to the Peninsula Village Observed Parking Analysis, dated September 5, 2024, prepared
by RK Engineering, the results of parking observations and the forecasted parking demand show
that Peninsula Village currently provides, and is expected to continue providing, sufficient on-site
parking assuming full-tenant occupancy with the project scenario. However, the overall peak
projected parking demand for the project occurred on Friday, February 2, 2024, at 2:00 PM when
219 vehicles were parked onsite (i.e., 94% occupied). As such, a parking management plan has
been created to manage onsite parking effectively for residents, guests, and employees.
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Use Size Units Parking Ratio Parking
Required
Proposed CADE Café — Restaurant Casual Dining
305 SF of indoor dining public area &
368 SF of outdoor dining public area
932 Square Feet
1 per 40 sq.ft of net public area, including outdoor dining areas 25%
of the interior net public area or 1,000 sq.ft whichever is less 15
Proposed Marnina (Operational Conversion)10 Slips 0.75 spaces per slip 8
23
Residential 2 per unit 54
Guest 0.5 per unit 14
68
Marina1 9 Slips Per CUP Parking Waiver 0
Retail 9,106 Square Feet 1 per 250 SF 37
Rumble Boxing Gym3 1,662 Square Feet 1 per 250 SF 7
Office 13,901 Square Feet 1 per 250 SF 56
Restaurant Fine-Dining4 2,602 Square Feet Per CUP Parking Waiver 47
Restaurant Casual-Dining4 1,071 Square Feet Per CUP Parking Waiver 19
234
23
257
234
-23
-10%
Parking Provided
(78 Podium and 156 Subterranean Spaces)
27 DU
Subtotal
Total Parking Spaces Required for Proposed Conditions
Approved Parking Waiver (PA2016-157)
Subtotal
2017 Approved Parking Spaces (PA2016-157 / CUP UP2016-041 / CUP UP2016-048)2
Proposed Conditions
Total Parking Spaces Approved in 2017 (PA2016-157)
Proposed Project Conditions: New Parking Waiver Request
Table 2
Peninsula Village
City Parking of Newport Beach Municipal Parking Requirements Sec 21.40.040
Proposed Project Conditions: Parking Waiver Request (Net Difference)
Percent Deficient Per Code
1 Per a CUP Parking Waiver, 7 parking spaces are being waived for 9 commercial boat slips.
3 Rumble Boxing consists of 2,600 square feet (1,662 square feet of gym/studio and 938 square feet of retail use). The 938 square feet of retail use is included in the retail category.
2 The locations of the parking spaces existing are provided in Table 1.
4 Per direction of the City, a total of 166 parking spaces are required for the retail, Rumble Boxing Gym, office, restaurant fine-dining, & restaurant casual dining that
was approved in 2017. Additionally, the Net Public Area (inclusive of the outdoor dining area) for the Restaurant Fine Dining and Restaurant Casual Dining are 3,253 SF
and 1,339 SF, respectively.
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E. Parking Management Plan
A parking management plan is essential for optimizing parking space usage, reducing congestion,
and improving safety and accessibility. By strategically organizing parking areas and implementing
regulations, the plan ensures efficient traffic flow and equitable access for all users.
EXISTING ON-SITE FEATURES
This section of the report discusses the existing parking features that are consistent with the
strategies identified in the Parking Management Plan – VUE Newport, dated January 2017,
prepared by JR Parking Consultants.
Podium Level Parking
Parking spaces for the podium level are allocated as resident parking spaces, commercial tenant
parking spaces, and assigned employee parking spaces. Resident parking spaces occur within the
resident’s private garage. Commercial tenant parking spaces and assigned employee parking
spaces are provided within common uncovered parking areas. The types of parking spaces and
operations of the podium-level parking are further described below.
Circulation
Two (2) access points will allow for ingress and egress operations, respectively, to the podium level
parking spaces located via one (1) ingress-only driveway south of the project site on The Arcade
and via one (1) right-out-only driveway north of the project site on Newport Boulevard.
Parking Restrictions & Access Control
For controlled parking management and restricted access, this level features gated access points to
enhance safety and security. Entry is limited to authorized vehicles owned by residents, commercial
tenants, and employees assigned to this level. Operating hours for the podium level are from 8:00
AM to 10:00 PM.
Vehicles must be registered and obtain a parking permit from ownership in the form of a sticker
to be authorized to park at the podium level. Authorized vehicles will use gate stickers to facilitate
seamless entry, minimizing delays and vehicle queues.
Additionally, no guest parking is permitted on the podium level to maintain safety and control
vehicle volume. Access to the podium will be strictly limited to authorized vehicles and personnel
designated by ownership.
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Commercial Vehicles & Loading Zones
Commercial delivery vehicles (i.e., UPS & FedEx) also have access to the podium level for loading
via intercom or phone communication to on-site staff and have two (2) designated loading zones.
The podium loading area is available to commercial vehicles during operating hours from 8:00 AM
to 10:00 PM. Delivery drivers are notified of the loading zones via signage and may access the
intercom to an operational team that is always onsite during operating and non-operating hours.
This operational team is responsible for monitoring the gate and granting access to the podium
level for delivery drivers. As such, vehicles will not queue into the public right-of-way since the
operational team will promptly grant access. Exhibit C-1 shows an example of the signage for
commercial vehicles.
