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HomeMy WebLinkAbout2.0 - Lido Marina Village - PA2014-002 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 18, 2014 Meeting Agenda Item 2 SUBJECT: Lido Marina Village - (PA2014-002) 3636 Newport Boulevard, 3418-3444 Via Lido, 3400-3450 Via Oporto, and 3431-3505 Via Oporto Conditional Use Permit No. UP2014-014 APPLICANT: Lido Group Retail, LLC PLANNER: Makana Nova, Assistant Planner (949) 644-3249, mnova@newportbeachca.gov PROJECT SUMMARY Lido Group Retail, LLC, requests a conditional use permit for a reduction in on-site parking requirements and a parking management program in conjunction with the renovation and reauthorization of uses within Lido Marina Village. The project was continued from the December 4, 2014, Planning Commission meeting to allow revisions to be made to the draft resolution at the Planning Commission's request. This staff report supplements the December 4, 2014, Planning Commission staff report with the additional information requested by the Commission. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _, approving Conditional Use Permit No. UP2014-014 (PA2014-002) subject to the findings and conditions of approval (Attachment No. PC 1). DISCUSSION The Planning Commission reviewed the project application on December 4, 2014, and voted to continue the project to December 18, 2014. The draft meeting minutes and staff report from December 4, 2014, are included as Attachment Nos. PC 3 and PC 4. Generally, the Planning Commission expressed support for the project and requested that the draft resolution for approval be revised to incorporate changes proposed by Chairman Tucker (provided as Attachment No. PC 5). The Planning Commission also requested to review any future off-site parking requirements. Staff has also taken this opportunity to update the findings and revise the formatting for consistency and clarity. The revised draft resolution incorporating these changes is provided as Attachment No. PC 1. A redline version of the draft is also provided as Attachment No PC 2 to highlight the changes. 1 Lido Marina Village Planning Commission, December 4, 2014 Page 2 PUBLIC NOTICE This item was continued to a date certain from the Planning Commission meeting of December 4, 2014, to the meeting of December 18, 2014. The item also appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: cl� llj�c rn-�-W Ma ana ova 13rVa Wisnes i,rlCP, Deputy Director Assistant Planner ATTACHMENTS PC 1 Draft Resolution for Approval with Findings and Conditions PC 2 Draft Resolution for Approval (redline format) PC 3 Draft Planning Commission Minutes from December 4, 2014 PC 4 Planning Commission Packet from December 4, 2014 PC 5 Redline changes proposed by Chairman Tucker on December 4, 2014 2 Attachment No. PC 1 Draft Resolution for Approval with Findings and Conditions 3 V� QP �P RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2014- 014 AUTHORIZING A PARKING MANAGEMENT PLAN, A PARKING REDUCTION, AND OFF-SITE PARKING FOR LIDO MARINA VILLAGE (PA2014-002) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Lido Group Retail, LLC, with respect to Lido Marina Village located at 3636 Newport Boulevard, 3418-3444 Via Lido, 3400-3450 Via Oporto, and 3431-3505 Via Oporto requesting approval of a conditional use permit for a parking reduction, parking management plan, and off-site parking. The properties are legally described as a portion of S22356, Section 28, Lots 1 through 9 of Tract 1235, and Lots 1112 through 1125 of Tract 907. 2. The applicant requests a conditional use permit for a reduction in on-site parking requirements in conjunction with the renovation of uses within a shopping area known as Lido Marina Village. The requested reduction in on-site parking requirements is based upon anticipated parking demand over time taking into account the various uses at the site. The proposal also includes a parking management plan (PMP) pursuant to Section 20.40.110 and off-site parking pursuant to Section 20.40.100. 3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone and the Coastal Land Use Plan category is MU-W (Mixed-Use Water Related. 5. Use Permit No. UP1636 was approved in 1972 and authorized the construction of a public parking garage that exceeds the basic height limit within the 26/35 foot height limitation zone, and the acceptance of an Environmental Impact Report (EIR/NB 72-020). 6. A Shared Parking Analysis dated November 14, 2014, was prepared by Linscott Law & Greenspan, on behalf of the applicant, to determine the specific parking needs of the center. 7. A public hearing was held on December 4, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. The Planning Commission voted to continue the item to the December 18, 2014, meeting. Planning Commission Resolution No. Page 2 8. A public hearing was held on December 18, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The proposed project is a parking reduction and PMP associated with the renovation and re-occupancy of an existing 112,029 square feet commercial area (Lido Marina Village). Interior and exterior changes to the existing commercial buildings are largely cosmetic, necessary repair and maintenance, or seismic upgrades. The gross floor area will not be increased and a maximum of 430 square feet of existing commercial floor area will be converted from retail uses to restaurant uses and approximately 3,127 square feet of additional outdoor dining areas will be located adjacent to existing commercial buildings. With the implementation of the Proposed PMP, parking necessary to meet actual parking demand will be provided by a combination of on-site parking and off-site parking consistent with Section 20.40.100 (Off-Site Parking). 2. The project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 (New Construction or Conversion of Small Structures). This Section exempts the construction and location of limited numbers of new, small facilities or structures (up to 10,000 square feet in area) and the conversion of existing small structures from one use to another where only minor modifications are made to the interior or exterior of the structure. Additionally, the proposed project is exempt from pursuant to Section 15301 (Existing Facilities). This section exempts interior and exterior alterations and small additions to existing structures when the changes involve a negligible or no expansion of existing uses. SECTION 3. FINDINGS. The existing parking structure was constructed pursuant to Use Permit No. UP1636 (as approved on December 14, 1972). Continuation of the parking structure is in substantial conformance with the UP1636 and requires no amendment. The request to modify parking is considered a substantial change where this Conditional Use Permit shall supersede UP1636. In accordance with Section 20.40.110.6.1 (Reduction in Off-Street Parking) of the Newport Beach Municipal Code), the following conditions are set forth for the parking reduction and PMP: Finding: A. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on- street parking available, greater than normal walk in trade, mixed-use development). 