HomeMy WebLinkAbout03_Newport Bay Marina_PA2001-210CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
August 5, 2010
Agenda Item #3
SUBJECT: Newport Bay Marina — PA2001 -210
2300 Newport Boulevard
APPLICANT: ETCO Development, Inc.
PLANNER: James Campbell, Principal Planner
(949) 644 -3210
PROJECT SUMMARY
Review and approval of a Construction Traffic Management and Control Plan and a
Parking Management Plan for the Newport Bay Marina project.
RECOMMENDATION
Conduct a public hearing and approve the Construction Traffic Management and
Control Plan (Attachment PC -1) and Parking Management Plan (Attachment PC -2).
DISCUSSION
In December of 2006, the Planning Commission approved the Newport Bay Marina
project. The project is a mixed use development consisting of 27 residential units and
approximately 36,000 square feet of retail and office uses on a 2.3 acre site in the
McFadden Square area between Newport Boulevard and the Rhine Channel (vicinity
map below). Condition #50 requires the preparation of a Construction Traffic
Management and Control Plan and it also requires the Commission's review and
approval. Condition #64 requires the preparation of a Parking Management Plan subject
to Planning Commission review and approval. The conditions require that this review be
conducted at a public hearing with notice to owners of properties within 300 feet of the
site. Notice of this hearing was mailed on July 23, 2010, and the notice appeared in the
Daily Pilot on July 24, 2010.
The City's Traffic Engineer has reviewed and approved both plans. Planning
Commission approval is required prior to the issuance of building permits, pursuant to
Condition #50 and Condition #64, which is anticipated to be in the coming weeks. If the
Commission desires clarification that cannot be addressed during the hearing, changes
to the plans can be directed.
Newport Bay Marina
August 5, 2010
Page 2
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August 5, 2010
Page 3
The project consists of a large subterranean parking garage with three building levels
above (Attachment PC -3). The parking garage will occupy almost the entire site. The
level above the parking garage will be retail or office uses and the central public plaza
that will provide physical and visual access to the waterfront. The two building levels
above are residential with the exception of Building C, which is all commercial. There is
a central driveway atop the parking garage that is accessed by two ramps that provides
access to residential parking, commercial deliveries and some commercial parking.
1. Construction Traffic Management and Control Plan
In 2006, the Commission wanted detailed information about traffic and parking
management during construction given the large -scale nature of the project. In
summary, the plan provides for on -site and off -site construction worker parking and on-
site deliveries of construction materials. Off -site parking would either be at the Lido
Marina Village parking structure or at a lot in Santa Ana. In either case, a shuttle van
would be used. Once the on -site parking garage is completed (Phase 1 of the overall
project) construction workers will park in the garage.
2. Parking Management Plan
In 2006, the Commission wanted detailed information about the management of parking
after construction. Parking for residents within separate garages, guests and
commercial activities is accessible from the central driveway above the subterranean
parking garage. The applicant plans no specific controls for access to this parking.
Parking within the subterranean garage is for the marina, commercial activities and
several residential guest spaces. The entire garage will be open to the public and there
will be a pay station with a 30 minute grace period. The garage will be monitored 4
times daily.
Prepared by:
J s Campbell, incipal Planner
ATTACHMENTS
Submitted by:
4! _L r p F
PC -1: Construction Traffic Management and Control Plan
PC -2: Parking Management Plan
PC -3: Concept site plan
ATTACHMENT PC -1
Construction Traffic Managemenand Control Plan
Page Intentionally Blank
Construction Traffic Management and Control
Plan for
2300 Newport Blvd - Newport Beach, California
Revised Draft (v.2)
Prepared by:
TEP
Transportation Engineering and Planning, Inc.
P.O. Box 18355
Irvine, CA 92623
Contact: Craig S. Neustaedter, PE
California Registered Traffic Engineer, License #: TR1433
Phone (909) 263 -0383
Prepared for ETCO Development Inc.