As mentioned in the Parking Management Plan – VUE Newport, dated January 2017, prepared by
JR Parking Consultants, access codes were meant to be provided to regular delivery trucks.
However, per the direction of project representatives, access codes will no longer be provided. In
substitution, the operational team will grant access as discussed above.
Parking Equipment, Operations, & Signage
The parking operator for all parking in the Peninsula Village is LAZ Parking, which provides full-
service parking management and operational services. The parking equipment has been selected
for fast entry to prevent queues, and strategically placed to ensure quick access without delays.
Moreover, as previously stated, no guest parking will be allowed on the podium level. As such,
these gated access points will not be operating methods of payment.
Additionally, signage is currently placed at the north driveway indicating “One Way – Do Not
Enter”. However, the signage is not compliant with the CA MUTCD and will be replaced with the
compliant signage shown in Exhibit C-1.
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Sample Signage — Podium Level Parking
Exhibit C-1
Newport Boulevard
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PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
R5-1 Sign — CA MUTCD
To replace the existing
non-compliant sign.
This exhibit is for conceptual purposes only and not meant for construction.
PENINSULA VILLAGE
DELIVERY DRIVERS
Please use
intercom for
access to
loading zones
To be placed at the
podium level driveway.
To be placed at the
podium level driveway.
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Approximately 36"
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Subterranean Level Parking
Parking spaces for the subterranean level are allocated as residential guest parking spaces,
commercial guest parking spaces, commercial unassigned and assigned employee parking spaces.
All employees are provided parking validations to allow them to park in the subterranean
structure. As such, all employees are discouraged from parking in nearby public areas.
Additionally, there are currently valet parking services within the subterranean level for guests
when needed. Currently, valet services are in operation during holidays, events that would impact
public parking, and when requested by restaurants due to high reservation counts. The types of
parking spaces and operations of the subterranean level parking are further described below.
Circulation
There are two (2) access points that both allow for ingress and egress operations to the
subterranean level parking spaces located via one (1) driveway south of the project site on The
Arcade and via one (1) right-in/right-out only driveway north of the project site on Newport
Boulevard.
Types of Parking Spaces
There is a maximum of 15 parking spaces in total that may be reserved for resident guests that are
adjusted on a day-to-day basis at the request of the resident. These reserved spaces are for guests
only and cannot be utilized for additional vehicles owned by residents as it is not a parking space
that can be reserved long-term. Additionally, there are 4 tandem spaces that are reserved for
employees that work for the same tenant and will not be available to the public. As such, there is
a maximum of 19 reserved spaces per day with cones and signage stating “Temporarily Reserved
Parking Stall” for expected vehicles. All residents, tenants, and employees will receive parking
validations to waive fees.
Additionally, a maximum of 52 parking spaces are reserved for when valet service is in operation,
however, an additional 11 parking spaces are available with this service. These operations are
discussed in detail in the Valet Services & Operations Section. All remaining parking spaces are
self-parking spaces available to the public for a fee on a first-come, first-served basis. Restaurants
will provide parking validations for customers and all other visitors will be provided with
validations based on where they shop within the Peninsula Village.
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Parking Equipment & Operations
To efficiently process payment for parking, a Parking Access and Revenue Control System (PARCS)
is installed at each access point. Both access points are controlled for entry and exit using ticket
dispensers, pay stations, and gate arms. LAZ Parking and Flash Valet operate the pay stations,
providing users with efficiency and convenience through automated processes that streamline
payments and accept major credit cards. This process is executed through the following
procedures at both access points to manage ingress and egress vehicles:
Entering Vehicles: A ticket is pulled at the driveway and the gate arm is lifted allowing for
entry vehicles to park in an unreserved parking stall or proceed to the valet service. If a guest
has an E-Parking Reservation or a monthly parking account, it will be processed upon arrival
and will allow the gate arm to lift.
Exiting Vehicles: Guests utilizing valet service have a separate departure procedure as
discussed in the Valet Services & Operations section of this report. All other self-park guests
have the following options to process payment and exit:
o At a pay station located throughout the parking garage before entering their vehicles
for departure and once payment has been made the ticket must be scanned at either
driveway, and the gate arm will lift;
o On their smartphone by scanning a QR code posted throughout the garage that will
guide the guest through payment and how to properly exit;
o At the driveway by scanning their ticket and processing payment or presenting a
validation/coupon at the driveway pay station and once payment has been made or
waived, the gate arm will lift.
Exhibit C-2 shows sample signage of pay stations/ticket dispensers and all signage in the
subterranean level parking.
Residential Guests
Each resident will receive a designated number of exit validation coupons or tickets upon request
for their guests visiting their homes, who can enter the garage via either driveway by obtaining an
entry ticket, and upon departure, guests will use their entry ticket followed by the validation
coupon/ticket to exit the garage.
The Residential Home Owners Association (HOA) board has established rules for validation use,
including monthly allocations, validations for hosted events, and overnight guest stays, subject to
approval by the owner based on space availability and usage volume. When needed, the HOA and
owners revise visitor guidelines to accommodate residents, ensuring a minimum number of
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Sample Signage — Subterranean Parking Garage
Exhibit C-2
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
This exhibit is for conceptual purposes only and not meant for construction.
PENINSULA VILLAGE
VALET
PARKING
To be placed when
valet is in service.
To be placed throughout
the garage & at the valet drive
aisle when in service.