0 Planning Commission Resolution No. Page 3 Facts in Support of Finding: 1. A parking demand analysis dated November 14, 2014, prepared by Linscott Law & Greenspan, concluded that parking demand for the renovated Lido Marina Village can be accommodated within a combination of private and public spaces in the immediate area for most of the planned uses. The parking demand analysis includes two partial build out scenarios (attached as Exhibits C and D to this resolution) where only portions of the vacant spaces in Lido Marina Village would be leased and occupied and parking demand would be observed to see if additional parking intensive uses could be accommodated given parking resources within Lido Marina Village. If not, the applicant will be required to secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. 2. Parking within Lido Marina Village includes a multi-level parking structure, parking within Central Avenue, Via Oporto (planned), and along the north side of Via Lido. All of these spaces are within a convenient distance to the uses they serve. The most remote spaces are located within 650 feet of the most remote uses; however the vast majority of the spaces are located within the parking structure they are located within 300 feet of uses. 3. The parking demand analysis is reliant upon modifications to the pedestrian and parking areas within the Central Avenue and Via Oporto rights-of-way. The parking demand analysis, proposed right-of way improvements, modifications to the Lido Marina Village parking structure, and proposed valet operations plan have been reviewed and found convenient, safe and effective by the City Traffic Engineer. Finding: B. A parking management plan (PMP) shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). Facts in Support of Finding: 1. The applicant has provided a PMP dated November 13, 2014, and prepared by LAZ Parking. The PMP provides a comprehensive strategy to manage the existing parking structure in Lido Marina Village including: valet operations, improvements to facilitate increased mobility for bicycles, pedestrians, & boats, the provision for future off-site parking when parking demand exceeds on-site supply, and limits on uses which generate higher parking demand. The PMP includes two partial build out scenarios where only portions of the vacant spaces in Lido Marina Village would be leased and occupied and parking demand would be observed to see if additional parking intensive uses could be accommodated given parking resources within Lido Marina Village. If not, the applicant will be required to secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. In accordance with Section 20.40.100 (Off-Site Parking) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Planning Commission Resolution No. Page 4 Finding: C. The parking facility is located within a convenient distance to the use it is intended to serve. On-street parking is not being counted towards meeting parking requirement. Facts in Support of Finding: 1. The Planning Commission shall review any proposed off-site parking locations to ensure that they are located a convenient distance from Lido Marina Village. If the distance necessitates it, a shuttle service will be provided for employees or patrons. 2. Fifty four (54) public and municipal metered spaces are available within Lido Marina Village with the planned improvements within the Central Avenue and Via Oporto public rights-of-way. These spaces do not contribute to satisfying the off-street parking requirement for Lido Marina Village; however, these public spaces will likely be utilized by visitors to Lido Marina Village due to proximity. The public spaces will remain available to the public and will not be controlled by the applicant. Finding: D. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. Facts in Support of Finding: 1. The Planning Commission and City Traffic Engineer shall review any proposed off-site parking locations to ensure that they are located and operated to avoid undue traffic hazards or impacts to surrounding uses prior to implementation. Prior to the approval of any off-site parking lot, notice shall be provided to residents, businesses, and property owners within 300 feet of the proposed parking lot. Finding: E. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Facts in Support of Finding: 1. Recorded agreements shall be provided to demonstrate that parking will be available to serve the uses within Lido Marina Village when the project demand requires. 2. Off-site parking for marine entertainment and excursion services may be provided at an off-site parking consistent with this Conditional Use Permit and Section 20.40.100 (Off-Site Parking) of the Zoning Code. 3. Appropriate signage shall be provided, indicating the availability of any off-site parking provided, subject to the review of the Community Development Director. 8 Planning Commission Resolution No. Page 5 In accordance with Section 20.52.020.F (Conditional Use Permit, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: F. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: 1 . The MU-W2 (Mixed-Use Water Related) land use designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. Although Lido Marina Village does not include residential uses, the proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are consistent with the MU-W2 (Mixed-Use Water Related) land use designation of the General Plan. 2. The Circulation Element Goal 7.1 (Parking) is to ensure that an adequate supply of convenient parking throughout the City. Implementation of the proposed PMP will ensure that an adequate supply of parking is provided for Lido Marina Village based upon the shared use of parking within Lido Marina Village and future off-site parking for patrons or employees when parking demand warrants it. Any future off-site parking must meet the conditions of Section 20.40.100 (Off-Site Parking) of the Zoning Code to ensure the parking is convenient and available when it is necessary while minimizing other conflicts or nuisance to surrounding properties. 3. The project site is not located within a Specific Plan area, Finding: G. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The MU-W2 (Mixed-Use Water Related) zoning district applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor- serving commercial and residential dwelling units on the upper floors. The proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are permitted or conditionally permitted in the MU-W2 (Mixed-Use Water Related) Zoning District. 2. The existing development within Lido Marina Village is nonconforming to the 0.5 Floor Area Ratio (FAR). The proposed renovation of the existing structures will not result in increases to the existing gross floor area and resulting FAR. 9 Planning Commission Resolution No. Page 6 3. The proposed parking reduction and PMP are consistent with Section 20.40.110 (Adjustments to Off-Street Parking Requirements) of the Zoning Code based upon the findings contained within this resolution and implementation of the conditions of approval. 4. Off-site parking may be required and must be found consistent with Section 20.40.100 (Off-Site Parking) if it is required by the parking demand study for the implementation of Occupancy Scenario A or B (provided as Exhibits C and D to this resolution). Finding: H. The proposed project is consistent with applicable policies of the Coastal Land Use Plan that require public access to and along the waterfront. Facts in Support of Finding: 1. The project will include an improved public waterfront walkway no less than 6-feet wide, but preferably 10-feet wide across the entire project site 3400-3450 Via Lido. Public access between Via Oporto and the waterfront walkway will be provided by a minimum of three separate public walkways that will also be 6 feet in width. 