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Home My WebLink AboutOng Parking Waiver - PA2009-059CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT January 21, 2010 Meeting Agenda Item No. 2 SUBJECT: Ong Parking Waiver - (PA2009 -059) 333 Old Newport Blvd. ■ Use Permit No. UP2009 -014 APPLICANT: Ann Ong Hung PLANNER: Erin Steffen, Planning Technician (949) 644 -3234, esteffen @newportbeachca.gov On December 3, 2009, the Planning Commission approved (5 ayes, 2 noes) a use permit application to waive 3 additional off - street parking spaces required for the conversion of 3,061 square feet of retail space to medical office in the subject multi - tenant building. The approval included a condition requiring the applicant to relinquish all rights to Use Permit No. 2006 -017, which allows for a full - service, small -scale eating and drinking facility on the first floor of the building. Because a resolution reflecting that action was not available at the time of approval given staffs recommendation of denial, staff has prepared a resolution reflecting the Commission's action (Attachment PC -1). The applicant now believes it is financially infeasible to eliminate the restaurant and requests that the Commission consider a revised project. The applicant's new proposal is to reduce the size of the medical office to 2,600 square feet, which requires a parking waiver of 2 rather than 3 spaces, and to retain the rights of the small eating and drinking facility. 1) Conduct a public hearing; and 2) Adopt Resolution No. 1796 approving Use Permit No. UP2009 -014 (Attachment PC -1). In comparison to the previous approval, the revised project reduces the parking waiver requirement by 1 space. Also, the revised floor plan for the medical office (Attachment Ong Parking Waiver — PA2009 -059 January 21, 2009 Page 2 PC -2) shows a smaller, more consolidated layout. This layout eliminates the potential for two separate medical offices areas as portrayed on the previous approved floor plan. However, retaining the rights to the restaurant under the new proposal may result in less certainty on with the actual parking demand as restaurants typically have more variation in parking demand during the day and through the year than other types of uses. Should the Planning Commission find that the revised project is superior, or even comparable, to the project approved on December 3, 2009, the Commission can approve the revised proposal by adopting the draft resolution (Attachment PC -3). Facts to support the findings for approval are provided in the draft resolution. Environmental Review The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities), which exempts minor alterations to existing facilities. The existing building will remain with no additional square footage; the scope of the physical construction is limited to minor interior alterations. Public Notice The applicant's revised request deviated from the Commission's action on December 3, 2009, and for it to be considered, a new public hearing was necessary. Notice of this revised project and hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property, and posted at the site a minimum of ten days in advance of this hearing, consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Erin M. Ste n, Plannii T clinician Attachments Submitted by: 1 `,� . PC 1 Resolution reflecting December 3, 2009 Commission Action PC 2 Revised Project Plans PC 3 Draft Resolution reflecting Revised Project PC 4 December 3, 2009 Staff Report FAUsers \PLN \Shared \PA's\PAS - 2009 \PA2009 - 059 \UP2009 -014 PC rpt.docx Exhibit No. 1 Resolution of December 3, 2009 Action RESOLUTION NO. 1796 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2009 -014 TO WAIVE THE ADDITIONAL OFF - STREET PARKING REQUIRED FOR THE CONVERSION OF 3,061 SQUARE -FEET OF RETAIL TO MEDICAL OFFICE IN AN EXISTING MULTI - TENANT BUILDING LOCATED AT 333 OLD NEWPORT BOULEVARD (PA2009 -059) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. The applicant proposes to convert a 3,061 square -foot retail space to medical office in an existing multi- tenant building located at 333 Old Newport Boulevard. Based upon the minimum required parking ratios of the Zoning Code specified in Section 20.66.030, three additional spaces are required. The subject property does not provide any off - street parking and the site cannot be modified to provide additional parking without demolition of the existing multi- tenant building. 2. In accordance with Section 20.66.100 and Chapter 20.91 of the kMunicipal Code, an application for a use permit requesting the waiver of 3 parking spaces was filed by Ann Ong Hung, with respect to property located at 333 Old Newport Boulevard, and legally described as Tract 27 Lot 24 Block 9 Triangular Lot in Lot — including portion of abandoned streets adjacent on northwest and southwest NW & SE in the City of Newport Beach, California. 3. Public hearings were held on December 3, 2009, and January 21, 2010, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meetings were given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at these meetings. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITYACT DETERMINATION. 1. This project is categorically exempt from environmental review pursuant to Section 15301 of Title 14 of the California Code of Regulations. The existing building will remain with no additional square footage; the scope of the physical construction is limited to minor interior alterations and restriping of existing parking spaces. SECTION 3, REQUIRED FINDINGS. In accordance with Section 20.91.035 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Planning Commission Resolution No. 1796 Paae 2 of 5 Finding: A. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. Facts in Support of Finding: A -1. The site is located in the Old Newport Boulevard Specific Plan District in an area designated as Retail and Service Commercial. Medical office is a permitted use within this district. Finding: B. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located, will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. Facts in Support of Finding: B -1. The proposed medical office is consistent with the General Commercial Office (CO -G) land use designation. The waiver of three parking spaces will not be detrimental to the adjoining properties as there are municipal parking spaces conveniently located adjacent to the subject site. Finding: C. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Facts in Support of Finding: C -1. In accordance with Section 20.66.100, a waiver of the required parking may be allowed as municipal parking spaces are conveniently located adjacent to the subject site. These spaces are located as to be useful in connection with the conversion of retail space to medical office use as they provide sufficient parking based upon the November 15, 2009, parking study prepared by Traffic Safety Engineers. C -2. Compliance with all other applicable regulations of the Municipal Code will be required and enforced. Finding: D. If the use is proposed within a Residential District (Chapter 20.10) or in an area where residential uses are provided for in Planned Community Districts or Specific Plan Districts, Planning Commission Resolution No. 1796 Pape 3 of 5 the use is consistent with the purposes specified in Chapter 20.91A and conforms to all requirements of that Chapter. Facts in Support of Finding: D -1. The proposed use is not located within a Residential District. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit No 2009 -014, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 2151 DAY OF JANUARY, 2010. AYES: NOES: ABSTAIN ABSENT: N.- V ll -Y Robert Hawkins, Chairman Charles Unsworth, Secretary Planning Commission Resolution No. 1796 Pape 4 of 5 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan and floor plans stamped and dated December 3, 2009. (Except as modified by applicable conditions of approval.) 2. Use Permit No. 2009 -014 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 6. This Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Department. 9. 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 the leasing agent. 10. The medical office shall be limited to a maximum of 3,061 gross square feet. 11. The applicant shall submit a revised site plan showing the striping of three additional parallel parking spaces between the subject property and adjacent municipal lot and the restriping of the existing parking spaces fronting the building to accommodate one additional disabled parking space within the public right -of -way. The plan shall be Planning Commission Resolution No. 1796 Page 5 of 5 reviewed by the Public Works Department and Building Department for compliance with applicable requirements. Implementation of these improvements shall be subject to the approval of an encroachment permit/agreement and inspection by the Public Works and Building Department inspectors. The encroachment permit/agreement shall be obtained prior to the issuance of a building permit or establishment of the proposed medical office use. 12. Prior to the issuance of a building permit for the proposed project or the establishment of the proposed medical office use, the owner, who is also the applicant, shall relinquish all rights granted pursuant to Use Permit No 2006 -017 for the full - service, small -scale eating and drinking facility. ��R Exhibit No. 2 Revised Project Plans /0 NEWPORT BLVD. PRA 4850 BARRANCA PARKWAY ED 7J SWIE 203 �MICBAMN IRMH CA 9204 ILL:— F= u 7_7 NPORT BLVD. 10 BE Wlolls�E m 66 2,600 SF EXISTING RETAIL SPACE PROPOSED TO BE CONVERTED TO MEDICAL OFFICE i —�Hovll BELLA CARA DERMATOLOGY NEWPOIR'BEACµ CA 98880 SrtE RAOp PLAN All Exhibit No. 3 Draft Resolution of Revised Project 1, v RESOLUTION NO. 1796 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2009 -014 TO WAIVE THE ADDITIONAL OFF - STREET PARKING REQUIRED FOR THE CONVERSION OF 2,600 SQUARE -FEET OF RETAIL TO MEDICAL OFFICE IN AN EXISTING MULTI - TENANT BUILDING LOCATED AT 333 OLD NEWPORT BOULEVARD (PA2009 -059) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. The applicant proposes to convert a 2,061 square -foot retail space to medical office in an existing multi- tenant building located at 333 Old Newport Boulevard. Based upon the minimum required parking ratios of the Zoning Code specified in Section 20.66.030, two additional spaces are required. The subject property does not provide any off - street parking and the site cannot be modified to provide additional parking without demolition of the existing multi- tenant building. 