Attn: Roger Hatch
2222 Newport Blvd., Second Floor
Newport Beach, CA 92663Phone (949) 200 -7223
June 11. 2010
No. TRH I433 b t -
fle -7 zo,V
Construction Traffic Management and Control Plan
for
2300 Newport blvd a Newport Beach, California
Revised Draft (v.2)
Background
ETCO Development has been approved by the City of Newport Beach to redevelop
property located at 2300 Newport Blvd. The project consists of the removal of several
existing structures which will be replaced by a mixed use development. This report is
submitted for the City's consideration to satisfy the project Condition of Approval #50 in
Resolution # 1706 which calls for the preparation of a construction traffic management
and control plan.
The project location is shown on Figure 1. The project site plan at deck level is shown
as Figure 2.
Proiect Phasing
The project is to be constructed in six phases which are described in Table 1. Phases
5a and 5b described in Table 1 may be constructed simultaneously, depending upon
market factors. Combining the two sub - phases would not alter the construction parking
demand, but would serve to expedite project completion.
Construction Parking
Construction parking needs vary by phase of development. During Phases 1 and 2, all
construction worker parking will be accommodated on -site and prohibited from parking
on City streets. Figure 3 shows the location where construction workers will park on site.
During Phases 3, 4, 5a and 5b when the parking structure will be constructed,
employees will park off -site. During these phases, employees will be parked at a remote
location and transported to the work site.
During Phase 6, after construction of the parking garage is completed, workers will be
parked on site. Also, if Phase 5b is done after Phase 5a, instead of concurrently,
construction workers will park in the completed north portion of the parking garage.
The preferred site to accommodate construction worker parking is the Lido Marina
Village Garage. A letter from the manager of this facility is included as an attachment to
this report which states that parking for construction workers will be provided at the
garage. Also, the manager states that an alternative site is available for construction
worker parking if the Lido Marina Village Garage becomes temporarily unavailable. This
location is at 202 W. Washington Ave. in Santa Ana.
Figure 1
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Figure 3
2300 NEWPORT BLVD. ON SITE CONSTRUCTION PARKING LOCATION
(PROJECT BOUNDARIES ARE APPROXIMATE)
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NOT TO SCALE $
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The following summarizes the estimated number of construction personnel and vehicles
expected during each phase:
Phase 1: 20 vehicles - 20 on -site employees*.
Phase 2: 20 -30 vehicles - 20 to 30 on -site employees.
Phase 3: 20 -30 vehicles - 20 to 30 on -site employees.
Phase 4: 40 -60 vehicles - 40 to 60 on -site employees.
Phase 5a: 50 -70 vehicles - 50 to 70 on -site employees.
Phase 5b: 50 -70 vehicles - 50 to 70 on -site employees.
Phase 6: 30 vehicles - 30 on -.site employees.
*all estimates are approximate
Parking Shuttle
During implementation of off -site parking, the contractor will use a shuttle service to
transport workers to and from the project site. A 12 passenger van will be utilized for the
shuttle service. Contractor tools will be stored on -site during the phases when workers
must park off -site.
At the Lido Marina Village Garage, the shuttle pickup /drop off point will be within the
parking structure. The shuttle pickup and drop off point at the project will be on -site. The
shuttle van will travel between the two points via Newport Blvd.
Details of the route are as follows
Parking Garage to Project Site
Via Lido to Newport Blvd.
left on Newport Blvd.
left on 22nd St.
left on The Arcade
Project Site to Parking Garage
The Arcade to 22nd St.
right on 22nd St.
right on Newport Blvd.
right on 28th St. /Lafayette Road
left on Via Lido
6
Construction Timing /Hours of Operation
The following conditions shall apply with respect to construction timing and hours of
operation:
1) The normal hours for all construction activity at the project site, including hauling of
material to and from the site will be Monday through Friday between the hours of 7
a.m. and 3:30 p.m.
2) To avoid the peak traffic hours during summer months (defined as beginning the
Friday preceding Memorial Day and ending on Labor Day), hauling and deliveries
will not be allowed between 7:00 a.m. to 10:00 a.m., and after 3 p.m. Except Phase
3, at least part of each project phase will occur during summer months. No street or
lane closures will occur during summer months. The estimated number of trucks
servicing the project site for each phase is shown on Table 1.
3) No work will be allowed on weekends or holidays.