2. The walkways will be improved and provided prior to issuance permits for outdoor patios in the existing public easement as identified in the approved PMP. 3. All public walkways will be open to the public at all times and appropriate coastal access signage will be provided. Finding: I. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The Lido Marina Village commercial area has been operating from its current location in Lido Village since the early 1970's and has been compatible with the commercial, institutional, and residential uses in the Lido Village area. The site has been operating with a significant number of vacancies for quite some time and revitalization of the area has been a priority of the City for quite a number of years. As a result, the City adopted the Lido Village Design Guidelines in 2012, to guide property owners toward making improvements to promote revitalization and compatibility. The proposed parking reduction and PMP will allow for the re-occupancy of Lido Marina Village with uses consistent with the General Plan and Zoning Code in an orderly way while ensuring that parking meets actual parking demand over time. 2. Lido Marina Village is a developed site. The applicant is not seeking any additional building area; however, the proposed changes in uses and the provision of exclusive restaurant dining areas will increase required parking as identified by the Zoning Code. 10 Planning Commission Resolution No. Page 7 Lido Marina Village will provide 368 private parking spaces and 54 public parking spaces for visitors to the area with the implementation of the proposed PMP. The PMP is a comprehensive parking management solution that includes additional off-site parking consistent with the requirements of the Zoning Code, should it prove necessary in the future as Lido Marina Village is re-occupied. As a result, the project site, with the implementation of the PMP, is physically suitable for the proposed mix of uses planned as parking will be supplied to meet actual parking demands. 3. This is an existing mixed-use district that is compatible with other commercial uses in the area. The restaurant uses included within Lido Marina Village will serve visitors, area businesses, and residents in furtherance of the City's Coastal Land Use Plan and the Coastal Act. 4. Adequate lateral and vertical public access, consistent with Coastal Land Use Plan policies, will be provided to Newport Bay as required by the conditions of approval. Finding: J. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The facts in support of Finding F support this finding and are incorporated by reference. 2. Emergency access to and through Lido Marina Village is currently provided from Central Avenue, Via Lido and Via Oporto. Fire access driveways and fire hydrants are currently provided and proposed changes to the rights-of-way have been reviewed and approved by the City Traffic Engineer and Fire Department as being safe, convenient and adequate to provide public and emergency vehicle access. 3. Lido Marina Village is presently served by public services and utilities and the overall renovation of the site involves very limited intensification that can be accommodated by existing public services and utilities. 4. The design of the improvements will comply with all Building, Public Works, and Fire Codes, and any restaurant uses will be reviewed by the Orange County Health Department. Finding: K. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. 11 Planning Commission Resolution No. Page 8 Facts in Support of Finding: 1. The facts in support of findings A through G support this finding and are incorporated by reference. 2. The renovations to Lido Marina Village should have a positive impact on the area and may promote further revitalization of commercial properties in the Lido Village area. Potential restaurants within Lido Marina Village will require either a subsequent Minor Use Permit or Conditional Use Permit or an amendment to existing permits that will provide a public review process to ensure that the parking for said uses are consistent with the PMP and parking demand analysis. Additionally, the process will ensure that these uses will be compatible and not detrimental to the neighborhood or City. 3. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots, during business hours, if directly related to the patrons of the district. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2014-014 (PA2014-002), subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference, to replace and supersede Use Permit No. 1636. As a result, Use Permit No. 1636 is hereby rendered null and void. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 18TH DAY OF DECEMBER, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 12 Planning Commission Resolution No. Page 9 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. UP2014-014 1. Parking at Lido Marina Village is intended to operate in an integrated manner under one permit. Therefore, each portion of subject property shall comply with the approved Parking Management Plan (PMP) dated November 13, 2014, prepared by LAZ Parking, and any amendments to the PMP shall be reviewed and be approved by the Community Development Director with notice on the Planning Commission agenda prior to implementation. 2. In no case shall higher intensity land uses (e.g. restaurant and nail salon that have a higher parking requirement than the base retail rate) exceed the maximum gross floor area of uses identified the Land Use Summary dated November 3, 2014, attached as Exhibit "B" to this resolution. 3. Conditional Use Permit No. UP2014-014 (PA2014-002) authorizes a parking reduction from what would otherwise be required by the Zoning Code and establishes the maximum intensity of uses within Lido Marina Village that may be allowed. This Use Permit does not authorize further conditional use permits or minor use permits for any other activity where the Zoning Code requires said permits. 4. Prior to the approval of permits for uses in excess of Occupancy Scenario A or Occupancy Scenario B as shown in Exhibits C and D, attached. The applicant shall submit a new parking demand analysis prepared by a qualified traffic consultant or traffic engineer that identifies expected parking demands for the remainder of unoccupied spaces within Lido Marina Village for review and approval by the City Traffic Engineer and Planning Commission. If the approved study does not show that sufficient parking is available within Lido Marina Village to serve said uses, the applicant shall secure off-site parking to meet anticipated parking demands. Off-site parking shall be reviewed by the City Traffic Engineer and Planning Commission, prior to the implementation of Occupancy Scenario A or B and shall be consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. Prior to the approval of any off-site parking lot, notice and an opportunity to comment shall be providedto residents, businesses, and property owners within 300 feet of the proposed parking lot. 5. If off-site parking is secured and made available for patron use, the applicant shall provide appropriate signage indicating the availability and location of the off-site parking to the satisfaction of the Community Development Director. 