2. In accordance with Section 20.66.100 and Chapter 20.91 of the Municipal Code, an application for a use permit requesting the waiver of 2 parking spaces was filed by Ann Ong Hung, with respect to property located at 333 Old Newport Boulevard, and legally described as Tract 27 Lot 24 Block 9 Triangular Lot in Lot — including portion of abandoned streets adjacent on northwest and southwest NW & SE in the City of Newport Beach, California. 3. Public hearings were held on December 3, 2009 and January 21, 2010, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meetings were given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at these meetings. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt from environmental review pursuant to Section 15301 of Title 14 of the California Code of Regulations. The existing building will remain with no additional square footage; the scope of the physical construction is limited to minor interior alterations and restriping of existing parking spaces. SECTION 3. REQUIRED FINDINGS In accordance with Section 20.91.035 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: ./i- Planning Commission Resolution No. 1796 Pape 2 of 5 Finding: A. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. Facts in Support of Finding: A -1. The site is located in the Old Newport Boulevard Specific Plan District in an area designated as Retail and Service Commercial. Medical office is a permitted use within this district. Finding: B. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. Facts in Support of Finding: B -1. The proposed medical office is consistent with the General Commercial Office (CO -G) land use designation. The waiver of two parking spaces will not be detrimental to the adjoining properties as there are municipal parking spaces conveniently located adjacent to the subject site. Finding: C. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Facts in Support of Finding: C -1. In accordance with Section 20.66.100, a waiver of the required parking may be allowed as municipal parking spaces are conveniently located adjacent to the subject site. These spaces are located as to be useful in connection with the conversion of retail space to medical office use as they provide sufficient parking based upon the November 15, 2009, parking study prepared by Traffic Safety Engineers. C -2. Compliance with all other applicable regulations of the Municipal Code will be required and enforced. Finding: D. If the use is proposed within a Residential District (Chapter 20.10) or in an area where residential uses are provided for in Planned Community Districts or Specific Plan Districts, Planning Commission Resolution No. 1796 Page 3 of 5 the use is consistent with the purposes specified in Chapter 20.91A and conforms to all requirements of that Chapter. Facts in Support of Finding: D -1. The proposed use is not located within a Residential District. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit No 2009 -014, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 21St DAY OF JANUARY, 2010. AYES: NOES: ABSTAIN ABSENT: L Robert Hawkins, Chairman Charles Unsworth, Secretary Planning Commission Resolution No. 1796 Pape 4 of 5 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan and floor plans stamped and dated January 21, 2009. (Except as modified by applicable conditions of approval.) 2. Use Permit No. 2009 -014 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 6. This Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Department. 9. 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 the leasing agent. 10. The medical office shall be limited to a maximum of 2,600 gross square feet. 11. The applicant shall submit a revised site plan showing the striping of three additional parallel parking spaces between the subject property and adjacent municipal lot and the restriping of the existing parking spaces fronting the building to accommodate one additional disabled parking space within the public right -of -way. The plan shall be Planning Commission Resolution No. 1796 Paqe 5 of 5 reviewed by the Public Works Department and Building Department for compliance with applicable requirements. Implementation of these improvements shall be subject to the approval of an encroachment permit/agreement and inspection by the Public Works and Building Department inspectors. The encroachment permit/agreement shall be obtained prior to the issuance of a building permit or establishment of the proposed medical office use. Z() Exhibit No. 4 December 3, 2009 Staff Report -Z'-;,> 4 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 3, 2009 Meeting Agenda Item No. 2 SUBJECT: Ong, Parking Waiver - (PA2009 -059) 333 Old Newport Blvd. Use Permit No. UP2009 -014 APPLICANT: Ann Ong Hung PLANNER: Erin Steffen, Planning Technician (949) 644 -3234, esteffen @newportbeachca.gov PROJECT SUMMARY A use permit application to waive 3 additional off - street parking spaces required for the conversion of 3,061 square -feet of retail space to medical office in an existing multi - tenant building. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt the attached draft resolution denying Use Permit No. UP2009 -014 (Attachment PC 1). Zy Ong Parking Waiver — PA2009 -059 December 3, 2009 Page 2 a 1(.IG41411 Y:MAP GENERAL PLAtJ. NING ,3a !], . «14 � • ! a � x • aEle «O 416 1x9 1L Ai{ � „•1P io SP4a. P 'ixz us� �BVp4 R@ N04v94 R0 «0 Rx �. M. uelei «B �Pd` ,ae ]« RS-07 axe J a «�B aw F- aaa I u 4w/ as iio 31. ? as axBla4 / a' ; nne: ax - , 4v na s�aa o m aaa � x vae ,/ Bo a ao % ��' <au` / x % e ]a u � a .waiao so ae R 7 1'i ' \s ' cP•xs)`P ,ox Af � Y ur /o fia 4 /9 (11, .1 IN i /a� z ,aePse ue \ae�/ > ' a /� (14' x s w /iiou =u N A / s « z,a =Ry LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE CO -G General Commercial Office SP -9 Old Newport Specific Plan Commercial NORTH CO -G General Commercial Office SP -9 Old New ort S ecific Plan Commercial SOUTH CO -G General Commercial Office SP -9 Old Newport Specific Plan Commercial EAST CO -G General Commercial Office SP -9 Old Newport Specific Plan Commercial WEST PI Private Institutions PC -38 (Hoag Hospital) Medical Commercial a I Ong Parking Waiver— PA2009 -059 December 3, 2009 Page 3 INTRODUCTION Proiect Setting The property is a triangular- shaped lot located between Old Newport Boulevard and Newport Boulevard south of Hospital Road, and is developed with a 9,969 square -foot, multi- tenant, commercial structure. The structure is currently occupied with a retail store, a hair salor;, and a health /fitness facility. There are two vacant tenant spaces that were previously occupied by a retail store and a small restaurant. The property does not provide any off - street parking and therefore, the structure is nonconforming. Public parking (41 marked spaces and 4 unmarked "spaces ") abuts the project site and is provided within the Old Newport Boulevard right -of -way. Exhibit 1 below indicates the location of these parking areas. Exhibit 1 — Parking Areas Adjacent to the project site to the north is a multi- tenant, commercial building with several parking spaces fronting the building. East of the project site across Old Newport Boulevard are a series of commercial buildings with retail, general and medical office, and mixed -use buildings; some with and some without off- street parking. Proiect Description The applicant plans to convert two retail suites totaling 3,061 square feet to medical office use. This intensification of use requires 3 additional parking spaces that the site cannot provide, thus necessitating the consideration of a parking waiver. Due to the change of use to medical office, an additional disabled parking space is required and Ong Parking Waiver — PA2009 -059 December 3, 2009 Page 4 therefore, one space within the public right -of -way would be eliminated to accommodate the new disabled parking space. The site is designated General Commercial Office (CO -G) and the zoning for the property remains SP -9 (Old Newport Boulevard Specific Plan Area). The Old Newport Specific Plan designates the site as. Retail and Service Commercial. Medical office use is allowed by the General Plan and zoning for the site. As noted previously, the project site provides no off - street parking and the current uses within the building require a maximum of 39 parking space based upon Zoning Code required parking ratios. With the proposed project, a total of 42 spaces would be required by code unless the requested waiver is approved. The 4 unmarked spaces need to be marked to promote safety and the City traffic engineering staff would require the spaces to be striped as parallel spaces. Converting the unmarked parking "spaces" to parallel spaces would result in the loss of one parking space; only three spaces can be accommodated. The marking of this parking area coupled with the additional disabled parking space needed for the change of use reduces available parking in the right -of -way to 43 spaces. These are public parking spaces and are not for the exclusive use of the project site. However, given the atypical design and their location of these spaces, the public would readily believe that the parking is designated for the building. In accordance with Section 20.66.100 (Modifications or Waiver of Off - Street Parking Requirements) of the Zoning Code, a waiver of the required parking may be allowed subject to approval of a use permit by the Planning Commission provided one or more of the following conditions must be met: 1. A municipal parking facility is so located as to be useful in connection with the proposed use or uses on the site or sites. 2. The site is subject to two or more uses and the maximum parking requirements for such uses do not occur simultaneously. 3. A parking management plan for the site has been approved by the Planning Commission pursuant to Section 20.66. 100 (B). 4. The Planning Commission makes the following findings a. The parking demand will be less than the requirement in Section 20.66.030. b. The probable long -term occupancy of the building or structure, based on its design, will not generate additional parking demand. 