PENINSULA VILLAGE
VALET
PARKING
To be placed when
valet is in service.
To be placed at the valet
staging area when in service.
Additional Signage:
Existing pay station/ticket dispenser placed
throughout the garage and
at both driveways.
Existing pay station/ticket dispenser placed
throughout the garage and
at both driveways.
To be placed at the tandem spaces.
Temporarily Reserved
Parking Stall
Unit #
To be placed when requested
at reserved parking stalls with a cone.
PENINSULA VILLAGE
New signage to be placed on ALL
existing pay stations/ticket
dispensers at both driveways and
within the garage. Sizing will match
the parking rates sign above.
New signage to be placed
on ALL existing pay
stations/ticket dispensers at
both driveways and within
the garage. Sizing will match
the parking rates sign above.
To be placed in
front of gates at
both driveways
after hours (10:00
PM to 6:00 AM).
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Parking guest has
a 10 minute grace
period to exit our
parking facility
AFTER the ticket
has been pulled.
Parking guest has
a 10 minute grace
period to exit our
parking facility
AFTER the ticket
has been pulled.
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residential guest parking spaces are available without specific reservations, enabling them to park
conveniently close to the residential units near stairs and elevators.
Existing Valet Services & Operations
Valet parking services are currently located at the south end of the subterranean parking structure.
Per the direction of project representatives, operating hours for the existing valet are only offered
through peak hours during holidays, events that would impact public parking, and when
requested by restaurants due to high reservation counts. Exhibit D-1 shows a valet parking plan
for typical operations.
Valet operations for a typical event include reserving spaces and blocking off the queuing aisle for
valet using traffic cones and tape prior to the event. There will be multiple valet attendants
operating the services. At least one valet attendant will be operating the blocked off entry point to
the valet staging area and only vehicles that intend to use the valet will be able to enter the drive
aisle to approach the valet staging area. The valet staging area is located near the stairwell and
elevator within the garage. Upon drop-off, another valet attendant provides guests with a valet
ticket and vehicles are promptly relocated to designated valet parking spaces to ensure efficient
queueing in the drop-off/pick-up area. All vehicles are dropped off and picked up at this location
and guests will be informed of the valet hours upon drop-off of their vehicle. For efficiency,
vehicles are stored in designated parking spaces near the valet staging area. Exhibit C-2 shows the
signage that will be used for valet services.
Guests retrieving their vehicles from the valet can either text ahead or return to the greeting
location to present their valet claim check to the valet attendant. The valet attendant assists with
payment processing for parking/valet services, collecting payments directly from guests or allowing
those with a registered account with Flash Valet to complete transactions via their smartphone.
Flash Valet technology is used for managing all valet services, providing an expedited service
where guests can request their vehicle via text and make payments via phone. After a guest
retrieves their vehicle from the valet, they will be provided with an exit ticket to use at the gates,
allowing them to leave the garage.
If the valet service must expand its operations in the evening hours or intends to incorporate aisle-
stacked parking, a plan is put in place to ensure additional parking spaces are available within the
valet area. This plan includes monitoring garage capacity using parking equipment and handling
aisle-stacked vehicles by temporarily relocating them to prioritize the vehicle operations of self-
parkers. Vehicles placed in aisle-stacked parking are parked in designated spaces to minimize
disruption to parking availability. Furthermore, the affected garage area adopts one-way traffic
flow during valet operations to optimize parking circulation from the south driveway to the north
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Valet Parking Plan
Exhibit D-1
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
Legend:
= Reserved Valet Parking Spaces
Notes:
1. Valet Services are only offered when needed during peak hours
= Rope and Signage (Example Signage shown in Exhibit D-2)
and only operate on the subterranean parking level.
2. When valet services are in operation, the access to valet staging area
will be restricted to those utilizing the valet.
= Valet Staging Area
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driveway. If aisle stack parking is implemented, valets will return an aisle-stacked vehicle to a
vacated space after retrieving blocked-in vehicles for guests departing the garage to minimize aisle
obstruction. Therefore, the aisle stacked plan can provide an additional 11 parking spaces
Exhibit D-2 shows the aisle stacked valet parking plan.
When valet vehicles are still parked in the valet area after the garage closes, valet keys will be
handed over to on-site security. This allows valet patrons to retrieve their vehicles using their valet
ticket as proof of ownership when exiting the garage.
Operational Team
An operational team is always on-site and is responsible for the operations of both the podium
level and parking garage. This operational team consists of at least two (2) people at all times.
Specifically, this team has responsibilities that include but are not limited to granting access to the
podium level during operational hours (i.e., 8:00 AM to 10:00 PM), periodically circulating the site
for security, and coordinating troubleshooting for any problems with equipment. This operational
team does not include the valet attendants that will be used only when needed.
As discussed in the Parking Management Plan – VUE Newport, dated January 2017, prepared by
JR Parking Consultants, Customer Service Ambassadors (CSAs) and parking attendants were
intended to be staffed at all entry points for the subterranean parking garage and podium level to
increase efficiency and minimize queuing. However, the parking garage is equipped with signage
providing instructions on how to enter and will be equipped with signage on how to exit if a
driver enters by mistake, shown in Exhibit C-2. Additionally, drivers must pull a ticket for entry and
do not have to manage payment until they are already inside the garage which expedites entry
and ensures that vehicles will not queue into the public right-of-way. Furthermore, for the podium
level parking, there is an intercom that provides direct access to the operational team that will
help if needed. As such, CSA’s and parking attendants will not be necessary at any entry points
with the exception of valet services in which valet attendants will be present inside the parking
garage when needed.