6. Prior to the issuance of occupancy for restaurants within Lido Marina Village, the existing triple tandem parking spaces on fifth level of the parking structure shall be shall be removed. The parking structure shall provide a minimum of three hundred forty five (345) parking spaces and 13 tandem parking spaces. T3 Planning Commission Resolution No. Page 10 7. Valet parking operations may be provided and shall be conducted consistent with the PMP or as otherwise authorized in writing by the City Traffic Engineer. Valet parking service shall be provided when parking demand is expected to exceed 85percent utilization of the parking structure. 8. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs Standards) of the Newport Beach Municipal Code. The applicant shall install and maintain appropriate public access signage for all public walkways. The size, location, and message of said public access signs shall be subject to the review and approval of the Director of Community Development. 9. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10. Fair share traffic fees apply for the addition of new exclusive outdoor dining patios and additional use intensity within Lido Marina Village. The applicant will be credited for existing uses and the loss of any gross floor area. Fair share fees shall be applied in accordance with the current fee schedule that is effective at the time each building permit is issued. 11. Should the property be sold or otherwise come under different ownership or control, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 13. Conditional Use Permit No. UP2014-014 (PA2014-002) shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060.A (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. The project 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. 15. This Conditional Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained 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. -4 Planning Commission Resolution No. Page 11 16. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Conditional Use Permit No. UP2014-014 (PA2014- 002), the including, but not limited to the Lido Marina Village PMP, valet parking, any future off-site parking agreements, all non-standard or private improvements within the public right-of-way, and encroachments within any easements or access walkways. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 17. Adequate lateral public access along the entire project waterfront (3400-3450 Via Lido) shall be provided and maintained consistent with Coastal Land Use Plan policies. The walkway shall be a minimum of 6 feet in width but preferably 10 feet wide or more. Minor encroachments may be permitted into the existing public access easement with the approval of a Public Works encroachment permit, provided adequate access will be maintained. The final location, width, design of the walkway shall be reviewed and approved by the Harbor Resources Division and Community Development Director. Public access to the waterfront walkway shall be maintained at all times. 18. A minimum of three vertical public walkways shall be maintained between Via Oporto and the lateral public access walkway along the waterfront, consistent with Coastal Land Use Plan policies. The walkways shall be a minimum of 6 feet in width but preferably wider. Minor encroachments may be permitted by the Community Development Director provided adequate access will be maintained. The three public walkways shall not be gated or otherwise blocked and shall be open for public access at all times. a. One walkway shall be provided and maintained at 3448 Via Oporto (APN 423-123- 04). b. The second walkway shall be provided and maintained between 3424 and 3432 Via Oporto (APN 423-123-06) where an existing public access easement is currently located. c. The third walkway shall be located at 3400-3420 Via Oporto (APN 423-123-07) with the final location to be reviewed and approved by the Community Development Director. 15 Planning Commission Resolution No. Page 12 19. Off-site parking for marine entertainment and excursion services may be provided at off-site parking locations with this Conditional Use Permit and Section 20.40.100 (Off- Site Parking) of the Zoning Code. 20. For existing fire access roadways, the minimum street width shall be 20 feet, with no parking on either side. The width shall be increased to 26 feet within 30 feet of a fire hydrant, with no vehicle parking allowed on either side of the street. Existing nonconforming conditions may remain until such time when the project site is redeveloped and all nonconformities shall be removed. No new structures will be allowed within fire access roadways without the prior review and approval of the Fire Department. 21. Where areas of No Parking are required due to access and roadway widths, No Parking signs and/or red curbing will be required and must comply with Newport Beach Fire Department Guideline C.02. 22. Valet drop-off and pick-up may be conducted in designated parking spaces along the Via Oporto curb and shall not be conducted in fire access roadways. 23. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 24. All improvements subject to an encroachment agreement or encroachment permit shall be constructed as required by Ordinance and the Public Works Department. 25. An encroachment permit shall be required for all work activities or development within the public right-of-way, any public easements, on City-owned utilities or City-owned property. 26. All non-standard or private improvements within Via Lido, Central Avenue, and Via Oporto (between Via Lido and Central Avenue) shall be reviewed and approved by the Public Works Department and City Council. An updated encroachment agreement and permit shall be completed for non-standard or private improvements prior to installation. 27. Prior to final inspection of encroachment permits for work within Via Lido, Via Oporto, and Central Avenue, the applicant shall remove and replace any damaged concrete curb, gutter, sidewalk, or roadway per City Standards. Limits of repair or reconstruction shall be determined by the Public Works Department. 28. All parking spaces shall comply with City Standard #805-L-A&B. In addition, parking spaces and parking aisle widths within the parking structure shall comply with City Standard #805-L-A&B. 10 Planning Commission Resolution No. Page 13 29. All improvements shall comply with the City's sight distance requirement, City Standard #110-L. 30. This conditional use permit supersedes Use Permit No. UP1636. This Use Permit continues authorize the construction of a public parking garage that exceeds the basic height limit up to 35 feet in height. 