4) Concrete pours will occur during Phases 2, 4, 5a, 5b, and 6. Pours may occur over a
continuous 8 to 10 hour period, over several consecutive weekdays. No trucks
involved in the concrete pours will require staging on public streets.
Haul Routes
The following conditions shall apply with respect to haul routes and hauling activities:
1) The haul route to and from the project site will be Newport Blvd. to the 55 Freeway.
Materials being delivered to, or removed from the project site during the
construction and /or demolition period will be scheduled so as to minimize the
inconvenience experienced by the public. The project developer will be required to
obtain a Haul Route Permit before commencing any construction activities.
2) The project developer will hire a hauling contractor. The hauling contractor will
prepare a truck haul route plan, which would include the approximate number of
truck trips (also described under the mitigation measure(s) in the EIR), the hours
during which transport activities are expected to occur and measures to keep all haul
routes clean and free of debris /gravel /dirt attributable to the hauling operation of the
project site. The truck haul route plan will also include information regarding the
maximum number of trucks expected during peak summertime and off -peak non -
summer hours.
3) During the excavation and hauling phase, the staging of construction vehicles will be
accommodated on -site to the maximum extent possible. No staging of haul vehicles
will be done in public right of way.
4) All haul trucks will be radio equipped to avoid any queuing of trucks in the public
right of way including, but not limited to Newport Peninsula area during peak
summer months.
5) All delivery of material and storage of material will occur on- site. To minimize
disruption to vehicular traffic on Newport Blvd., access to the site will be taken via
the traffic signal at 21 st St. and Newport Blvd. to The Arcade.
6) The City of Newport Beach Public Works Department will be notified prior to
beginning any haul period. If hauling is suspended, the City will be notified when
hauling will resume.
7) All trucks and construction personnel traffic will enter and exit the site using the
existing driveway from The Arcade. All truck traffic will be coordinated at times which
will cause the least inconvenience to the public.
8) All trucks and construction - related vehicles exiting the project site will be directed to
yield at all times to public traffic.
9) Flaggers will be used to guide and control traffic, to minimize inconvenience to the
public and enhance vehicle and pedestrian safety. As needed, flaggers will be used
whenever trucks leaving the project site may impede the flow of traffic along
Newport Blvd.
10)During concrete pours, concrete delivery trucks will be accommodated on -site. This
will include the on -site provision of at least three queuing spaces, one each for
vehicles preparing to exit the site, vehicles delivering concrete and vehicles waiting
to deliver. All trucks will be radio equipped so that trucks call be dispatched from the
concrete batch plant as needed to avoid queuing in the area of the project site. No
staging of trucks will be permitted within the public right -of -way.
11)The contractor will install an 8 foot high wood fence along the project site perimeter
before excavation begins as a pedestrian safety precaution.
12)The contractor will have a designated employee controlling the logistics of all
deliveries. No unscheduled deliveries will be accepted. Construction managers
and /or security guards will be continuously on -site during all project phases and will
turn away unscheduled deliveries. All materials requiring assembly will be
accommodated on -site.
13)To minimize construction vehicle delay and queuing on City streets, all construction
vehicles will be equipped with two -way radios, so that radio communication could be
established between drivers and a traffic controller at the project site and entry in to
the site could be coordinated and facilitated appropriately.
14) All trucks leaving the site during excavation operations will be watered down before
entering the City streets and shall be covered or have water applied to the exposed
surface to prevent dust from impacting the surrounding areas. If there is any
accumulation of construction mud at the entrances to the project site or nearby
streets, such areas should be cleaned (swept). The contractor will comply with the
Best Management Practices (BMPs) as stipulated in the approved SWPPP and
Water Quality Management Plans.
15) A traffic control plan will be prepared, signed and stamped by a California
Registered Traffic Engineer for any temporary street, sidewalk, parking or lane
closures. A Temporary Street and Sidewalk Closure Permit will be obtained from the
City of Newport Beach Public Works Department, Traffic Engineering Division for the
above mentioned closures. No full street closures will be required.
16) When project construction commences, a contractor will be hired to truck debris to
landfills and disposal locations in compliance with city of Newport Beach and Orange
County regulations.