Boat Access
As stated in the Parking Management Plan – VUE Newport, dated January 2017, prepared by JR
Parking Consultants, boat slips are required for the marina and include 19 locations for boats and
approximately six (6) locations are available for the public docking of Duffy boats. No on-board
living is permitted. Additionally, all slips are available to be rented/used by the public, residents
and commercial tenants.
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Aisle Stacked Valet Parking Plan
Exhibit D-2
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
Legend:
= Reserved Valet Parking Spaces (52 Parking Spaces)
Note: Valet Services are only offered when needed for an event
and only operate on the subterranean parking level.
= Aisle Stacked Vehicles (11 Parking Spaces)
= Rope and Signage (Example Signage shown in Exhibit D-2)
= Valet Staging Area
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Public Pedestrian Access
Due to the location of the site, the project has developed a layout for the property that promotes
a safe community for pedestrians. Therefore, pedestrians may circulate throughout the public area
on the podium level and may access the site through public access points from the adjacent
sidewalk and stairwell from the subterranean parking structure.
EXISTING OFF-SITE FEATURES
The project is ideally located in a coastal community that offers many attractions within walking
distance, making it accessible for pedestrians and convenient for public transit, ridesharing, and
biking options year-round, helping to reduce parking demand.
Available Public Transit
Based on the “Falling Transit Ridership: California and Southern California” report prepared for the
Southern California Association of Government, dated January 2018, public transit accounted for
approximately 5% of trips in the SCAG area in 2012. The availability of alternative modes of
transportation would allow users to access the project without the need for a passenger car and
individual parking space.
Orange County Transportation Authority (OCTA) Bus Line 47 has two (2) bus stops within one-
quarter (1/4) mile of the project site located along Balboa Blvd (the nearest is located at the
intersection of Balboa Avenue at 23rd Street). Every OCTA bus is equipped with at least one (1)
bike rack that can carry at least three (3) bikes and is free to use and is accepted on a first-come,
first-serve basis.
Exhibit E shows the location of public transit stops within the vicinity of the project.
More information and specific bus schedules can be found at https://www.octa.net/getting-
around/bus/oc-bus/routes-and-schedules/routes-and-schedules/.
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= Project Site Boundary
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2891-2024-02 engineering
Public Transit Stops
Exhibit E
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= Bus Stops
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PROPOSED ON-SITE FEATURES
The project is proposing the following new features aimed at enhancing safety and security for all
individuals, residents, and tenants at the property:
1. Both entrances will have a garage gate system that closes the garage after hours. These
gates will be low-volume gates that operate only after-hours, which is between 10 PM and 6
AM, all throughout the week. A roll-up gate will be installed at the north entrance and a
sliding gate will be installed at the south entrance which is shown in Exhibit F. Details for
the gate arms are provided in Appendix A.
If a guest needs to depart after hours, they will be able to enter the garage at the pedestrian
access points, and when the vehicle approaches the gate, a sensor will automatically lift the
gate to allow the guest to exit and allow them to proceed to the pay station at the driveway.
Drivers that attempt to turn into the driveway of the closed garage will not have the ability
to turn into the driveway because both gates will be blocked off with signage. Example
signage is shown in Exhibit C-2. As such, drivers will not have to back into the public right-
of-way.
2. Any guest who enters the garage at either location by mistake or wishes to leave will be
able to leave without charge within a 10-minute grace period by scanning their ticket at
either driveway. Additionally, signage will be posted at the entrances of both driveways to
advise guests that if they enter by mistake, they have 10 minutes to exit free of charge.
Examples of signage indicating a grace period are shown on Exhibit C-2.
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Proposed Gate Locations
Exhibit F
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
Roll-Up Gate
Sliding Gate
Legend:
= Roll-Up Gate
Hours of Operation = 10:00 PM to 6:00 AM
= Sliding Gate
Notes:
1. A grace period will be put in place to allow vehicles that enter
by mistake to exit within 10 minutes free of charge at either driveway.
2. Gate arms and street level are shown in Appendix A.
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F. Parking Management Recommendations
After evaluating the current parking conditions, it is evident that implementing a strategic parking
management plan can significantly enhance both the efficiency and user satisfaction within the
project. The following recommendations are consistent with the previous recommendations made
in the Parking Management Plan – VUE Newport, dated January 2017, prepared by JR Parking
Consultants, and do not currently exist. Therefore, they are described below with the intent to
optimize parking usage and eliminate overflow parking on adjacent properties.
EXISTING FEATURES
The recommendations listed below are existing features throughout the project site that should be
continued:
1. Parking Restrictions
An existing feature that should be continued is the current restriction policy in place for the
podium level parking area to promote the safety of the community and maintain low volume of
vehicles on the podium level. There should only be authorized vehicles at the podium level that
have registered their vehicle and have a parking permit except for commercial delivery vehicles that
will only be granted access from on-site staff. Additionally, no residential guests should be allowed
in the podium level since the HOA and ownership will make accommodations and provide
validation tickets for residential guests. As such, these procedures should remain in place.
2. Enforcement
Another existing feature that should be continued is the posting of signage that entails the
enforcement policy for any violators of the private parking lots which is shown in Exhibit C-1.