1. Ong Parking Waiver — PA2009 -059 December 3, 2009 Page 5 Condition No. 1 The abutting municipal parking spaces are conveniently located adjacent to the project site and this fact alone could support application approval. However, the actual availability of parking spaces is an important factor in deciding whether the municipal spaces are "useful." The i applicant had Traffic Safety Engineers (TSE) prepare parking survey reports for the ; project. The most recent study dated November 15, 2009 (Attachment PC 2), concluded that sufficient parking for the proposed project would be available. Four to 15 spaces may be available during the day based upon surveyed parking demand and anticipated parking demand for the proposed project based upon the Zoning Code (1 space for each 200 square feet of medical office). One to 7 spaces would be available during the day based upon Zoning Code requirements for all uses including the proposed project. The prior report dated August 12, 2009 (Attachment PC 3), indicated that parking would likely be available for the project. It also indicated that 2 to 12 vehicles, for either employees or patrons from the medical center on the east side of Old Newport Boulevard, were observed parked within the public parking spaces that are adjacent to the project site. The City's traffic engineering staff reviewed the parking reports and indicated that parking availability may be influenced by uses across the street and may also be influenced by the limited occupancy and short-term leases of the multi- tenant, retail building located directly north of the project site. That site provides a limited number of off - street parking spaces directly in front of the building. The most recent parking report included a parking survey for this building and indicated that parking demand for this building is not occurring or anticipated within the public parking pool that abuts the project site. The likely reason for short-term leases at that site is that the property has been considered for redevelopment recently. A new medical office building was planned that would fully comply with the increased off - street parking requirements for medical uses. Plans were submitted to the Building Department for plan check; however, that plan check has expired and the project has been abandoned for now. Should that building be constructed, parking for that site is less likely to affect the availability of public parking that could serve the project site. Although the requested parking waiver is small, uncertainty exists and in the long -term when the economy improves, actual parking demand may increase. Traffic engineering staff suggests a two -year review of the project if it were to be approved, wherein the public parking spaces can be monitored. Condition No. 2 The site is subject to several uses where the respective peak parking demands may not occur simultaneously. The health /fitness facility has greater parking demand after 4:00 p.m. when it is allowed to increase its students and instructors from 8 to 14. This Ong Parking Waiver — PA2009 -059 December 3, 2009 Page 6 operational restriction is a condition of Use Permit No. 2003 -044. The small cafe, although presently closed, would generate higher parking demands during traditional meal times, and they are permitted to operate during breakfast, lunch and dinner. The parking surveys indicate that parking is heaviest between 11:00 a.m. and 3:00 p.m. The applicant proposes to operate his medical practice during typical office hours; however he would be closed to patients from 12:00 p.m. to 2:00 p.m. Monday through Thursday and from 12:00 p.m. to 1:00 p.m. on Fridays. These factors can be considered; however, uses would be overlapping to a degree and staff is hesitant to apply operational restrictions that are not self enforcing as it artificially limits business activity. Staff does not find the information to support the second condition compelling in the light that a use permit runs with the land and future medical practitioners may have a higher parking demand even if the applicant's specific operational characteristic were enforced. The applicant is also the property owner and he has expressed his willingness to abandon the use permit for the small cafe, which would have the effect of reducing the parking requirement by one space based upon the required parking ratios of the Zoning Code by changing the use to retail or general office. The daily fluctuation in parking demand during traditional meal times would also be eliminated. The applicant is willing to eliminate the small cafe provided the Commission finds it a compelling factor to garner project approval. Condition No. 3 No parking management plan has been proposed with this application, and therefore this condition is not applicable. Condition No. 4.a and 4.b. Uncertainty exists in regards to the actual parking demand and the probably long term occupancy of the project site leading staff to be unsupportive of making this finding. The applicant's parking demand may be less than that predicted by the Zoning Code (16 spaces) based upon the maximum number of employees and average patient visits per hour anticipated in the future (5 full time employees and an average of approximately 5.5 average patients per hour). If all patients were there at the same time with all the employees and assuming 1 vehicle each, a total of 12 vehicles might be expected. Including additional vehicles for distributors or deliveries, parking could likely remain less than what was anticipated by the Zoning Code. Again, it is important to note that this analysis is based upon the applicant's particular operational character and a different practitioner, which could occupy the building in the future, may have a different operational character with higher parking demands. Additional uncertainty exists with the parking demand measured and reported within the parking surrey reports in that different operators of the various allowed uses (within the Ong Parking Waiver — PA2009 -059 December 3, 2009 Page 7 same use classification) may have higher parking demands than measured for the current uses. In other words, different retail users or different medical offices can have different parking demands and required parking ratios are an average that accounts for most users under typical circumstances. In staff's experience, the parking demands for eating and drinking establishments are typically more variable than other uses and it is highly dependent upon the operator. In other words, a restaurant can easily demand more parking than average parking ratios if the food or atmosphere is above average even if the location or parking availability is less than optimal. Summary Although facts are evident that.support project approval, uncertainty exists in measuring and anticipating parking demand, and parking shortfalls may occur from time to time. Staff also does not recommend approval with operational restrictions that would necessitate active enforcement. These factors lead staff to recommend denial of the application. Alternatives The Planning Commission can approve the project based upon the usefulness of the abutting municipal parking spaces, other factors discussed in the report, or as identified during the hearing. In that case, staff would suggest a condition necessitating a review of the parking after one year, and staff would not recommend an operational condition prohibiting patient visits during the middle of the day proposed by the applicant. If parking shortfalls occur in the future, the Commission could consider applying operational conditions or parking management techniques and /or revoking the use permit. Environmental Review The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities), which exempts minor alterations to existing facilities. The existing building will remain with no additional square footage; the scope of the physical construction is limited to minor interior alterations. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property, and posted at the site a minimum of ten days in advance of this hearing, consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Ong Parking Waiver — PA2009 -059 December 3, 2009 Page 8 PC 1 Draft Resolution PC 2 Traffic Safety Engineers Parking Study dated November 15, 2009 PC 3 Traffic Safety Engineers Parking Study dated August 12, 2009 PC 4 Project plans PC 5 Applicant's Response Letter F:\Users\PLN\Shared \PA's \PAS - 2009\PA2009- 059\UP2009-014 PC rpt.dom Attachment No. PC 1 Draft Resolution 33 3V RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING USE PERMIT NO. 2009- 014 TO WAIVE THE ADDITIONAL OFF - STREET PARKING REQUIRED FOR THE CONVERSION OF 3,061 SQUARE -FEET OF RETAIL TO MEDICAL OFFICE IN AN EXISTING MULTI - TENANT BUILDING LOCATED AT 333 OLD NEWPORT BOULEVARD (PA2009 -059) THE PLANNING COMMISSION OF THE CITY OF INEWR BEACH HERE BY FINDS AS FOLLOWS: 1. The applicant proposes to convert a 3,061 s tail space to medical office in an existing multi- tenant building located ort Boulevard. Based upon the minimum required parking ratio the Zoning a specified in Section 20.66.030, three additional spaces a uired. The subjec erty does not provide any off - street parking and the site ca be mod' ied to p additional parking without demolition of the existing multi -te uil 2. In accordance with Section' application for a use permit re Ong Hung, with respect to prop described as Tract, •t. 24 Bloc streets adjacen st and California. and CFi�er 20.91 of the Municipal Code, an S e 333 t in W �i the City of Newport Beach, 3. A public hearing d✓ el cembd 2009, in the City Hall Council Chambers, 3300 ,Soule ea California. A notice of time, place and purr- of ' eting given lrl: ordance with the Newport Beach Municipal Evidence wr and orrwas presented to, and considered by, the Pla Commissio:)this ing. 4. The prop'', if appro would a detrimental to the public health, safety, peace, moral or we of persons residing or working in or adjacent to the neighborhoods' o ch and /or be detrimental to the properties or improvements in the vicinity or to t gOR -1 =al welfare of the City based on the following: • The increased" intensity of use proposed may increase parking demand and negatively impact the availability of existing public parking that serves other tenants and properties nearby. • The probable long term occupancy of the structure and nearby buildings that rely upon the municipal parking spaces is uncertain and changes in operators over time may generate additional parking demand. This probable future increase in parking needs when added to the project - related parking demand would further exacerbate potential parking shortfalls. Planning Commission Resolution No. NOW, THEREFORE, BE IT RESOLVED: 2of2 1. The Planning Commission of the City of Newport Beach hereby denies Use Permit No. UP2009 -014. 