17 V� QP �P sg Lido Marina Vilage Floor Area Summary 11/3/2014 Use Existing Demo Addition New Rate Parking GFA%Total Net change Retail 36598 to take-out limited, nail salon and Market-3530-1467-12,071 9,146 (from h&f, boat rentals, nail salon & restaurant) 28,676 1/250 gross 114.7 0.26 -7,922 Market 0 0 12,071 12,071 1/250 gross 48.3 0.11 12,071 Take-Out Limited 0 0 3530 (from retail) 3,530 1/250 gross 14.1 0.03 3,530 Office 30,217 0 0 30,217 1/250 net 120.9 0.27 0 Restaurant 23566 to retail, outdoor dining area and demo -2,626 3,056 (from boat rentals & building revisions) 23,996 1/40 npa 246.7 0.21 430 Outdoor Dining * 3223 0 3,127 5,463 1/40 npa (-25% inpa) 74.9 0.05 2,240 Nail Salon 263 to retail -263 1,467 (from retail) 1,467 1/80 gross 18.3 0.01 1,204 Health and Fitness*** 14027 to retail -1,955 0 12,072 1/200 gross 60.4 0.11 -1955 Boat Rental and Sales 7,358 to retail and restaurant-7,358 0 0 1/350 gross 0.0 0.00 -7,358 Marina 47 -4 0 43 0.75/slip 32.3 N/A -4 TOTAL 112029 -27,120 27,120 112,029 TOTAL Including Exclusive 115252 -27,120 30,247 117,492 730.5 1.00 Outdoor Dining NET CHANGE 1 1-1085 11,085 10 1 1 1 10 *exclusive dining areas only, Existing nonexclusive dining 887 sq ft ** New restaurant area includes building revisions 1,085 sf ***Curl CUP to be amended ****assumes Electra boats will be parked off-site with an LTP Parking Available Parking Source I Existing INew Total Street Parking 1 461 18 64 Parking Structure 1 362 -4 358 TOTAL 1 4081 14 422 Exhibit "B": Land Use Summary 1 V� QP �P �o Planning Commission Resolution No. Page 15 EXHIBIT "C" OCCUPANCY SCENARIO A rnq 8 Q 0 N O N O O ' W N N ^ O ch S � N W N w 2 ZN Z w g ;2S O Z S R 9 M� g LJ 0 j H , ® U I © �S Lo _ 1 N� m i l O � i ♦ � �_ OOH r P _ N v N 1 O _CCC �i • N 5 ` N N [3 N • W N SSS � m V •i 1N J% A � •1 O� O y QYYY ) 111(\ N • _ 11II1 � �2 V� QP �P Planning Commission Resolution No. Page 16 EXHIBIT "D" OCCUPANCY SCENARIO B o a 7r M M N! O \n O 11�0yj h R M Ot < p zWz to W U3 m w 3 'Z .6 W r i w a o 9y [T 8 y� l� LLJQ7 yua�l ]CS[. ;fug+ 'r 0000I ® ® 11 0 LO LIC N •• • -\ • _ a a. N N t U O � F .l^ O • N 4 " n m . m �N 1 •• O \ 4 H v N \ e ' 23 V� QP �P Attachment No. PC 2 Draft Resolution for Approval (redline format) 25 V� QP �P RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO, UP2014- 014 APPROVING AUTHORIZING A PARKING MANAGEMENT PLAN,.AND nirru1 A PARKING REDUCTION, AND OFF-SITE PARKING FOR LIDO MARINA VILLAGE (PA2014-002) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Lido Group Retail, LLC, with respect to Lido Marina Village located at 3636 Newport Boulevard, 3418-3444 Via Lido, 3400-3450 Via Oporto, and 3431-3505 Via Oporto requesting approval of a conditional use permit for a parking reduction, parking management plan, and off-site parking. The properties are legally described as a portion of S22356, Section 28, Lots 1 through 9 of Tract 1235, and Lots 1112 through 1125 of Tract 907. 2. The applicant requests a conditional use permit for a reduction in on-site parking requirements in conjunction with the renovation of uses within a shopping area known as Lido Marina Village. The requested reduction in on-site parking requirements is based upon anticipated parking demand over time taking into account the various uses at the site. The proposal also includes a Pa parking " t--M a ement Plaig-2an (PMP)— pursuant to Section 20.40.110 and off-site parking pursuant to Section 20.40.100. 3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone and the Coastal Land Use Plan category is MU-W (Mixed-Use Water Related). 5. Use Permit No. UP1636 was approved in 1972 and authorized the construction of a public parking garage that exceeds the basic height limit within the 26/35 foot height limitation zone, and the acceptance of an Environmental Impact Report (EIR/NB 72- 020)- 6. A Shared Parking Analysis dated November 14, 2014, was prepared by Linscott Law & Greenspan, on behalf of the applicant, to determine the specific parking needs of the center. 7. A public hearing was held on December 4, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this 27 Planning Commission Resolution No. Page 2 meeting. The Planning Commission voted to continue the item to the December 18, 2014, meeting. 8. A public hearing was held on December 18, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The proposed project is a parking reduction and ^^Fki^^ M2R2gemegt ^'^^aMP associated with the renovation and re-occupancy of an existing 112,029 square feet of rh„ ; + Marina Village commercial area (Lido Marina Village). Interior and exterior changes to the existing commercial buildings are largely cosmetic, GF-necessary repair and maintenance, or seismic upgrades. The gross floor area will not be increased and a maximum of 430 square feet of existing commercial floor area will be converted from retail uses to restaurant uses and approximately 3,127 square feet of additional outdoor dining areas '"z„atuAa will be located adjacent to existing commercial buildings. With the implementation of the Proposed PaFkiRg ne.,^.,...,rnent Pl;anPMP, parking necessary to meet actual parking demand will be provided by a combination of on-site parking and off-site parking consistent with Section 20.40.100 Off-Site Parkin 2. The project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 (New Construction or Conversion of Small Structures). This Section exempts the construction and location of limited numbers of new, small facilities or structures (up to 10,000 square feet in area) and the conversion of existing small structures from one use to another where only minor modifications are made to the interior or exterior of the structure. Additionally, the proposed project is exempt from pursuant to Section 15301 (Existing Facilities). This section exempts interior and exterior alterations and small additions to existing structures when the changes involve a negligible or no expansion of existing uses. SECTION 3. FINDINGS. The existing parking structure was constructed pursuant to Use Permit No. UP1636 (as approved on December 14, 1972). Continuation of the parking structure is in substantial conformance with the UP1636 and requires no amendment. The request to modify parking is considered a substantial change where this Conditional Use Permit shall supersede UP1636. In accordance with Section 20.40.110.13.1 (Reduction in Off-Street Parking) of the Newport Beach Municipal Code), the following conditions are set forth for the parking reduction and PMP: Finding: 22 Planning Commission Resolution No. Page 3 A. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on- street parking available, greater than normal walk in trade, mixed-use development). Facts in Support of Finding: 6r1. A parking demand analysis dated November 14, 2014, prepared by Linscott Law & Greenspan concluded that parking demand for the renovated Lido Marina Village can be accommodated within a combination of private and public spaces in the immediate area for most of the planned uses. The PMP prevides a GGMPF8h8RGiV8 Strategy t9 maRagethe eXiatiRg paFkkiRg Styr 41-IM rrrLld„ MaFiRa Village; valet epeFatffieRs� ppevisien feF futuFe a# site paFking when paFkiRg demand exeeeds 9R site supply; ap'd limits nuses- �.ihinh g re+e higher perking demand The PUP_ king demand analysis includes two partial build out scenarios (attached as Exhibits C and D to this resolution) where only portions of the vacant spaces in Lido Marina Village would be leased and occupied and parking demand would be observed to see if additional parking intensive uses could be accommodated given parking resources within Lido Marina Village_--efIf not, the applicant will be required to secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. 