8
Roger D. Hatch
Division President
Southern California Division
etco HOMES, Inc.
2222 Newport Boulevard, 2nd Floor
Newport Beach, CA 92663
Main: (310) 691 -5500
Direct Line: (949) 20C -7221
Direct eFax. (949) 200-7251
Cell: (949) 812 -1702
May 27, 2010
Mr. Hatch,
*,W, fhrc
.404
This letter is to confirm that I currently have monthly parking available for off site construction parking for the
proposed construction project located on the Balboa Peninsula in Newport Beach, CA.
Per our agreement we are authorized in the course of our normal daily operations ". to operate a parking facility on
the property 24 hours a day, 7 days a week as an independent contractor under the ferns and conditions...' We
currently provide monthly parking at this location and have for many years.
Monthly parking is currently available for normal sized, half -ton trucks and vehicles at our locations in Newport Beach
or Santa Ana on a month to month basis from a cost ranging from $89.00 /month to $29 /month per vehicle.
Some of the locations at which I currently have parking available are
Lido Marina Village Garage - 3400 Via Lido Newport Beach, CA 92663 160 stalls) 589.00 /month per vehicle. Pick up of the
personnel with the shuttle van would be from the exterior of the parking structure and on private property.
Vehicles that would be parked at the Lido Marina Village Garage would be required to Park on the too floor of the structure to
allow for use of the rest of the structure by hourly parking. Workers would remain at the top of the structure until the shuttle
arrives and they would be notified by phone or radio. We have limited additional non - garage parking for normal sized vehicles
with height restrictions (racks, lifted) located at the 3400 Via Lido Newport Beach, CA 92663 location. Please coordinate any
oversized parking with me directly.
Additional, cost effective, car pool areas are available:
202 W. Washington Ave Santa Ana, CA 92701 (44 stalls) $29.00 /month per vehicle
Open air, no height restrictions, pick up on site.
I do not have any parking that would accommodate oversized vehicles. box trucks, semis, concrete trucks, cranes,
pump trucks, etc. and these large items would need to be staged separately.
Best Regards,
Hugh W. Bowles
City Manager for Diamond Parking Services. LLC
1200 North Main Street Suite 100
Santa Ana, CA 92701
Office (714) 542 -1464
Cell (714) 316 -4548
ATTACHMENT PC -2
Parking Management Plan
Parking Management Plan
for
2300 Newport Blvd - Newport Beach, California
Revised Draft (v.3)
Prepared by:
TES
Transportation Engineering and Planning, Inc.
P.O. Box 18355
Irvine, CA 92623
Contact: Craig S. Neustaedter, PE
California Registered Traffic Engineer, License #: TR1433
Phone (909) 263 -0383
Prepared for ETCO Development Inc.
Attn: Roger Hatch
2222 Newport Blvd., Second Floor
Newport Beach, CA 92663Phone (949) 200 -7223
July 8, 2010
No, rnoo+av
12 31:10
FJO'-_
re - 71Y/ "t J
Parking Management Plan for
2300 Newport Blvd - Newport Beach, California
Revised Draft (v.3)
July 8, 2010
Purpose Statement
This is a Parking Management Plan for the operation of the Newport Bay Marina located
at 2300 Newport Blvd. in Newport Beach California (the Project). The purpose is to
explain in detail the methods which will be used to professionally manage the parking
structure.
The primary purpose of the Parking Management Plan is to ensure that parking will be
available for the use of the Project occupants and their visitors without negatively
impacting the surrounding properties and roadways.
This Parking Management Plan will demonstrate how parking will be provided for the
project occupants and visitors while incorporating a public parking option.
Background
ETCO Development has been approved by the City of Newport Beach to redevelop
property located at 2300 Newport Blvd. The conditions of approval for the Project
(Resolution No. 1706) call for the submittal and approval of a Parking Management
Plan. This report is submitted for the City's consideration in satisfaction of this
requirement.
The Project location is shown on Figure 1.
Site Parking
On -site parking will be provided on the Project's upper deck and in a below deck
garage. The upper deck parking will be used by residents, their guests, and for
commercial carports. The project site plan at deck level is shown as Figure 2. The
project site plan for the below grade parking garage is shown as Figure 3.