2. This action shall be final and effective unless an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code within fourteen days. PASSED, APPROVED AND ADOPTED THIS 3RD DAY OF DECEMBER, 2009. AYES: NOES: ABSTAIN: ABSENT: BY: Robert Hawkins, Chairman BY: Charles Unsworth, Secretary Attachment No. PC 2 Traffic Safety Engineers Parking Study dated November 15, 2009 37 I TRAFFIC SAFETY ENGINEERS t. November :15, 2009 Dr. Hung Ong, M.D: 325 Old Newport Boulevard' . Newport Beach, CA 92663 Dear Dr. Ong: This report summarizes our traffic parking study of the. existing restaurant, retail and health/fitness facility mixed- use ;center.located at 325 -333 Old Newport Blvd., in the City of Newport Beach. The project, proposes to convert two existing retail suites for medical office use.. We trust that thefindings of this parking. study Will be of.immediate:assistance to the City of . Newport Beach in formulating their decision pertainingto the approval ofa parking waiver for this proposed medical office conversion: 1. Existing Site Conditions The existing mixed -use center.consists of a two= story.building: The.building has a total..of five (5) retail l spaces: tw6.(2) on the:first floor.and three.(3):on the.second floor: At the time. of the traffic.survey on'October27lh to 29th, 2009, only. three paces.were occupied: The three tenants included Curves' (a. Health/ftness,Facilityfor women); Newport Height Beauty Salon, and Ai.erican.Slate Sales: (a retail store_selliiig flooring materials)::•The other two vacant spaces were. previously occupied . by. the: Freestyle Watch (axetail store for waterproof Marine Watches) on the second floor and Cafe.Wavos (a small -scale eating and drinking facility) on the.firstfloor. The original:project.site:provided:a total of 1.2.park ng spaces in - front of the project building. However, this parking:area was .subsequently dedicated: to the City for the future widening of Old Newport Boulevard, A City Parking Lot located immediately south of the building 'provides a total :of 29 parking spaces. A smalhun- striped parking area fronting Old.Newport Blvd, is.located.between.the staircase to the City Parking Lot and the entrance to the City Parking Lot. This un- striped area was observed to provide four additional parking spaces. 2. Proposed Proiect This mixed -use center located at 325 -333 Old Newport Boulevard is currently owned by Dr. Hung Ong, a, physician in private practice in the Newport-Mesa area for the last ten years. His practice is currently located at 307 Placentia. Avenue, Newport Beach, California. This medical building at 307 Placentia was bought by Hoag Memorial Presbyterian in January 2008. Hoag Hospital plans to demolishilie building and uses the land to expand its medical campus. For this reason, Dr. Ong requests the City to grant a permit to move his medical office to the existing vacant suite that was previously occupied by Freestyle Watch (a retail 3100 MARYWOOD DRIVE, ORANGE, CA 92867 TEL: 714.974.7863 FAX: 714.974.1043 Page 2 store for waterproof marine. watches) and the suite which is presently occupied by American Slate Sales (a retail store selling flooring materials) at,the mixed -use building. 3: Parking Utiliza4ion Surveys for Mixed -Use Center (323 -333 Old Newport Blvd.) Results of parking utilization: surveys conducted on:Tuesday, Wednesday; and Thursday :from 8 A.M. to 5 P.M. of the existing mixed -use center are tabulated in ,Tables A, B; and O.below:: .' TABLE A Parking Utilization Surveys . Tuesday, :October,27, 2009. Time of Day .. Vehicles Parked in City " Parking Lot'( *) Vehicles Parked in front of Building Total Parked Vehicles 8:00 5 l 6' . 8:30 4 1 5 9:00 5 4 9 9:30 6 6 .12 10:00 7 6 13 10:30 10 5 15 . 11:00 12 S 17 11:30. 12 7 19 12:00 8 6 14 .12:30 8 6 14 <1:00 6 8 .14 1:30 7 8 15 2:00:. 8 6 :14. 2:30 .8. .. 5 13 3:00 8 4 12 3:30 8 6 14 4:00::.: 9 5 14 4:30 12 . 3 15 '5:00 .::. 10 3 13 Ddily Average 8.05 5 13.05 ( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the small unstriped parking area fronting Old Newport Blvd. Traffic technician collecting the parking surveys inadvertently failed to segregate the number of parked vehicles observed in the City Parking Lot and the unstriped.parking area because of the lack of specific instruction from the Traffic Engineer. T6 , Parking Utilization Survey's ' Wednesday, Detolier 29, 2009. Time ofDay 'Vehicles Parked in. ,City Parking Lot .Vehicles Parked in ..front of Building .2 TotaPParked ...Vehicles -.: 8:00 .5 .. 7 8:30 6 .: 3 9 .9:00 '6 4 10 9:30 t0 3 13. ..10:00 12 4 .16 - "10:30: 11 4 15 ..11:00. 10 .4 .� 14 11:30 10 3 13 12:00 10 5 . 15 . 12:30 11 5 16. 1:00 11 5 16 1:30 13 3 16 2M 15 3 18 2:30 12- 4 :.16 3:00.. .10 6.. .16 3:30 9 9 .18.. 4:00.. .11 .. 7 18, . .7 '. 17 . 7 6 13 DailX Mera e 9.95. .4.58. ...14.53. ( *) Parked: vehicles. observed in the.City Parking Lot included% vehicles parking in the small unstriped'parking. area fronting Old Newport- Blvd.; Traffic technician'colleciing the, parking surveys.inadvertently failed.to'segregate the numbenofparked vehicles observed.in the City Parking Lot'and the,unstriped parking area becausebf the lack of specific igsiruction from.the' Traffic Engineer. �j Parking Utilization Surveys: Thursday, October29, 2009 - Time of [)ay... -. Vehicles Parked in .. City Parking Lot.(•.). Vehicles Parked in front of Building Total Parked:.; Vehicles. 8:00 4 5 8:30 6.' 1 '.7 9:00 6 1 7 9:30. It 8 .. 19 . .10:00.:. 12. '8 .20 10:30 12 6 18 11:00 10 ` :7 17• .' 11:30 10. 5 15 12:00. 12 5 - "17. 12:30 11 4 15 - 1:00 11 4 .15" 1:30 13 .6 19 2:00 14 6 20 2:30. 11 4 15 3:00' 13 . 4 17 3:30 15 4 .19 4:00 15 .4 :19. 4:30 10 5 15 5:00 p 8 . 5 '13 Dail Avera e '.. 10.74 :4.63 15:37 ( *) Parked vehicles :bbserved.in; the City Parking Lot included vehioles:parking in the small unstriped parking;area'fropting OldNewport Blvd. Traffic technician collecting the parking survey S,inadvertently failed toiegregate the number of parked. vehicles observed in the City: Parking and the unstriped parking area' because of the lack of weclfic:instmction from the Traffic Engineer:. 9� ,v American Slate's lease is scheduled to end on December 31, 2009. lts owner does not intend to renew the lease. ° Once American Slate has vacated, the project building will only have two tenants left: Curves and Newport Height Beauty Salon: By subtracting out the numbers of vehicles observed going:irito American Slate, the total numbers of parked vehicles utilizing .the parking lot by the two remaining tenants in the project building are tabulated'in:Table D, E and F below: +.. TABLE D Parking Utilization by Curves and Newport Height Beauty Salon; Based on Surveys.Taken on Tuesday, October_27, 2009 Time of Day (A) Total Parked Vehicles Observed (from Table A) ( *) (B) Number of Parked Vehicles Observed for American Slate. Total Parked Vehicles for Curves &Newport Height Salon (A minus B) ., 8:00 6 2 4 8 :30 5 3 2 9:00 9 2 .. 7 9:30 12 3 9 . 10:00 13 3 10 10:30 15, 2 .13 11 :00 11 3 14 11:30 19 4 15 12:00 14 :4 10 1130 14 3 11 1 :00 14 . 2 12 1:30 15 3 12 2 :00 14 4 10 2:30 13 4 9 3:00 9 3 6 ` 330 14 2 12 4:00 14 2 12 4:30 15 2 13 5:00 13 2 11 Daily Average 12.89 2.79 10:11 ( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the small unstriped parking area fronting Old Newport Blvd. Traffic technician collecting the parking surveys inadvertently failed to segregate the number of parked vehicles observed in the City Parking Lot and the unstriped parking area because of the lack of specific instruction from the Traffic Engineer. Parking. Utilization by.Curves and Newport Height;Beauty;Salon '.'Based on Surveys Taken on Wednesday, October 28, "2009 Time of Day: Total Parked Vehicles Observed (from-Table B) ( *) Number of Parked. Vehicles Observed for,A'mericanSlate Total Parked Vehicles. for Curves & Newport Height Salon (A minus B) 8:00 7 3 4 8:30: 9 ' 3 6 9:00 10 4 6 9:30 13 3 10 10:00 16 2 14 10:30 15 2 1.3:. 11:00 14 4 10 11:30 13 3 10 12:00 15 2 13 12:30 16 3 13 1:00 16 2 14 .1:30. 16 2 14 2:00 18 4 14 2 :30 16 4 12 . . 3:00 16 3 13 3:30 18 3 15 4:00 18 4 14 4 -30 17 2 15 5:00. 13 2 11 Daily Average 14.53 2.89 11.63.. ( *) Parked vehicles observed in the City Parking Lot included vehicles parking in the small unstriped.parking area fronting Old New.poit.Blvd. Traffic-technician collecting the parking surveys . inadvertently. failed to segregate the number of parked vehicles observed in the City Parking .tot and the unstriped parking area because of the lack of specific instruction from the Traffic Engineer. �(m Parking Utilization by C' s.and Newport Height Beauty Salon Based on Surveys Taken on Thursday, October29, 2009` Time of Day (A)., Total;Parked Vehicles.Observed (from Table C) ( *) (B) Number of Parked Vehicles Observed. ' for American Slate Total Parked Vehicles for Curves &Newport . Height Salon (A minus B). 8;00 .. 5. 2 3 8:30: 7.. 2 5 9:00 7 3 4 9 :30 19 5 1.4 10:00 20 5 15 10:30 18 3 15 11:00 17 2 15 11:30 15 3 12 12:00 17 3 1.4 12:30. 15 .2. 13 1 :00 15 3 12 1:30 19 4. 15 2:00 20 5 15 2 :30 15 .. 4 11 3:00 17 3 14 3:30 18 3 15: 4:00 ... .18 3 15. 4:30 7 5. 2. 13 5:00. q3 3 10. .. . Daily Average. 15:26 3 :16 12.11 ( *) . Parked vehicles observed in the City Parking Lot included vehicles parking in the small unstriped parking area fronting Old Newport Blvd. Traffic technician collecting the parking surveys' inadvertently failed to'segregate the number of parked vehicles.: observed in. the City Parking Lot and thec unstriped parking area because of the lack of specific instruction from the.Traffic Engineer. . tVThe City Parking Lot located immediately south of the building provides a total of 29 parking spaces, A small un- striped parking area fronting Old Newport .Blvd — located between the staircase to the :City Parking Lot and the entrance to the City Parking Lot= was observed to provide "four:additional parking spaces The parking.area in, front of the building provides a total of twelve parking spaces. in total, thethree parking areas provide 45; parking spaces. The un- striped.area was observed to provide four parking spaces if the cars wem parked perpendicularly. Public Works Department recommends that these spaces be reconfigured.and established as three_ legal parallel parking spaces.to meet design. and traffic circulation standards. Thus, one space would be lost with this modification. The conversion of the two retail spaces on the second floor of the project building to medical office use requires :accessible handicap parking. The nearest parking spaces to these suites are the twelve parking stalls in front of the project building. To adequately serve handicapped patients for. the proposed medical office use, two existing parking stalls, in front of the building will need to be re- striped, as a handicapped parking stall. Consequently, one more parking space would: be eliminated. After -modification for medical use, the parking pool will :provide a net total of 43 parking spaces as shown in Table .0 below: TABLE G Total Parking Spaces Available After Modification of the Parking Lots "for Medical Use Number of Parking Number of Parking Spaces Before : - Spaces After Conversion to Conversion to Medical Use Medical Use City Parking Lot to the South 29 29 Un- striped Parking Area .