2014Rd o orking demand o olySio prepared by I i ++ Law eo & GF8ensnon that genel„rlerd +he+ grking demeer+ far +he FPRAYatPd I irle MaFiee Village GaR he n for mec+ of the planner! uses. The PNIP n vides a rehensive strategy +o rRagge +he 'o+iRg parkiiRg strrnnture �e MaFine Village• inlet re+ions• �r�cici�r orivcza-r�rrr , 14148 AR WISPS W ,uer.Irl he leased Rd n erl Rd erking demand vieulld he ohcervnd to c if ,nii+hie I irlo �Ao riga \/i Ilona if nn+ the o nlieon+ will he required +e c eff_si+o narking istent .yith Qee+ien _20.40.100 !llff_Site Dorking) of the 7ening GGd8 A-2. Parking within Lido Marina Village includes a multi-level parking structure, parking within Central Avenue, Via Oporto (planned), and along the north side of Via Lido. All of these spaces are within a convenient distance to the uses they serve. The most remote spaces are located within 650 feet of the most remote uses; however the vast majority of the spaces are located within the parking structure they are located within 300 feet of uses. 29 Planning Commission Resolution No. Page 4 A-3. The eves" PaFkiRg Maga,..,. eRt Pla4P noparkinq demand analysis is reliant upon modifications to the pedestrian and parking areas within the Central Avenue and Via Oporto rights-of-way. The o^rkiRg Maga eR;8^+ oi^^onn'Parking demand analysis, proposed right-of way improvements, modifications to the Lido Marina Village parking structure, and proposed valet operations plan have been reviewed and found convenient, safe and effective by the City Traffic Engineer. Finding: B. A parking management plan (PMP) shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). Facts in Support of Finding: 8-1. The applicant has provided a PMP dated November 13, 2014, and prepared by LAZ Parking. ^ cluded that oa*'n^ de ffia A fee the FeRevated Lide MaF'R^ Village ^ n be L.i....+i,... ..f ., ^+o ...� ..,�"G.. R the sigaGes area f^. ^^+ of the ^'^^^^d uses. The PMP provides a comprehensive strategy to manage the existing parking structure in Lido Marina Village including:; valet operations;, improvements to facilitate increased mobility for bicycles, pedestrians, aad& boats;, the provision for future off-site parking when parking demand exceeds on-site supply:, and limits on uses which generate higher parking demand. The PMP includes two partial build out scenarios where only portions of the vacant spaces in Lido Marina Village would be leased and occupied and parking demand would be observed to see if additional parking intensive uses could be accommodated given parking resources within Lido Marina Village,� r flf not, the applicant will be required to secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. In accordance with Section 20.40.100 (Off-Site Parking) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: I� C. rThe parking facility is located within a convenient distance to the use it is intended to serve. On-street parking is not being counted towards meeting parking requirement. Facts in Support of Finding: S-1. The GeMMURity no„oi,,... eRt n,.o^+efPlanning Commission shall review any proposed off-site parking locations to ensure that they are located a convenient 30 Planning Commission Resolution No. Page 5 distance from Lido Marina Village. If the distance necessitates it, a shuttle service will be provided for employees or patrons. aR .,ff site parheRg G steR+ ,.,i+h this r eRdifA_Ral I ISP o„r..,i+ ^^a (Q# Site Pa FkiRg) Gf the Z9RiRg QeEJE? if it .;rf^a f.,r A tppm I..RgeF +haR a Limit 6-32. Fifty four (54) public and municipal metered spaces are available within Lido Marina Village with the planned improvements within the Central Avenue and Via Oporto public rights-of-way. These spaces do not contribute to satisfying the off-street parking requirement for Lido Marina Village; however, these public spaces will likely be utilized by visitors to Lido Marina Village due to proximity. The public spaces will remain available to the public and will not be controlled by the applicant. 6-4. ThP DirPEtAr Af GAM Aity nGVGIGPMeRt a T raffiG F.RgiReeF Shalll reyiewaaRy resoden+c hnciResses Rd property GWRers within dthin den 200 fent of the prepe nrl Finding: D. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. Facts in Support of Finding: 9-1. The Planning Commission and City Traffic Engineer shall review any proposed off-site parking locations to ensure that they are located and operated to avoid undue traffic hazards or impacts to surrounding uses prior to implementation. Prior to the approval of any off-site parking lot, +hn 4-D#eGtor &4a4 ,—notice shall be provided to residents, businesses, and property owners within 300 feet of the proposed parking lot. Finding: E. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Facts in Support of Finding: €-1 . Recorded agreements shall be provided of s,,ffinien+ +„rte"^^ to demonstrate that parking will be available to serve the uses within Lido Marina Village when the project demand requires. 31 Planning Commission Resolution No. Page 6 1=2. Off-site parking for marine entertainment and excursion services may be provided at an off-site parking consistent with this Conditional Use Permit and Section 20.40.100 (Off-Site Parking) of the Zoning Code. €-3. Appropriate signage shall be provided, indicating the availability of any off-site parking provided, subject to the review of the Community Development Director. In accordance with Section 20.52.020.F (Conditional Use Permit, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: L�.-F_The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: -1. The MU-W2 (Mixed-Use Water Related) land use designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. Although Lido Marina Village does not include residential uses, the proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are consistent with the MU-W2 (Mixed-Use Water Related) land use designation of the General Plan. F-2. The Circulation Element Goal 7.1 Parkin is to ensure that an adequate supply of convenient parking throughout the City. Implementation of the proposed parking ., aRag8MBRt pla PMP will ensure that an adequate supply of parking is provided for Lido Marina Village based upon the shared use of parking within Lido Marina Village and future off-site parking for patrons or employees when parking demand warrants it. Any future off-site parking must meet the conditions of Section 20.40.100 Off-Site Parkin of the Zoning Code to ensure the parking is convenient and available when it is necessary while minimizing other conflicts or nuisance to surrounding properties. i=-3. The project site is not located within a Specific Plan area, Finding: E G_The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: G-1. The MU-W2 (Mixed-Use Water Related) Zeniag zoning ^intdistrict applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. The proposed mix of retail, marine-related commercial, service commercial, 32 Planning Commission Resolution No. Page 7 office, and restaurant uses are bons stent with uses permitted or conditionally permitted in the MU-W2 (Mixed-Use Water Related) Zoning District. G-2. The existing development within Lido Marina Village is nonconforming to the 0.5 