Patrols hired by ownership will occur at random days and times overnight in marked patrol
vehicles. The officers will verify permits, check for violations, and issue citations or call for the
towing of the vehicle.
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PROPOSED FEATURES (NON-EXISTING)
The recommendations listed below are features that are proposed throughout the project site:
1. Available Bike Racks
To enhance support for bicycle parking, the project is implementing onsite bicycle racks for all
residents, tenants, guests, and employees.
As such, the project is adding bike racks at various locations throughout the site, increasing the
total capacity to 45 bike spaces. Although the Parking Management Plan – VUE Newport, dated
January 2017, prepared by JR Parking Consultants, states that the project will provide 42 bike
spaces, the total capacity has been increased to 45 bike spaces. There are two bike racks placed
within the podium level garage that will be available only to those who can access the podium
level parking lot. All other bike racks will be made available to the public.
Exhibit G-1 and Exhibit G-2 show the proposed location of bike racks for the podium level and
the subterranean level, respectively.
2. Valet Service
According to the Parking Management Plan – VUE Newport, dated January 2017, prepared by JR
Parking Consultants, signage was intended to be implemented at the location of the valet staging
area as well as prior to both entrances to the garage providing information so that guests may
find and utilize valet parking services. Therefore, it is recommended that signage is implemented
now at these locations to advise guests on the availability of valet services. Example of this signage
is shown on Exhibit C-2.
Additionally, based on the results of the observed parking analysis, the overall peak projected
parking demand reaches a maximum of 94% occupancy at 2:00 PM on a weekday. However, the
overall peak parking demand accounts for a 10% increase in the parking demand for the observed
parking and 100% of the parking requiremnt for the marina throughout the day, which provides a
conservative analysis. As such, even though the maximum occupancy is exceeding 90%, it has
been determined that valet services are not needed on a regular basis since the observed parking
study included conservative measures.
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Podium Level - Bike Rack Locations
Exhibit G-1
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
= Bike Rack Locations ( 2 Bike Racks Per Location)
Total Bike Racks on the Podium Level = 7
Total Bike Stalls on the Podium Level = 35
= Bike Rack Locations ( 1 Bike Rack Per Location)
Legend:
Newport Boulevard
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= Bike Rack Not Available to the Public
= Bike Rack Available to the Public
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Subterranean Level - Bike Rack Locations
Exhibit G-2
PENINSULA VILLAGE OBSERVED PARKING ANALYSIS & PARKING MANAGEMENT PLAN, City of Newport Beach, CA
2891-2024-02
Legend:
= Bike Rack Locations ( 1 Bike Rack Per Location)
Total Bike Racks on the Subterranean Level = 2
Total Bike Stalls on the Subterranean Level = 10
= Bike Rack Available to the Public
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REQUIRED FEATURES (NON-EXISTING)
1. Dynamic Signage
To remain consistent with the Parking Management Plan – VUE Newport, dated January 2017,
prepared by JR Parking Consultants, and per the direction of City of Newport staff, automatic
signage is required to be implemented at both entrances to the garage providing information on
capacity limits of the garage to prevent queuing of vehicles on the public streets. Currently, there
is a sign on the south driveway indicating when the parking lot is full. However, a sign is required
to be placed at the north driveway. This equipment includes computerized space counting
algorithms which account for vehicles arriving and leaving and whether spaces are available within
the valet parking area. As parkers leave and spaces become available, the dynamic signs will
change and allow additional vehicles to access the garage and park in available spaces.
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G. Conclusions
Representatives of Peninsula Village are proposing to convert the existing vacant retail use into
CADE Café restaurant. As such, a parking management plan was completed for the project to
ensure sufficient parking operations. It is important to note that the HOA is responsible for clearly
informing potential new residents and tenants about the parking rules and regulations by
incorporating PMP features into the community's CC&Rs. The HOA will also manage, update, and
enforce all PMP features through ongoing performance evaluations and program revisions. All
residents and tenants must be informed of any changes to the rules and regulations. Enforcement
will be achieved through regular monitoring of parking adequacy and issuing citations to
violators.
Furthermore, the parking management plan and recommendations are consistent with the
Parking Management Plan – VUE Newport, dated January 2017, prepared by JR Parking
Consultants, and implements two new features which include gates for the subterranean parking
structure that operates after hours and a grace period. The combination of existing and new
features will establish enforceable parking restrictions, ensuring sufficient availability of spaces.
This includes guidelines for effective parking management, preventing overflow and improving
convenience for residents, tenants, employees, and guests. To summarize, the following
recommendations and requirements have been made discussed throughout the report:
1. Parking Restrictions – Maintain the restriction policy for podium level parking to ensure
community safety and maintain low vehicle volume.
2. Enforcement – Maintain the signage detailing enforcement policy for private parking lot
violators as shown in Exhibit C-1, with random overnight patrols to verify permits and issue
citations or towing as necessary.
3. Available Bike Racks – Implement onsite bicycle racks to support at least 45 bike spaces,
with two racks in the podium level garage for authorized users and the rest for public use.
4. Valet Service – Install signage for valet staging areas and garage entrances to inform guests
about valet services, which will be available during special events or upon tenant request.
5. Dynamic Signage – Implement automatic signage at garage entrances to inform about
capacity limits and prevent public street queuing.