(One space lost due to reconfiguring 4 3 from perpendicular to parallel parking) Parking Spaces in Front of Building (One space lost due to combining two 12 11 spaces into one for handicap parking) Total Parking Spaces 45 43 Page 9 6 Results of Parking Utilization Surveys Showing Availabilitv.for the Proposed Medical Offices and Continuation-of Restaurant Use Parking _demands varyfrom different days of the weekand also from different.hours of the day. Fora worst -case parking demand analysis; the highest.parking demands of the . three weekday. surveys were utilized. .Summarized below„ in column_A of Table H, are the highest numbers of parked vehicles that would be utilizing the parking lots by the two tenants, Curves and Newport Height Beauty Salon. The proposed project will provide a total of 43 parking spaces (see Table G). _These r parking. spaces will be shared by the existing' Curves and Newport Height Beauty Salon; the two proposed medical office suites and the continuation of restaurantuse. By, , subtracting' the highest numbers of total parked vehicles for Curves and Newport Height Beauty Salon from the total 43.parking.spaces; the minimum numbers of total available. ,. parking spaces for the two proposed medical suites and a future restaurant are tabulated in Column (B)' of Table. H below. Based on this calculation, there are at least 28 parking spaces available at-any time throughout-the weekday for the proposed medical office and the continuation of restaurant use. TABLE H Minimum Numbers of Available Parking Spaces for Proposed Medical Office and Continuation of Restaurant Use Taken Among Parking Utilization Surveys Performed on Tuesday, Wednesday, and Thursday Time of Day Highest Total'Paik'ed Vehicles for Curves & Newport Height Salon from Tables D -F) Minimum Numbers of- Available Parking Spaces for Medical Office and Restaurant Use (43 minus Column A) . 8:00 4 39 8:30 6 37 9:00 7 .36 9:30 14 29 10:00 I5 ;' 28' '10:30 15 28 11 :00 15 28 11:30 15 28 12:00 14 29 12:30 13 30 ' 1:00 14 29 1:30 15 28 2:00 15 28 2:30 12 31 3:00 14 29 3:30 15 28 4:00 15 28 4:30 15 28 5:00 ll 32 Dail Average 12.84 30.16 i Page 10 Lr 7. Parking Requirement for Mixed -Use Center After Conversion to Medical Office Use Starting January 1, 2010; there will be only two tenants occupying_the building: Curves (Health Titness..Facility) and-Newport. Height Beauty Salon (Personal Service): Of the three remaining suites, two units (formerly occupied by Freestyle and American Slate tenants) are proposed for medical use, and the. third unit will be leased out for restaurant use. The gross'floor area of the.Freestyle suite is 1,631 square feet and the American . Slate suite is 1,430 square feet.: The total'area of both suites is 3,061 square feet. Based on the City Parking Code`of 1 parking space per 200 square feet. of medical office, a total .. of 16 parking spaces are required for.this conversion. Per Use Permit UP20006 -017, the restaurant space is required to: have eight parking , spaces: Thus, proposed, conversion of two suites to medical use and continuation of the permit: for restaurant use would:require that 24 parking spaces are available;at all times: sixteen (16) for medical use and eight (8) for restaurant.use (see Table_I`below): TABLEI. Existing and Proposed Parking. Requirements per Section 20.66.030 of Parking Code Tenant (Use) .. Square Existing Parking Requirement Proposed. Parking Requirements Footage' .. (Spaces) (Spaces):- .*Freestyle ... . 1,631 7 (@ 1 per 250 sq.: ft.) 16 (@ I per 200 sq. ft.) ,(General Retail) . *.American Slate Sales ; 1,430 6 (@ 1 per 250 sq, ft.) (Retail). .. Curves r 2,152 ` 8 max before 4 p.m. 8 max before 4 p.m. (Health /Fitness 14 max after 4 p.m. 14 max after 4 p.m. Facility). .. (per UP2003 -044) , .(per UP2003.044) . Newport Height 871 ' 4 (@ I per 250 sq. ft.) 4 (@ ;1 per 250 sq. ft.): : Beauty 'Solar i- (Personal Service) , Cafe Waves 1,564 8 (1 space for every 3 seats per 8 (.I' space for every 3 seats per (Eating and. (24 seats). UP2006 -017) UP2006 -017) (Maybe 7 spaces if the Drinking Facility) rights for the Use Permit for the , restaurant are relinquished and the space is used for general retail) Total Parking Required 33 max before 4 p.m. 36 max before 4 p.m. 39 max before after 4 p.m. '42 max before after 4 p.m. Parking Spaces Provided 41 43 Surplus Parking Spaces 2 1 * Proposed to be converted to medical office (Courtesy of Erin Steffen, Planning Department, City of Newport Beach) TG U 'J� ..Paull 8. ' Results of Parkins Utilization Surveys Showing Availability of Parking `After. F ` : Conversion to Medical Office Use Based on :the. current packing utilization surveys, theremill be at.least 28_:parking spaces (see Table H) available for the proposed medical.office and the continuation of restaurant use:. According to. the City Parking Code, only 24 parking spaces are,required— sixteen spaces :fot• the: :two medical office suites and eight spaces for the restaurant use. If the. project building were fully occupied, there will still be at least 4 parking spaces (28 "minus 24) available throughout the weekday after the conversion.to. medical office use. TABLEJ Parking Utilization of the Mixed -Use Center With Restaurant Use and Proposed Conversion to Medical Office Use Restaurant Previously 'Previously. Proposed Space To Be Freestyle. American. Medical Leased Watch Slate, Office Conversion. Gross Floor Area (sq feet) 1564. 1430 1631 3061 8per I per 250 1 per250 Lper206sq City Parking Code Requirement sq feet sq feet feet UP20006 -017 Number of Parking Spaces Required 8 per 16 by City. Parking' Code UP2 0006 -017 Total Parking Spaces Required.for Restaurant and 24 Medical Office. Use by City Parking Code (see Table I) Number of Unoccupied Parking Spaces Available Oda . Minimum = 28 . . Typical Day for the Restaurant Use and Medical Office. Maximum = 39 Suites Conversion (see Table-H):. Number of Parking, Spaces Available After, the Medical `.: Minimum = 28 — 24 = 4 Office Conversion and the Center Fully Occupied Maximum = 39 - 24 ='15 . Percentage of Parking Pool Capacity Utilized by the Fully Occupied Mixed -Use Centerat Maximum Demand After 39/43 = 91% the Medical Office Conversion In conclusion, there will be a minimum of four (4) parking spaces available throughout the weekday based on City Parking Code requirements of the proposed medical office use. The proposed conversion to medical office use would utilize maximally 39 parking spaces (16 required for medical office conversion plus 8 for restaurant use plus 15 from observed peak parking demands of Curves and Newport Height Beauty Salon tenants) of the total 43 spaces available or 90.7% of the capacity of the parking pool. - yy Page 12 j i.. f ` 9.: Impact of Nearhv Businesses on the City Parkin¢ Lot The parking lot in frontof the. .project site is located adjacent to the parking lot of the neighboring buildings located,at 349 -371 Old Newport Blvd. These buildings are located to the north side of the project site. Because the parking lots; of both centers are located next to each other, a parking. utilization survey was done.on the 349 -371. -. buildings to determine whethei there is any overflow of parked vehicles from these buildings to the parking spaces in front of the project site.. The buildings at 349-371 Old Newport Blvd. have a total of 16,000. square feet of retail space. ;At the time of this study, there is a,vacancy of 2,000 square feet to be leased according to information obtained from the building leasing agent, Mr. Kevin.Quick. The center has a total of 17 parking spaces. TABLE K Parking Utilization Surveys for 349 -371 Old Newport Blvd Time of Day Number of Parked Vehicles Maximum . Number of 'Parked Vehicles Tuesday 10/29/2009 Wednesday 10/28/2009 Thursday 10/29/2009. 8:00 1 2 1 2 8:30 1 3 2 3 9 :00 2 4 3 4 9:30 3 5 7 . 7 10:00. 3 5 10 10 : 10:30 4 5 7 7 11:00 6 8 10 10 11:30 8 9 8 : 9 12 :00 6 11 7 11 12:30' 6, 10 7 10 1:00 5 10 9 10. 1:30 5 6 9 9 2:00 5 10 6 10 2:30 6 7 9 9 3:00 5 8 9 9 3:30 5 10 7 10 4:00 6 8 9 9 4:30 6 8 5 8 5:00 4 10 5 10 Daily Average 4.58 7.32 6.84 7.85 Page 13 i O As seen in Table K above, the maximum number: of parked vehicles for the .buildings located to the north side of the project is eleven.(11) throughout the day. The center has a total of 17 parking. spaces.. So even at:its busiest time; there.are still 6 parking spaces . available. The center.is almost fully occupied (14,000 square.feet rented.out a total of 16,000 square_ feet). Based on the highest observed. deniand of 14 parking spaces" a ,, . parking utilization ratio of 11. spaces divided by, 14,000 square ?feet =.0.0007857 space . per square foot of floor area. When the center is 1.00% occupied, the total number of parking spaces required is.calculated tobe 0.0007857 x16,000 = 13 spaces- Thus,.the parking lot in front of the 349 -371 Old Newport center is more than adequate for accommodating the use of the tenants and customers withinahat center whenfully . occupied. No overflow, of parked.vehicles from thatcenter onto the parking lot in front of the project site is.anticipaied All the buildings across.the street from the City parking lot on the east side of the project are fully occupied. The largest building.with nonconforming parking is located at 328 Old Newport Blvd. This building has two stories. All spaces are:currently occupied. The tenants include one personal service (Thai Body Works) and one office on the first floor, and two offices on thesecond floor. The tenants park in the parking spaces on the rooftop of the building; the parkingaot adjacent to the building and street parking. Given that all buildings surrounding the.project site are fully occupied, there should not .be, any future increase in utilization of the City :.parking lot :from the neighboring businesses. In other words, the availability ofparking spaces in.. the City parking lot and the parking area in front of the project site would not be impacted by the businesses in the surrounding neighborhood. . The restaurant unit.has a total floor area,of 1,564 square feet.. For retail /office use, the requirement is l:parking per 250 :square feet, = Reverting the restaurant use to retail use would lower the: parking` requirement to :`.7 spaces. Converting the two retail spaces on the second floor to medical office use would require 1. 