Floor Area Ratio (FAR). The proposed renovation of the existing structures will not result in increases to the existing gross floor area and resulting FAR. g-3. The proposed parking reduction and ParkiRg ne.,...,,..,.npnt PlanpMP are consistent with Section 20.40.110 (Adjustments to Off-Street Parking Requirements) of the Zoning Code based upon the findings contained within this resolution and implementation of the conditions of approval. gam. Off-site parking may be required and must be found consistent with Section 20.40.100 (Off-Site Parking) if it is required by the ni.P_ .t0_.r Gf r,.,,,,,,,,.,,+„ n,,,,,,i,,....aens'stent with this Gand't', na' Use o, FMit and ❑.,,-i ing Management PlanPMPthe parking demand study for the implementation of Occupancy Scenario A or B (provided as Exhibits C and D to this resolution). Finding: F-.L!. The proposed project is consistent with applicable policies of the Coastal Land Use Plan that require public access to and along the waterfront. Facts in Support of Finding: L!:1. The project will include an improved public waterfront walkway no less than 6-feet wide, but preferably 10-feet wide across the entire project site 3400-3450 Via Lido. Public access between Via Oporto and the waterfront walkway will be provided by a minimum of three separate public walkways that will also be 6 feet in width. H-2. The walkways will be improved and provided prior to issuance permits for outdoor patios in the existing public easement er prier to the appreval of permits fer use's On as identified in the approved oa.knna oto '^PMP, W ,.ho.,o.- o.,o t � Id-3. All public walkways aad-will be open to the public at all times and appropriate coastal access signage will be provided. Finding: G-.I_The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 4-1. The Lido Marina Village commercial area has been operating from its current location in Lido Village since the early 1970's and has been compatible with the commercial, 33 Planning Commission Resolution No. Page 8 institutional, and residential uses in the Lido Village area. The site has been operating with a significant number of vacancies for quite some time and revitalization of the area has been a priority of the City for quite a number of years. As a result, the City adopted the Lido Village Design Guidelines in 2012, to guide property owners toward making improvements to promote revitalization and compatibility. The proposed parking reduction and Parking nn-,nagernpAt PIRApMP will allow for the re-occupancy of Lido Marina Village with uses consistent with the General Plan and Zoning Code in an orderly way while ensuring that parking meets actual parking demand over time. 4-2. Lido Marina Village is a developed site. The applicant is not seeking any additional building area; however, the proposed changes in uses and the provision of exclusive restaurant dining areas will increase required parking as identified by the Zoning Code. Lido Marina Village will provide 368 private parking spaces and 54 public parking spaces for visitors to the area with the implementation of the proposed making Management Pla^PMP. The PaFking Management PlanPMP is a comprehensive parking management solution that includes additional off-site parking consistent with the requirements of the Zoning Code, should it prove necessary in the future as Lido Marina Village is re-occupied. As a result, the project site, with the implementation of theRaFkiRg PMP, is physically suitable for the proposed mix of uses planned as parking will be supplied to meet actual parking demands. 4-3. This is an existing mixed-use district that is compatible with other commercial uses in the area. The restaurant uses included within Lido Marina Village will serve visitors, area businesses, and residents in furtherance of the City's Coastal Land Use Plan and the Coastal Act. Adequate lateral and vertical public access, consistent with Coastal Land Use Plan policies, will be provided to Newport Bay as required by the conditions of approval. Finding: k4-.J. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: J-1. The facts in support of Finding F support this finding and are incorporated by reference. J-2. Emergency access to and through Lido Marina Village is currently provided from Central Avenue, Via Lido and Via Oporto. Fire access driveways and fire hydrants are currently provided and proposed changes to the rights-of-way have been reviewed and approved by the City Traffic Engineer and Fire Department as being safe, convenient and adequate to provide public and emergency vehicle access. 34 Planning Commission Resolution No. Page 9 �3. Lido Marina Village is presently served by public services and utilities and the overall renovation of the site involves very limited intensification that can be accommodated by existing public services and utilities. d-4. The design of the improvements will comply with all Building, Public Works, and Fire Codes, and any restaurant uses will be reviewed by the Orange County Health Department. Finding: �.K. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 14-1. The facts in support of findings A through G support this finding and are incorporated by reference. K-2. The renovations to Lido Marina Village should have a positive impact on the area and may promote further revitalization of commercial properties in the Lido Village area. Potential restaurants, ^ ghtel bs Rd GemmeFGial eat'eRal ^^a ^^t^,+^,^...^^+ uses within Lido Marina Village will require either a subsequent Minor Use Permit or Conditional Use Permit or an amendment to existing permits that will provide a public review process to ensure that the parking for said uses is-are consistent with the PaFkiRg MaRa .ement oi^^PMP and parking demand analysis. Additionally, the process will ensure that these uses will be compatible and not detrimental to the neighborhood or City. K-3. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots, during business hours, if directly related to the patrons of the district. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2014-014 (PA2014-002), subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference, to replace and supersede Use Permit No. 1636. As a result, Use Permit No. 1636 is hereby rendered null and void. S5 Planning Commission Resolution No. Page 10 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. so Planning Commission Resolution No. Page 11 PASSED, APPROVED, AND ADOPTED THIS 4TH-18TH DAY OF DECEMBER, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 37 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. UP2014-014 1. Parking at s aie�Lido Marina Village is intended to operate in an integrated manner under one permit. Therefore, each portion of subject property shall comply with the approved Parking Management Plan PMP dated November 13, 2014, prepared by LAZ Parking, and any amendments to the PaFki g manage., PRt PIRRPMP shall be reviewed and be approved by the Community Development Director with notice on the Planning Commission agenda -prior to implementation. 2. In no case shall the ^,^rp ^f'^tBRsehigher intensity land uses (e.g. restaurant and nail salon that have a higher parking requirement than the base retail rate) exceed the maximum gross floor area of uses identified the Land Use Summary dated November 3, 2014, attached report as AttaGh., ent ni„ or aas Exhibit "SB" to this resolution. 