6. Grace Period Signage – Implement signage at the entrances of both driveways to advise
guests that if they enter by mistake, they have 10 minutes to exit free of charge.
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RK Engineering Group, Inc. appreciates the opportunity to work with RW MARINA &
DEVELOPMENT MANAGEMENT and the City of Newport Beach. If you have any questions
regarding this analysis or would like further review, please do not hesitate to contact us at (949)
474-0809.
Sincerely,
RK Engineering Group, Inc.
Rogier Goedecke Sabrina Ayala
President Engineer I
RK20020.7
JN: 2891- 2024-02
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Appendix
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Appendix A
RK20020.7
JN: 2891-2024-02
Proposed Garage Gate Plans
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7
TANKCONTROLLER CONTROLLERTANK
TANK
CONTROLLER
TANK
CONTROLLER
TANK
CONTROLLER
TANKCONTROLLER
VITR EOU S CH INAC_LAVA T ORYCHE SA PEA KEK-1728
K-4 330KIN GSTONC_ TOIL ETSVIT REOUS CH INAK-4330KINGSTO NC _TOILE TSVITREOUS CHINA
VIT REO US C HINAC_LA VATORYCH ESAP E AKEK-1728
103
104
103 NEW OVERHEAD SECURITY GATE By "COOKSON",SEE DETAIL (2/S-1), AND SHEET (A-1.1).
104 NEW SLIDING SECURITY GATE By OTHERS.SEE SHEET (A-1.0)
N
132" = 1'-0"
PROPOSED GARAGE PLAN1
SITE PLAN KEYNOTE:
GENERAL STRUCTURAL REQUIREMENTS:
1. NO CHANGES ARE TO BE MADE TO THESE STRUCTURAL PLANS WITHOUT THE
KNOWLEDGE AND WRITTEN CONSENT OF THE ENGINEER OF RECORD.
2. ALL DIMENSIONS CONTROLLED BY EXISTING CONDITIONS SHALL BE VERIFIED BY THE
CONTRACTOR AT THE SITE.
3. CONSTRUCTION AND MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH ALL THE
REQUIREMENTS OF ALL LEGALLY CONSTITUTED PUBLIC AUTHORITIES HAVING
JURISDICTION ON THE PROJECT, INCLUDING ALL COUNTY AND LOCAL ORDINANCES, ANDTHE SAFETY ORDERS OF OSHA.4. THE GENERAL CONTRACTOR SHALL VISIT THE JOB SITE AND VERIFY ALL GRADES,DIMENSIONS, AND CONDITIONS PRIOR TO BIDDING AND COMMENCING CONSTRUCTION.5. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALLTHE WORK, INCLUDING THAT OF SUB-TRADES.6. THE GENERAL CONTRACTOR SHALL NOTIFY THE ENGINEER OF RECORD IMMEDIATELY OFANY DISCREPANCIES FOUND WITHIN THE STRUCTURAL CONTRACT DOCUMENTS.
7. ALL WORK PERFORMED SHALL CONFORM TO THE REQUIREMENTS OF THE CURRENT
ADOPTED EDITION OF THE CBC AND ANY OTHER APPLICABLE BUILDING CODES OR
ORDINANCES. REFER TO BUILDING DESIGN LOADS FOR ADDITIONAL INFORMATION.
8. ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR REMOVAL OF ALL DEBRIS
ACCUMULATED AS A RESULT OF THEIR
OPERATION. ALL SCRAP, DEBRIS, AND OTHER EXCESS MATERIAL SHALL BE REMOVED
FROM THE BUILDING SITE.
9. ALL STRUCTURAL MATERIALS SHALL BE FURNISHED AS SHOWN IN THESE STRUCTURAL
PLANS UNLESS ALTERNATES ARE APPROVED IN WRITING BY THE ENGINEER.
10. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR SHORING AND PROVIDING
BRACING DURING CONSTRUCTION ERECTION TO SUPPORT ALL LOADS TO WHICH THE
STRUCTURE MAY BE SUBJECTED.
11. SEE THE SPECIFICATIONS PACKAGE PRODUCED BY THE ARCHITECT FOR ADDITIONAL
REQUIREMENTS, IF APPLICABLE.
12. THE STRUCTURAL DRAWINGS AND STRUCTURAL SPECIFICATIONS REPRESENT THE
COMPLETED STRUCTURE AND DO NOT INDICATE THE METHOD OF CONSTRUCTION. THE
CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK AND SHALL BE RESPONSIBLE
FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND PROCEDURES,
INCLUDING, BUT NOT LIMITED TO BRACING AND SHORING. OBSERVATION VISITS TO THE
SITE BY FIELD REPRESENTATIVES OF THE ENGINEER SHALL NOT INCLUDE INSPECTIONS OF
THE PROTECTIVE MEASURES OR THE CONSTRUCTION PROCEDURES. ANY SUPPORT
SERVICES PERFORMED BY THE ENGINEER DURING THE CONSTRUCTION SHALL BEDISTINGUISHED FROM CONTINUOUS AND DETAILEDINSPECTION SERVICES WHICH ARE SERVICED BY OTHERS. THESE SUPPORT SERVICESPERFORMED BY THE ENGINEER ARE FOR THE PURPOSE OF QUALITY CONTROL AND IN THEINTEREST OF ACHIEVING COMPLIANCE WITH THE CONTRACT DOCUMENTS. THEY DO NOTGUARANTEE THE CONTRACTORS PERFORMANCE AND SHALL NOT BE CONSTRUED ASCONSTRUCTION SUPERVISION.13. THE SHOP DRAWING REVIEW PROCESS BY THE ENGINEER WILL ONLY COMMENCEAFTER THE SUBMITTED FABRICATION OF SHOP DRAWINGS HAVE BEEN AS FOLLOWS:
a. INITIALLY REVIEWED AND ACCEPTED AS CONFORMING TO THE STRUCTURAL
CONSTRUCTION DRAWINGS BY THE
RESPONSIBLE SUPERVISOR AND DRAWING CHECKER WITH THEIR SIGNATURES.