6 parking spaces (see Table l). The maximum number of parked vehicles.observed for the two remaining tenants in the building (Curves and Newport:Height. salon) is.1.5 (see Table F): So the total projected Maximum parking utilization for the building after the two retail spaces are converted to medical office use and the restaurant space reverted to retail /office use is 38 parking spaces. If the un- striped zone in the City parking lot is restriped for parallel parking according to code and the parking spaces in front of the building is restriped to allow for handicap parking, the total number of parking spaces available would be 43. Thus, permitting for medical office use and converting restaurant use back to retail use would result in maximally 88% (38/43) utilization of the parking lots. Page 14 F.. TABLE L Maximum Utilization of the Parking Lots. . After Conversion'.of Two Retail Suites to Medical Office Use and Reversion of Restaurant Use to Retail Parking Requirement for Converting.Two'Suites to Medical Office Use . 16 (3061 s ft) TABLE L Maximum Utilization of the Parking Lots. . After Conversion'.of Two Retail Suites to Medical Office Use and Reversion of Restaurant Use to Retail Parking Requirement for Converting.Two'Suites to Medical Office Use . 16 (3061 s ft) Parking Requirement for Retail/Office Use Instead of Restaurant 7 (1564 sq ft). Maximum Observed Parking. Demand: From the Two Remaining 1 S Tenants in the Mixed -Use Center (Curves & Newport Height Salon) and Neighboring Businesses :.. (see Table F) Total Projected Maximum Parking.D.emand for Mixed -Use. Center After 16 +7 +15 =38 .Conversion to Medical Office Use and Reversion of Restaurant to Retail... Total Available Parking Spaces After.of Re- Striping of the Parking Lot. 43 and Modification for Handicap Parking for Medical Use (see Table G): . ;Percentage of Parking.Pool..Capacity Utilized by the Fully Occupied- Mixed -Use Center. at Maximum Demand After Partial Conversion to 38/43.= 88% Medical Office Use and Reversion of Restaurant Use to Retail 11. Findines and Conclusions The project proposes to convert two existing retail suites for medical office use; Based on the City Parking Code,:the.medical.office use would require L6 parking. spaces.., Based on . Parking utilization.surveys, a highest peak demand of.15.parking spaces was 'observed 'on a typical day for `both .the. Curves and Newport, Height.Beauty Salon tenants and the neighboring buildings.. The restaurant unit is currently vacant.. If it was leased :out for a. new restaurant_Pse,.it would require: 8 parking spaces based on the Use Permit UP2006 -017. Thus, the maximum numbers of parking spaces utilized by the center would be 39 (16 + 15 + 8) spaces. The City Parking Lot (29 spaces), the striping of the un- striped parking area in front of the City. Parking Lot (3 spaces) and the parking area in front of the building (10 standard spaces.plus one handicapped space), would provide a total of 43 parking spaces. Based on peak parking utilization demands, the conversion of part of the mixed -use center to medical offices would use at most 916/o of the parking capacity with the center fully occupied. There would still be a minimum of 4 parking spaces available at all times throughout the weekday and a maximum of 15 parking spaces available. Page 15 Based on City Parking Code, the total number of parking spaces required for the existing Curves and. Newport Beauty Salon, the, two proposed medical offices and the continuation of restaurant use would range from 36 spaces (before 4 AM) to.42 spaces (after 4 P.M.). . Detailed breakdown. of City Parking Code calculations for each of the site uses is shown in Table L. The number of surplus parking for the center. would range from a minimum of one space (43 minus 42) to a maximum of seven. spaces (41 minus 36). However, should the two suites be converted. to medical use and the three, suites remaining in the center are only permitted for general retail /office use, the maximum number of parking spaces required would be 38 spaces (I6.for. medical offices plus 15.for observed, two current retail use plus 7 for the remaining vacant unit). With a total of 43 available parking spaces provided by the City Parking Lot and the parking area in front of the mixed - use center, a maximum parking occupancy of 88% (38(43) of the parking:pool is anticipated. In conclusion, the parking pool- provided for the project site can accommodate the proposed. conversion of the two existing. retail suites to medical offices. In anticipation of parking spillover from time. to time by other adjacent businesses, one solution to'improve.the overall parking.supply would be to forego the continuation of restaurant use. Dr. Ong is willing to . relinquish the rightsgranted`by the Use Permit for restaurant use and revert it back to retail use_ as part of the medical office conversion proposal only if the use permit waiver is approved.. . Should you need any additional information or clarification. of this parking study, please do not hesitate to call us at anytime. Respectfully submitted, . pgOfE5S10lvq� C. Hui Lai, P.E. °Traff ic Engineer . 1149, p; Attachment No. PC 3 Traffic Safety Engineers Parking Study dated August 12, 2009 m �son.. iRAFFICSAFETY.ENGINEER�o August 12, 2009 Dr.: Hung Ong 333.Old Newport Boulevard Newport Beach, CA 92663 Dear Dr. Ong: This report summarizes our traffic parking study of the existing restaurant, retail•and health/fitness facility mixed -use center located: at 325 333 Old Newport Blvd., in the City of Newport Beach. The project proposes to -convert two existing;retail office spaces into medical offices. We trust that the findings of this parking study will be.of immediate assistance to the City of Newport Beach in formulating their decision pertaining to the approval of a parking variance for thisproposed medical office conversion. 1. Existing Site Conditions The existing mixed -use center consists of a two-story building.:The building was fully occupied at the time of the traffic survey on March 24 to-26 ; 2009:. The tenants include Freestyle (a retail store for waterproof.marine watches), Pipes Caf6 (it is now changed to Cafe Wavos), Curves (a Health/fitness Facility.for,women), Newport Height Beauty Salon,. and American Slate Sales (a retail store selling'floocingrriaterials). The original project site provided a total of 12 parking spaces in front of the project: building. However, this parking area was subsequently dedicated to.the City for the. future widening of Old Newport Boulevard: A City parking lot located immediately south of the building provides a total of 29 parking spaces. A small un- striped parking area fronting Old. Newport Blvd is located between the staircase to the -City parking lot and the entrance. to the City: parking lot. This un striped area was observed to provide four additional parking spaces.: 2. Proposed P.roieet This mixed -use center located at 325-333 Old Newport Boulevard is currently owned by Dr. Hung Ong, a physician in private practice in the Ne,,eport -Mesa area for the last ten years. His practice is currently located at 307 Placentia Avenue, Newport Beach, California. This medical building at 307 Placentia was bought by Hoag Memorial Presbyterian in January 2008. Hoag Hospital plans to demolish the building and uses the land to expand its medical campus. For this reason. Dr. Ono, requests the City to grant a permit to move his medical office to the two suites that were occupied at the time of the traffic survey by Freestyle (a retail store for waterproof marine watches) and American Slate Sales (a retail store selling flooring materials) at the mixed -use building. 3100 MARYWOOD DRIVE, ORANGE, CA 92867 TEL: 714.974.7863 FAX: 714.974.1043 Page: 2 3. - Parking Utiltzation'Survevs for Mixed- Use 'Center (323 -333 Old Newport Blvd.) Resulis of parking utilization surveys conducted on Tuesday, Wednesday, and Thursday from 8 A.M. to '5 P.M. of the. existing mixed -use center are tabulated in Tables A, B, and C below: TABLE A Parking Utilization Surveys Tuesda , March 24, 2009 Time of Day Vehicles Parked in City Parking Lot Vehicles Parked in Unstriped Parking Area in front of City Parkinl- Lot Vehicles Parked in front of Building Total Parked Vehicles 8:00 A.M. 8 +(3) =11 1 3 +(1) =4 16 8:30 A.M. 13 +(4) =17 0 3 +(1) =4 21 9:00 A.M. 9 +(4) =13 1 3+(0)=3 17 9:30 A.M. 11 +(5)= 16 2 3 +(2) =5 23 10:00 A.M. 14+(6)=20 2 2 +(2) =4 26 10:30 A.M. 13+(5)= 18 2 3+(3)=6 26 1 1.:00 A.M. 13 +(5) =18 3 6+(2)=8 29 11:30 A.M. 1'5 +.7 =22 3 6+(3)=9 34 12:00.P.M. 12 +(6) =18 3 . 7+(I)=8 29 12:30 P.M. 9+(S)= 17 3 7+(0)=7 27 1:00 P.M. 14+(2)=1 6 3 4+(0) =4 23 1:30 P.M. 16+(2)= 18 3 4+(0)=4 25 2:00 P.M. 12 +(2) =14 2 4+(3)=7 23 2:30 P.M. 13+(2)=1 5 3 4+(2)=6 24 3:00 P.M. 12+(2)=14 3 4+(I)=5 22- 3:30.P.M. 12+(4)=16 3 3 +(3) =6 25 4:00 P.M. I+ 7)=1 3 6+(3)=9 30 4:30 P.M. I l +(5 )=16 2 3 +(0) =3 21 3:00 P.M. 10 +(5) =15 2 3+(0)=3 20 Daily Averase 16 2 6 24 ( *) Vehicles belon.- to employees from Medical Center on the east side of Old Newport Blvd. (A) A highest total number of') 4 parked vehicles were observed from 11:30 A.M. to 12 Noon for the three parking areas. �J Parking Utilization Surveys Wednesday, March 25, 2009 Time of Day .City Vehicles Parked in Parking Lot Vehicles Parked in Unstriped Parking. Area in front of City Parking Lot Vehicles Parked in . front of Building Total Parked . Vehicles 8:00 A.M. 15+(3)=18 4 4+(0)=4 26 8:30 A.M. 16 +(4) =20 4 3+(0)=3 27 9:00 A.M. 12+(4)=I6 3 3+(0)=3 22- 9:30 A.M. 18 +(3) -21 3 7+(2)=9 33(d) 10:00 A.M. 18 +(3) =21 3 7+(2)--9 33(A) 10:30 A.M. I1 +(6 )=17 3 6 +(3) =9 29 11:00 A.M. 6 +(6)=12 3 6+(0)--6 21 11:30 A.M. 13 +(6) =19 4 10+(0)= 10 33(A) 12:00 P.M. 13 +(5) =18 ♦ 4 ♦ 10+(0)= 10 32 12:30 P.M. 9+(7)=16 4 7+(0)=7. 