The parking garage will be primarily for visitors to on -site retail and office facilities. The
garage will also have parking for marina users, residents' guests, and handicap parking.
The general public will also be able to pay to park in the garage with demand for outside
public parking to be controlled by setting rates or by attending the location during peak
season. Rates will be closely managed to maintain the prevailing market rate for hourly
parking. Maintaining the market rate will create stable parking demand benefitting the
property by keeping demand local and parking accessible to the building.
T
Figure 1
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2300 NEWPORT BLVD.
DECK LEVEL PLAN
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DECK LEVEL PLAN
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PAWNG GARAGE
1O = PARKING PAY STATION
4 ® = PARKING PAY STATION
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=TANDEM PARKING STALLS -
RESERVED FOR TENANT KEMPLOYEES
pd ® = RESIDENTIAL GUEST PARKING
NOT TO SCALE q TEMP"o
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The number of parking stalls provided on site conforms to the city's Municipal Code
(Chapter 20.66) and is summarized as follows:
Site Access
Four driveways provide access to the upper deck and garage parking areas. The site
access is summarized on Table 1. None of the driveways will be gated.
Parking Management
A parking management company will be retained to manage parking in accordance with
the Parking Management Plan. The primary directive of the parking company will be to
ensure parking is available to the tenants and their guests even during times of high
external demand for parking. This will be achieved in part by utilizing the technology of
the two electronic pay stations and in adjusting parking rates to control demand.
Technology
Figure 3 shows the location of the two electronic pay stations within the structure.
These two electronic pay stations which will be employed within the garage are the
same technology used by the City of Huntington Beach and the City of Riverside to
control beach and street parking respectively.
Figure 4 shows an example of the electronic pay station to be installed in the parking
garage. The electronic pay stations will accept credit cards or cash.
These electronic pay stations are also capable of employing a variety of rate schedules
based upon parking demand. Rate schedules can be changed on site or remotely by
computer to reduce demand from outside parking. Working closely with the property
manager to understand lease requirements and hours of business operations will allow
the garage to operate as a closely managed, shared use location. For example, when
5
Reqired
Provided
Use
Quantit
Code
#
Garage
Upper
Total
y
Deck
Retail
20417
1/250
82
69
14
83
SF
SF
Office
13880
1/250
56
57
57
SF
SF
Residents
27 DUs
2 /DU
54
54
54
Guests
.5 /DU
14
16
10
26
Marine
19 Slips
.8 /Slip
15
15
15
Stalls
Accessible
6
7
7
Total
222
164
78
242
Site Access
Four driveways provide access to the upper deck and garage parking areas. The site
access is summarized on Table 1. None of the driveways will be gated.
Parking Management
A parking management company will be retained to manage parking in accordance with
the Parking Management Plan. The primary directive of the parking company will be to
ensure parking is available to the tenants and their guests even during times of high
external demand for parking. This will be achieved in part by utilizing the technology of
the two electronic pay stations and in adjusting parking rates to control demand.
Technology
Figure 3 shows the location of the two electronic pay stations within the structure.
These two electronic pay stations which will be employed within the garage are the
same technology used by the City of Huntington Beach and the City of Riverside to
control beach and street parking respectively.
Figure 4 shows an example of the electronic pay station to be installed in the parking
garage. The electronic pay stations will accept credit cards or cash.
These electronic pay stations are also capable of employing a variety of rate schedules
based upon parking demand. Rate schedules can be changed on site or remotely by
computer to reduce demand from outside parking. Working closely with the property
manager to understand lease requirements and hours of business operations will allow
the garage to operate as a closely managed, shared use location. For example, when
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Figure 4
Examples of Parking Pay Station
commercial tenants are closed on evenings and weekends, a certain portion of this
parking can be used as public parking during these times.
The proposed technology will allow for rate structures to be tailored specifically for the
times of surplus parking capacity. Utilizing surplus parking during available times can
reduce parking demand on the surrounding area ultimately serving the public.