b. APPROVED AND ACCEPTED WITH A STAMP FROM THE GENERAL CONTRACTOR AS
CONFORMING TO THE CONSTRUCTION DOCUMENTS.
c. A MINIMUM OF 10 WORKING DAYS HAS BEEN ALLOCATED FOR THE REVIEW PROCESS.
THE CONTRACTOR SHALL
BE RESPONSIBLE FOR THE COORDINATION OF THE SHOP DRAWING REVIEW SCHEDULE.
14. A COPY OF THE RESEARCH REPORT AND/OR CONDITIONS OF LISTING SHALL BE MADE
AVAILABLE AT THE JOBSITE.
REQUIRED SPECIAL INSPECTIONS:
1. CONTINUOUS INSPECTION BY A DEPUTY INSPECTOR REQUIRED FOREDGE DISTANCE OF ANCHOR BOLTS.2. CONTRACTORS RESPONSIBLE FOR THE CONSTRUCTION OF A WIND ORSEISMIC FORCE RESISTING SYSTEM / COMPONENT LISTED IN THE"STATEMENT OF SPECIAL INSPECTION" SHALL SUBMIT A WRITTENSTATEMENT OF RESPONSIBILITY TO THE LADBS INSPECTORS AND THEOWNER PRIOR TO THE COMMENCEMENT OF WORK ON SUCH SYSTEM ORCOMPONENT PER SEC 1706.1.
3. GENERAL INSPECTION: PER CBC CHAPTER 17. THE OWNER SHALL
EMPLOY A LICENSED ENGINEER OR ARCHITECT RESPONSIBLE FOR THE
STRUCTURAL DESIGN, OR HIS DESIGNATED ENGINEER OR ARCHITECT TO
MAKE SITE VISITS TO OBSERVE GENERAL COMPLIANCE WITH THE
APPROVED STRUCTURAL PLANS, SPECIFICATIONS AND CHANGE ORDERS.
THE ENGINEER OR ARCHITECT SHALL SUBMIT A STATEMENT IN WRITING
TO THE BUILDING OFFICIAL STATING THAT THE SITE VISITS HAVE BEEN
MADE AND THAT ANY DEFICIENCIES NOTED HAVE BEEN CORRECTED.
4. SPECIAL INSPECTION: PER CBC SECTION 1704. DUTIES &
RESPONSIBILITIES OF THE INSPECTOR:
A. THE SPECIAL INSPECTOR SHALL OBSERVE THE WORK ASSIGNED FOR
CONFORMANCE WITH THE APPROVED DESIGN DRAWINGS AND
SPECIFICATIONS.
B. THE SPECIAL INSPECTOR SHALL FURNISH INSPECTION REPORTS TO THE
BUILDING OFFICIAL, THE ENGINEER OR ARCHITECT OF RECORD, & OTHER
DESIGNATED PERSONS. .ALL DISCREPANCIES SHALL BE BROUGHT TO THE
IMMEDIATE ATTENTION OF THE CONTRACTOR FOR CORRECTION, THEN, IF
UNCORRECTED, TO THE PROPER DESIGN AUTHORITY AND TO THE BUILDING
OFFICIAL.
C. THE SPECIAL INSPECTOR SHALL SUBMIT A FINAL SIGNED REPORT
STATING WHETHER THE WORK REQUIRING SPECIAL INSPECTION WAS, TO
THE BEST OF THE INSPECTOR'S KNOWLEDGE, IN CONFORMANCE WITH THE
APPROVED PLANS AND SPECIFICATIONS AND APPLICABLE WORKMANSHIPPROVISIONS OF THE CURRENT BUILDING CODE.
ADHESIVE AND EXPANSION ANCHORS
1. ADHESIVE INTO CONCRETE: SIMPSON "SET-3G" EPOXY {ICC-ES ESR-4057
(CONCRETE).}
2. MECHANICAL FASTENERS: STAINLESS STEEL FOR EXTERIOR USE OR WHEN
EXPOSED TO WEATHER. PROVIDE GALVANIZED CARBON STEEL ANCHORS AT
OTHER LOCATIONS, UNLESS OTHERWISE NOTED.
3. ADHESIVE ANCHORS: ASTM A36 THREADED RODS WITH ASTM A 563 GRADE A
NUTS AND ANSI B18.22.1 TYPE A WASHERS, UNLESS OTHERWISE NOTED.
ANCHORS DESIGNATED AS ASTM A193 GRADE B7 THREADED RODS TO USE ASTM
A 563 GRADE DH HEAVY HEX NUTS AND ASTM F 436 WASHERS.