27 1:00 P.M. 10 +(5) =15 2 5+(4)=9 16 1:30 P.M. 6+(6)=12 3 6 +(4)=10 25 2:00 P.M. 6+(5)=l 1 3 4+(3)=7 21 2:30 P.M. .5+(7)=12 3 4+(2)=6 21 3:00 P.M. 7+(7)=14 3 4+(3)=7 24 3:30 P.M. 8 +(7)=15 3 4 +(3) =7 25 4:00 P.M. 7+(7)=14 3 3+(3)=6 23 4:30 PN. 5+(S)=13 3 +(I) =4 3 +(3) =6 23 5:00 P.M. 5 +(8) =13 3 + 1)=4 3+(3)=6 23 Daily Average 16 3 . 7 26 (•) Vehicles belong to employees from Medical.Center on the east side of 01 d Newport Blvd. (A) A highest total numberof 33 parked vehicles were observed at 9:30 A.M., IO:00 A, M., and 11:30 A.M. for the three parking areas.' . The total number of parked vehicles observed in the City parking lot and the unstriped parking area in front of the City,parkinglot between noon and 12:30 P.M. are 18 + 4 = -22 .vehicles. .These observed parked vehicles are less than the 26 parked vehicles observed between noon and Ipm on 10- 15 -08. To verify this discrepancy, additional parking utilization surveys were conducted on three consecutive days (March 24; 25, and 26.2009) based on a 30- minute . counting period. The total number of parked vehicles observed between noon and 12:30 P.M. in the City parking lot and in the unstriped parking area are 18 + 3 =21 vehicles on 3- 24- 09..18 + 4 = 22 vehicles on 3.25 -09 and 19 + 3 _ 22 vehicles on 3- 26 -09.' The number ofparked vehicles observed from these 30- minute counting period parking surveys taken on Tuesday. Wednesday, and Thursday are uniformly consistent.. To further substantiate that the number of parked vehicles observed in the City parking lot and in the unstriped parking area in front of the City' parking lot conducted in March of 2009, a recent parking surJev was conducted on 8- 4-09 between 11:00 A.M. and 2:00 P.M. in the City parking lot. Again. the highest number of vehicles parking in the City Parking Lot was observed to be 19 vehicles. These observed parked vehicles are less than the 26 parked vehicles observed back in 10- 15 -08. Time of Day Parked Vehicles Observed in City Parking Lot. Tuesday 8 -4 -09 11:00 A.M. 16 11:30 A.M. 18 12:00 PJA. 19 12x30 P.M. 18 I12 0 P.M. 16 0 P.M. 14 . 2:00 P.M. - - la "y Parking Utilization Surveys . Thu rsda ,'March 26, 2009 Time of.Day Vehicles'.. Parked in City " Parking Lot Vehicles Parked in Unstriped Parking Area in-front of City' :. Parkin Lot Vehicles.. :Parked idfront of Building .Total Vehicles :Parked 8:00 A.M. 10+Q)=12 3 .6+(3)=9 24 8:30 A.M. 10+(6)=16 3 .5 +(3) =8 27 9`.00 A:M:. 10+(4)= 14 4 4+(8)--.12 30 9:30 A.M. 13 +(5) =1.8 ` . 3 4+(6)=1.0 31 . 10:00 A.M. 15+(5)=20 3 4+(7)= 11 34 10 :30 A.M. 14+(4)= 18 4 5+(6)=1 1 33 11:00 A.M.:.. l l +(5 )--16 4 5 ±(4) =9 29 11:30 A.M. 10 +(7) =17 3 4+(4)--4 28 12 :00 P.M. .. 10+(9)= 19 3 5+(4)=9 31 12 :30 P.M. I l +(9 )=20 4 . 4+(4)=8, 32 1:00 P.M. 13 +(8) =21 4 4+(4)=8 . 33' 1:30 P.M: 8 +(8) =16 4 . 3 +(4) =7 27 2:00.P.M:: 4+(7)= 11 4 4+(4)=8 23 2:30 P:M`. 4+(7)=1 1 .:3 3 +(4) =7 21, 3 :00 P.M. 5+(7)=12 3 5t(4)=9 24: 330 P.M.. 3 +(6) =9 3 5 +(4) =9. 21 4 :00 P.M: 8+(7)=15 2 3+(3)=6 23 ,4:30 RK 6 +(5) =11 2 3+(4)=7 20 5:00 P.M. 5t(5)=10 2 4 +(4) =8 20 Daily Average . - 14 3 9 ' :27 ( *).' Vehicles belong to:employees from Medical Center on the east, side of Old Newport Blvd. (�) ,A highest total number of 34 parked vehicles were.observed from 10:00 A.M. to-10:30 A.M. for the three parking areas. co Page 5 1 As indicated in.Tables &.B, and C, parking demands vary from different days of the week.and also from . different hours of the day. For a worst -case parking demand analysis, the highest parking demands of the three weekday surveys were utilized. Summarized below, in Table D, are the highest number of parked vehicles observed in the City, parking lot, un- striped, parking area in frontof the City parking lot and parking area in front . r of the building among parking surveys taken on Tuesday, Wednesday and Thursday. TABLED Parking Utilization Surveys . Highest Number of Parked Vehicles Observed Among Surve s Taken on Tuesday.. W.ednesdav, and Thursda Time Vehicles Parked in Vehicles Parked in Vehicles Parked in Total Total of City Parking Lot Unstriped Parking Area . front of Building which- Parked Available Day -which has a Total of in front of City Parking has a Total of 12 Vehicles Parking - 29 Parking Spam Lot which has -a Total Parking Spaces Spaces of 4 Parking Spaces 8:00 18 occupied, 11 .4 occupied, 0 available 9 occupied, 3 available 31 11 + 0 + 3 = available 14 8:30 20 occupied, 9 4 occupied, 0 available 8 occupied, 4 available 32 9+0+4= available 13 9:00 16 occupied, 13 4 occupied, O.available 12 occupied, 0 32 13 + 0 + 0 = 13 available available 9:30 21 occupied, 8 3 occupied, I available 10 occupied, 2 34 8+1+2=11 available available 10:00` 21 occupied, 8 3 occupied. I available I I occupied. 1 35 8+ 1 + 1 = 10 available available 10:30 IS occupied, 1 l 4 occupied. 0 available I h occupied. 1 31 11 +0+ 1= 12 available available 11 {00 18 occupied, 11 4 occupied. 0 available 9 occupied, 3 available 31 11 + 0 +3 = 14 available 11:30.. 22 occupied, 7 4 occupied, 0 available 10 occupied. 2 36 7+0+2=9 available available 12:00 19 occupied, 10 4 occupied, 0 available 10 occupied, 2 33 10 +0 +.2 = 12 available available 12:30 "' 20 occupied, 9 4 occupied. 0 available 8 occupied. 4 available 32 9+ 0+. 4 = 13 available. 1:00 21 occupied, 8 4 occupied, 0 available 9 occupied. 3 available 34 8+0+3=11 .available .1:30 IS occupied. 11 4 occupied, 0 available 10 occupied, 2 32 - 11 + 0 + 2 = 13 available available 2:00 14 occupied, 15 4 occupied. 0 available ..8 occupied, 4 available 26 15 +0 +4 = 19 available 2:30 15 occupied 44 3 occupied, I available '7 occupied. 5 available 25 14 + 1 + 5 = 20 available 3:00 14 occupied, 15 3 occupied. I available 9 occupied. 3 available 26 15 + I + 3 = 19 available 3:30 16 occupied, 13 3 occupied, I available 9 occupied. 3 available 28 13 + 1 + 3 = 17 available 4:00 18 occupied, 11 3 occupied. I available 9 occupied. 3 available 30 11 + I +3 = 15 available 4:30 16 occupied, 13 4 occupied. 0 available 7 occupied. 5 available 27 13 +0 + 5= 18 available 5:00 LS occupied. 14 3 occupied-0 available 8 occupied. 4 available 27 I4 +0 +4 = 18 available As indicated in Table D above, the number of observed unoccupied parking spaces range from a high of 20 spaces to a low of 9 spaces. Page 6 .. 4. Results of Parking Utilization of Mixed Use Center (325 -333 Old Newport Blvd) Based on Zoning Requirements Dr.. Ong proposes to convert the existing Freestyle and American.Slate retail. spaces for his medical office use.. The gross floor area of the current Freestyle store is 1,631 square feet and the American Slate store is 1,430 square feet. The total area of both spaces is 3,061 square feet:. Both'are zoned for retail/office use which requires 4 parking spaces per 1,000 square feet. The proposed conversion to medical office use would require-5_ parking spaces per 1,000 square feet. In other words, one (1) additional parking space per 1,000 square feet is required for the conversion to medical office use. The existing.two retail suites require 12 packing spaces as compared to. 15 parking spaces required for the proposed medical office use. Thus, the proposed retail to medical office conversion would require a total of three (3) more parking spaces. To adequately serve handicapped patients for the. proposed,medical office, the existing two parking stalls in, front of the project building, need to be re, striped as a handicapped parking stall. According to Table. Don Page 6, the number of . observed unoccupied parking spaces range from a high of 20 spaces to a low of 9 spaces. throughout the entire weekday for the three parking areas serving the project site. After the conversion of the two retail suites to .medical office use; a minimum of 5 parking spaces would remain available throughout the entire weekday (see Table E.for detailed calculations). TABLE E Parking Spaces Required for the Proposed Conversion of Retail Suites to Medical Office Use Existing: Existing Existine Medical . Freestyle American Slate Office Conversion Watch Gross Floor Area (sq feet) .14301 1 .1631 3061 Parking Code Requirement 4 per 1000 sq 4 per 1000 sq 5 per 1000 sq feet feet feet Number of Parking Spaces Currently Allotted 6 6 Number of Parkins Spaces Required b} Code ` Li Additional Parking Spaces Required for the Medical Office 3 Conversion [ 15- (6 +6) =31 Medical Office Conversion Will Cause a Loss of I Parking Space Due to the Need to Re- Stripe Existing Two Parkins Spaces into I Handicapped, Parkins Space Total Number of Additional Parking Required for the Proposed Medical Offec Conversion, 4 Current Number of Observed Unoccupied Parking Spaces Minimum = 9 Throughout the Day (see Table D) Maximum = 20 Number of Available Parking Spaces After the Medical Office Minimum = 5 Conversion Maximum = 16 I �O Page 7 5. Parking UHlizaiton Survevs for American Slate and.Freestyle'Watch Retail Offices The project proposes to convert the existing retail.office suites, the American. Slate and the Freestyle Watch, into niedical office use. In order to assess the difference of parking spaces .required for this medical office conversion, and the. two existing retail office use, parking utilization surveys;should be conducted of the two existing retail office use. However, such parking utilization surveys are not feasible:because the Freestyle Watch tenant . had recently moved out of -the office and the office suite presently remains vacant. The other effective altemative,would be to assess the difference between the total parking utilization demand survey conducted when the mixed -use center was 100% occupied previously and the total parking utilization demand survey conducted. when the mixed -use center is operating without the Freestyle Watch retatl.office presently. Detailed analysis of this alternative . parking assessment is described in Table F, below: Table F ( *) Data extracted from Tables A, B, and C. As indicated in Table F above, the number of estimated parking spaces occupied by both the American Slate and Freestyle retail office suites range from a high of 8 spaces to a low of 4 spaces. 1 A B C D E F - .. PARKED ESTIMATED VEHICLES PARKED TOTAL TOTAL TOTAL BY VEHICLES PARKED PARKED PARKED TOTAL TOTAL PATRONS FOR TIME VEHICLES VEHICLES VEHICLES PARKED PARKED � VISITING FREESTYLE OF ': OBSERVED OBSERVED OBSERVED' VEHICLES, VEHICLES AMERICAN RETAIL DAY ON ON ON AVERAGE 'COUNTED. SLATE OFFICE. TUESDAY. ' WEDNESDAY, THURSDAY. OF -3 -DAY. ,.RECENTLY RETAIL RETAIL. (COLUMN 3 -24 -09 3 -25 -09 3- 26 -09. . SURVEYS ON 8 -4 -09 OFFICE MINUS I US (�). COUNTED' COLUMN E) ON 8 -4 -09 11:00 29 21 29 26 22 3 4 11:30 34 33 28 32 28 4 4. 