Three strategies will be used to manage on -site parking. These are described as
follows:
Year -Round
Residential - Residents will be required to park in their units' reserved spaces on the
deck level. Residents will be issued a hanging annual permit to facilitate on -site parking
management.
Grace Period — There will be a minimum grace period of at least 30 minutes for all
parking. Short visits are local, present less of a parking impact and will be monitored
with random patrols throughout the day.
Residential Visitors — Per the Project's approved plan, residential visitors will be
provided 10 stalls on the deck and 16 stalls in the parking garage. The stalls for
residential visitors will be marked as reserved and will require a separate parking permit
to be displayed. The location of the reserved stalls on the deck is shown on Figure 2
and in the parking garage on Figure 3.
Other Reserved Parking - Six parking stalls in the parking garage are in the tandem
configuration. These stalls will be reserved for on -site office or retail tenant employees.
Stalls in tandem shall be reserved to the same unit or leased space. The location of
these reserved tandem parking stalls is shown on Figure 3.
Tenants /Employees - Tenants and employees will be issued hanging monthly permits
which will allow parking at any time in any unreserved stall in the parking garage.
Marina Parking - Marina slip renters will be issued annual hanging permits. 15 stalls
will be reserved in the parking garage for marina users.
Uniformed Parking Attendants - Parking attendants will monitor the location a
minimum of 4 times daily, at varying times of the day. Attendants' duties will monitoring
occupancy of parking stalls, chalking tires while recording times of arrival, obtaining
computer print outs of vehicles who have paid, looking for displayed permits and
monitoring for parking compliance.
Vehicles found to be out of parking compliance will be issued a notice of violation.
These notices will be tracked on a ParkTrack system which records every violation. By
tracking violations the parking management company is able to identify repeat violators
and remove vehicles by towing at the owners expense. This computerized tracking
system allows for an accurate record of the number of violations and circumstances and
assists in accuracy and preventing mistakes. The property manager and parking
manager will have the ability to void a violation issued because of human error, or a
permit not being displayed, or for any other valid reason. The ParkTrack system has an
established track record of reliability and is used by many municipalities in tracking
parking citations.
Times of Low External Demand
Low external demand is defined as times outside of peak season when parking demand
is primarily driven by on -site users. Typically, these are weekdays outside of the
summer season which runs from Memorial Day through Labor Day. Occasionally,
special events occur outside of the weekends or summer season which generates high
external demand.
During times of low external demand, market parking rates past the 30 minute grace
period will be established. Payment for the stall number in which the vehicle is parked
will register the vehicle as approved to park.
Rate structures will encourage public parking during times when there is a surplus of
available on -site parking. At no time will the project parking rates for off -site users be as
low as parking rates at city maintained parking lots.
During periods of low external demand, the attendants will patrol the location 4 times a
day at a minimum.
Times of High External Demand
High external demand periods are defined as times within peak season or during events
when there is a high demand for businesses, services or recreation outside of the
project.
During these times, to prevent outside parking demand from excluding tenants and
guest of the property, rates will be increased to reduce external demand for parking at
this location.
To encourage use by on -site visitors, coupon codes will be issued by the tenants to
distribute to their visitors. These codes can reflect a 0% -100% discount in parking rates
acting as a type of validation. Clients will be issued the coupon code which can be valid
for a specific time period (summer, weekend, specific evenings). Clear signage will
instruct first time visitors how to obtain a coupon code from vendors.
During periods of high external demand, the attendant's patrols will be more frequent in
monitoring for activity and parking occupancy. A minimum of 8 checks per day will be
done during these periods. During peak parking events with high internal and external
22
parking demands, it may be necessary to close the parking garage to public parking to
achieve the primary purpose of ensuring use of the garage for the project occupants
and their visitors. This can be accomplished by attending the location and close
monitoring with a full time employee.
Valet Parking
The use of on -site valet parking is currently not anticipated. Should valet parking be
considered in the future, the property management will pursue obtaining the requisite
use permit in accordance with Section 20.66.100 of the Newport Beach Municipal Code.
Deliveries
Deliveries will be made at the two designated loading zones on the project's upper deck
shown on Figure 2.
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ATTACHMENT PC -3
Concept site plan