4. ADHESIVE DOWELS: ASTM A615 GRADE 60 REINFORCING STEEL.
5. ALL ANCHORS SHALL BE INSTALLED IN ACCORDANCE WITH ICBO AND COLA
REPORT AND MANUFACTURERS RECOMMENDATIONS.
6. UNLESS OTHERWISE NOTED, PROVIDE MINIMUM EMBEDMENT OF ANCHORS PER
ICBO, COLA REPORTS & MANUFACTURERS RECOMMENDATIONS.
7. PRIOR TO ALL DRILLING OR CORING, THE CONTRACTOR SHALL (1) VERIFY THE
EXISTING CONCRETE OR MASONRY THICKNESS TO PREVENT DAMAGE TO THE
OPPOSITE FACE OF CONCRETE AND MAINTAIN 1-1/2" CLEAR COVER U.N.O., AND
(2) IDENTIFY EXISTING REINFORCING LOCATIONS BY PACHOMETER, PROBING,
CHIPPING, ETC. TO AVOID DAMAGE EXISTING REINFORCING.
8. IF REINFORCEMENT IS ENCOUNTERED DURING DRILLING, ABANDON AND SHIFT
THE HOLE LOCATION TO AVOID THE REINFORCEMENT. PROVIDE A MINIMUM OF 2
ANCHOR DIAMETERS OR 1 INCH, WHICHEVER IS LARGER, OF SOUND CONCRETE
BETWEEN THE DOWEL AND THE ABANDONED HOLE. FILL THE ABANDONED HOLE
WITH NON-SHRINK GROUT. IF THE ANCHOR OR DOWEL MAY NOT BE SHIFTED AS
NOTED ABOVE, THE ENGINEER WILL DETERMINE A NEW LOCATION.
9. MECHANICAL ANCHORS INTO CONCRETE: HILTI KWIK BOLT TZ (ICC ES #ESR-1917)
OR ITW RAMSET/ RED HEAD TRUBOLT WEDGE (ICBO ES #ER-1372).
N/A
CONSTRUCTION NOTES3
HSS 3" x 3" x 18"
GATE STEEL POST
BY OTHERS
STEEL POST SADDLE
BY OTHERS
W/ (2) 38 x 1 78" HEX NUTSSLEEVE ANCHORS TYP.
GUIDE TRIM BY OTHERS
W/ 14 -20 x 34" HEX HEAD CAP SCREWS
& 14 -20 HEX FLANG NUT@ 30" O.C. MAX.
EXISTING CONCRETE WALLTO CONNECT THE GATE'S POSTS
3" x 2" x 316" STEEL ANGLE BY OTHERSCONNECTED TO STEEL POST
AND GUIDE TRIM BY MANUFACTURER
WALL CONNECTION:
38 -16 x 1" HEX HEAD CAP SCREWS@ 30" O.C. MAX. BY OTHERS
EXISTING CONCRETE NOTE:
*THE CONTRACTOR MUST SCAN AND MARK THE CONCRETE SLAB'SREINFORCEMENT AND TENSIONED WIRES AND LOCATE THE NEWCONNECTIONS AND COORDINATE WITH THE AOR AND SEOR BEFOREDRILLING AND OR SHOT-PINNING TO THE CONCRETE ELEMENTS.
*THE SLAB AND WALLS REINFORCEMENT AND WIRES MUST BE
PROTECTED FROM ANY DAMAGE.
NEW OVERHEAD GATE NOTE:
*THE CONTRACTOR MUST REVIEW THE GATE SHOP DRAWINGS ANDFOLLOW THE MANUFACTURER RECOMMENDATIONS.
*THE CONTRACTOR MUST VERIFY ALL DIMENSIONS WITH THE
MANUFACTURER BEFORE INSTALLING THE GATE.
*THE CONNECTORS ARE PER MANUFACTURER RECOMMENDATIONS
AND DESIGN.
*SEE SHEET A-1.1 FOR GATE SHOP DRAWINGS.
3 4" = 1'-0"
NEW OVERHEAD SECURITY GATE2
Scale:
Date:
Drawn By:
Checked By:
Project Number:
M.M.
B.J.
July 1st, 2024
2024-92
No. Description Date
Phone: (661) 803-7837, (661) 522-2262E-mail: contact@damasceng.com
Website: www.damasceng.com
Address: 7812 Vassar AvenueCanoga Park, CA 91304
2240 NEWPORT BLVD,
NEWPORT BEACH, CA 92663
GARAGE GATE
PENINSULA VILLAGE
S-1
As indicated
SITE PLAN & DETAILS
Damascene Structural Engineering
ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANSINDICATED OR REPRESENTED BY THIS DRAWINGARE OWNED BY AND PROPERTY OFDAMASCENE STRUCTURAL ENGINEERING AND WERE CREATED, EVOLVED AND DEVELOPEDFOR USE ON AND IN CONNECTION WITH THESPECIFIED PROJECT. NONE OF SUCH IDEAS,DESIGNS, ARRANGEMENTS,OR PLANS SHALL BEUSED BY OR DISCLOSED TO ANY PERSON, FIRM ORCORPORATION FOR ANY PURPOSE WHATSOEVERWITHOUT THE WRITTEN PERMISSION OFDAMASCENE STRUCTURAL ENGINEERING.
LICENSED P ROF ESSIONAL EN
G
I
N
EER
STATE OF CAL I F OR NIACIVIL
EXP. 12/31/25
C 93049
M AJD S . MNIARJI
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