12:00 29 32 31 31 28 4 3' 12:30 27 27 32 29 24 3 5 1:00 23 16 33 24 21 2 3 1:30 25 25 27 26 22 2' 4 2:00 23 21 23 22 20. 2 2 ( *) Data extracted from Tables A, B, and C. As indicated in Table F above, the number of estimated parking spaces occupied by both the American Slate and Freestyle retail office suites range from a high of 8 spaces to a low of 4 spaces. 1 Page 8 6. Results of Parking Utilization Survevs of Mixed Use Center (325 -333 Old Newnort, Blvd) Based on Actual Parking Demands of the Freestyle Watch and American Slate Retail Offices As shown in Table F, the estimated number of parked vehicles by patrons visiting both the American Slate and the Freestyle Watch retail office suites range from a high of 8 spaces to a low of 4" spaces. For medical use, the number of parking. spaces required for a 3061 square foot medical office suite is 15 Spaces based on the city code requirement. of 5 spaces per 1000 . square feet. Thus, an additional 7 (15 - 8) parking spaces are needed for the conversion of these two retail office suites: to medical use. With the conversion to medical use, one parking. space is lost due to the need to combine two parking spaces into. one handicapped parking.. So the total number of additional parking spaces needed for conversion to medical use is 8. As seen in Table. D, the minimum number of parking spaces available throughout the day is 9 and the maximum is 20. After the.conversion of the two existing spaces, Freestyle Watch and American Slate, to medical offices, there will be a minimum of 1 parking space available and a maximum of 12 spaces available: TABLE G Parkins Spaces Required for the Proposed Conversion of Retail Suites to Medical Office Use -Based on Actual Parking Demands Existing Existing Combined Total Additional parking Freestyle American usage Required for spaces needed for Watch Slate Medical Use medical office ' conversion Highest Observed Parking Demand 4 4 8 15 7 Medical Office Conversion Will Cause a Loss of I Parking Space Due to the Need: to Re- Stripe Existing Two Parking I Spaces into l Handicapped Parking .Space . . . Total Number of Additional Parking Required for the Proposed Medical 8' Office Conversion Current Number of Observed Minimum =9 Unoccupied Parking Spaces Throushout the Day (see Table D) Ma�irnum = 20 Number of Available Parking Spaces Ylinimum = I After the Medical Office Conversion Maximum = 12 L .rn Page 9 7. Impact of Nearby Businesses on the City Parkin? Lot As seen: in the above parking surveydata in Tables A, B and. C, the field. technician not only counted the number of cars utilizing the City,parking lot but also made notes as to:which nearby business properties parked their vehicles in the City parking lot: It was noted that some parked cars belong to the employees in the medical building on.the east side of Old. . Newport Blvd. In paiticular,.they did not note any, people parked in the City parking Iovand went to the two business properties. northerly of the proposed project. These two properties are currently only partially occupied, and. there are plenty of empty.parking spaces in.front of the buildings . on any weekday. In conversation. with Kevin Quick, the listing commercial real estate agent for these two properties,.the properties' owners: are planning to demolish the structures and build a medical, building. During this: planning stage, they intend to lease the spaces "as is" and offer only shorttenn leases..Mr. Quick is having a hard time finding . tenants for these properties. When the owners took over the properties two years ago, they encouraged all tenants to moveout. However, the planning for. the. new medical building took longer that expected and many of the previous tenants are not coming back. Given this information.and the current economic climate, it is anticipated that there will not be significant change in the existing.occupancy.rate and the.traffic flow of these two business properties until the new medical building is built. Once-the new medical building is built, it will comply to current codes, will have enough parking and its tenants and clients will not need to use the City parking lot. In conclusion, there will be no impactto the demand of the City parking lot from these two business properties immediately, adjacent and northerly of the proposed project even with the conversion of the existing two retail offices tomedical office use. 8. Findings and Conclusions According to Table D, the number of combined parking spaces available from the City parking lot, the un- striped parking area in front of the City parking lot, and the parking area in front of the building. of the mixed -use center,sanges from a minimum. of 9 parking spaces to .a maximum of 20 parking spaces. This parking availability was observed during the period from 9 A.M. to 5 P.M. of atypical weekday. E i Page 10 Based on the City Parking Code, the proposed conversion of the two existing retail suites to to medical office use would require three additional parking spaces and a handicapped parking space; as shown in Table E. The number of available parking spaces would decrease from a minimum of 5 spaces to a maximum of 16 spaces after the :vacation of the two existing retail office suites and the proposed conversion to medical office use. Based on actual parking demands,:the proposed conversion of the two existing retail offices to medical use would require six additional parking. spaces and a handicapped parking space; as shown in Table G.. The number of available parking spaces would decrease to a . minimum of I after the vacation of the two existing retail suites and the proposed conversion to medical office use. In conclusion, the proposed conversion of the two existing retail suites to a medical office will have no'impacton the overall available parking in this area. The three parking areas serving the.project site would still maintain a minimum of 5 available combined parking spaces throughout the weekday based on City Parking Code requirements. Based on actual parking demands, the '5 minimum available parking spaces would drop down to l parking space. Should you need any additional information or clarification of this parking study, please do not hesitate to call us at any time. Respectfully. submitted,. C. Hui LaXPE Traffic Engineer H No. TR. 1149 V,# Exr. !2/31/10 �6 /I el Attachment No. PC 4 Project Plans �7 I,u ,c IMPORT BLVD. ON NO 3,061 SP EXISTING RETAIL SPACE PROPOSED TO BE CONVERTED TO MEDICAL OFFICE BELLA CARA DERMATOLOGY m CLD NEWPORT ELM NEWPORT BEACH, CA 926M mmmm� 3f1E BOOR PLAN All NEWPORT BLVD. eeesu ----- ---------- --- ------- ----- - --- - — ------------- - I my 4850 SARRANCA PAR04AY SUITE 203 . IRMNE CA 92604 TTaA Q T7 PART 0 IMPORT BLVD. ON NO 3,061 SP EXISTING RETAIL SPACE PROPOSED TO BE CONVERTED TO MEDICAL OFFICE BELLA CARA DERMATOLOGY m CLD NEWPORT ELM NEWPORT BEACH, CA 926M mmmm� 3f1E BOOR PLAN All Attachment No. PC 5 Applicant's Response Letter a W "� - rittiuuu� Lcparuucui City of Newport. Beach Newport Beach, CA Re: UP2009 -014 (PA2009 -059) Conversion of two retail.suites.af 333 Old Newport to medical use Dear Ms: Steffen: In his memorandum dated. September. .13, 2009, David Keely of Public Works- Development -Services 'requested. additional information regarding; the operational ,characteristics of the existing and.proposed medical use with the conversion of the two retail suites at. 333 Old Newport to medical use. In response to his comments, I will elaborate on the operational characteristics of my current practice and the possible impact of the move to a larger space. My current office suite has a gross floor area of 1485 square feet. I see an average of 3.3 patients per hour (Tab1e,A) TABLE A NUMBER OF PATIENTS SEEN Monday, Wednesday: 15 — 20 per day PER DAY Tuesday. : "4 — 6 per day (procedure day) Thursday : 10 — 12 per day Friday . : 12 — 18 per day AVERAGE NUMBER OF 10 — 15 patients seen per day except during PATIENTS PER DAY lunch hour between 12:OOPM and 2:00 PM and less on Tuesdays AVERAGE NUMBER OF 33 PATIENTS PER HOUR NUMBER OF STAFF (6) 1 physician 2 nurses 3 administrative staff With the increase in.office space with this move to a larger office, :I could potentially.: increase my patient volume from an average of 3.3 patients per hour to 5 patients per ' hour which. is <.usually. the maximum .number of patients that one doctor can adequately care; for in an hour. If this growth were realized, I would need to hire one additional full. time staff to accommodate the increased patient demand. At that point, MY office, would . require . a total of 12 parking• spaces per hour (l .doctor; 3 nurses, 3 administrative staff and 5 patients). This number would still be much less than the 15 parking spaces required by the City's Parking Code. Furthermore, this. number:. assurnes'that all 5 patients would remain at my ;office for the entire hour. In reality, patients -are scheduled every fifteen. to thirty minutes per appointment. At any moment in'time, there is one .patient being seen by the doctor and another patient waiting to be seen. So there are usually two to at most three patients in the office at anytime. My current office is very cramped (see Figure 1). We have three exam rooms and: one procedure room. If we have two patients, scheduled for a procedure back -to- back, :then we have to .use one the. exam room to do the procedure for the next,patient. We do not have.enough space for offices, laboratory and storage. My office is a closet . space measuring 6 ft by 10 ft. The laboratory space is so: tiny that two'nurses would be: standing' elbow- to- elbow..if they both are in the laboratory at the same time.. The biller and the manager share one office 10 ft by 10 ft which doubles as, a chart storage area:. We ,store much of our supplies in the plastic sheds placed. in the balcony area. .So,' what .we .packed into a space of 1485 square feet would comfortably be accommodated by a suite of 3061 square Tect. I trust that the above explanations adequately address Mr. Keely's.comments. If you need any further information, please do not hesitate to contact me at 949) 646- 7546. Thank you for your assistance with this use permit application. Sincerely, Hung V. Ong '44 FIGURER -DR. ONG'S CURRENT OFFICE 51 ft