3. Conditional Use Permit No. UP2014-014 (PA2014-002) authorizes a parking reduction from what would otherwise be required by the Zoning Code^^' paFkiRg ^,^RagemeRt p4R and establishes the maximum intensity of uses within Lido Marina Village that may be allowed. Ap�dThis Use Permit does not authorize furthera conditional use permits or minor use permits for any other activity where the Zoning Code requires said permits. 4. Prior to the approval of permits for uses in excess of Occupancy Scenario A or Occupancy Scenario B as shown in eExhibits C and D, attached. # The applicant shall submit a new parking demand analysis prepared by a qualified traffic consultant or traffic engineer that identifies expected parking demands for the remainder of unoccupied spaces within #e-Lido Marina Village for review and approval by the City Traffic Engineer and r,,., M Rit., I)GVeI.,..MeRt I)iF8Gt„rplanning Commission. If the approved study does not shows that +wsufficient parking is available within Lido Marina Village to serve said uses, the applicant shall secure off-site parking to meet anticipated parking demands. Off-site parking shall be reviewed by the City Traffic Engineer and GGRgM Rit„ Deyei,,..meRt n,reGt„rPlanning Commission, prior to the implementation of Occupancy Scenario A or B and shall be consistent with Section 20.40.440-100 (Off-Site Parking) of the Zoning Code. Prior to the approval of any off- site parking lot, the air^^t^r shall ^rev ide notice and an opportunity to comment shall be providedto residents, businesses, and property owners within 440-300 feet of the proposed parking lot. 5. If off-site parking is secured and made available for patron use, the applicant shall provide appropriate signage indicating the availability and location of the off-site parking to the satisfaction of the Community Development Director. 6. Prior to the issuance of occupancy for restaurants within Lido Marina Village, the existing triple tandem parking spaces on fifth level of the parking structure shall be shall be removed. The parking structure shall provide a minimum of three hundred forty five (345) parking spaces and 213 tandem parking spaces. 32 Planning Commission Resolution No. Page 2 7. Valet parking operations may be provided and shall be conducted consistent with the Parking Management PlanPMP or as otherwise authorized in writing by the City Traffic Engineer. Valet parking service shall be provided when parking demand is expected to exceed 85%-2 rL ent utilization of the parking structure. 8. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs Standards) of the Newport Beach Municipal Code. The applicant shall install and maintain appropriate public access signage for all public walkways. The size, location, and message of said public access signs shall be subject to the review and approval of the Director of Community Development. 9. Prior to the issuance of a building permit, ttY��adplicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10. Fair share traffic fees apply for the addition of new exclusive outdoor dining patios and additional use intensity within Lido Marina Village. The applicant will be credited for existing uses and the loss of any gross floor area. Fair share fees shall be applied in accordance with the current fee schedule that is effective at the time eachef building permit is issued. 11. Should the property be sold or otherwise come under different ownership or control, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 13. Conditional Use Permit No. UP2014-014 (PA2014-002) shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060.A (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. The project 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. 15. This Conditional Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially S9 Planning Commission Resolution No. Page 3 injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 16. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Conditional Use Permit No. UP2014-014 (PA2014- 002), the including, but not limited to the Lido Marina Village PaF'(;Rg nn.,...,,,,... eRt PawPMP, valet parking, any future off-site parking agreements, all non-standard or private improvements within the public right-of-way, and encroachments within any easements or access walkways. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed P in this condition. 17. Adequate lateral public access along the entire project waterfront (3400-3450 Via Lido) shall be provided and maintained consistent with Coastal Land Use Plan policies. The walkway shall be a minimum of 6 feet in width but preferably 10 feet wide or more. Minor encroachments may be permitted into the existing public access easement with the approval of a Public Works encroachment permit, provided adequate access will be maintained. The final location, width, design of the walkway shall be reviewed and approved by the Harbor Resources Division and Community Development Director. Public access to the waterfront walkway shall be maintained at all times. 18. A minimum of three vertical public walkways shall be maintained between Via Oporto and the lateral public access walkway along the waterfront, consistent with Coastal Land Use Plan policies. The walkways shall be a minimum of 6 feet in width but preferably wider. Minor encroachments may be permitted by the Community Development Director provided adequate access will be maintained. The three public walkways shall not be gated or otherwise blocked and shall be open for public access at all times. a. One walkway a'I`iall be provided and maintained at 3448 Via Oporto (APN 423-123-04). b. The second walkway shall be provided and maintained between 3424 and 3432 Via Oporto (APN 423-123-06) where an existing public access easement is currently located. C. The third walkway shall be located at 3400-3420 Via Oporto (APN 423-123-07) with the final location to be reviewed and approved by the Community Development Director. 40 Planning Commission Resolution No. Page 4 47-.L9. Off-site parking for marine entertainment and excursion services may be provided at off-site parking locations and ls"a" be ^^^s s'^..+ with this Conditional Use Permit and Section 20.40.100 (Off-Site Parking) of the Zoning Code if the parking is provided for Permit eF a Limited TeFM PeFmit eeRS'SteRt with 20.52.040 (Li M- ited T-eFM PeFMOtS). 4-&-.20. For existing fire access roadways, the minimum street width shall be 20 feet, with no parking on either side. The width shall be increased to 26 feet within 30 feet of a fire hydrant, with no vehicle parking allowed on either side of the street. Existing nonconforming conditions may remain until such time when the project site is redeveloped and all nonconformities shall be removed. No new structures will be allowed within fire access roadways without the prior review and approval of the Fire Department. 4-9-.21. Where areas of No Parking are required due to access and roadway widths, No Parking signs and/or red curbing will be required and must comply with Newport Beach Fire Department Guideline C.02. 29-.22. Valet drop-off and pick-up may be conducted in designated parking spaces along the Via Oporto curb and shall not be conducted in fire access roadways. 2423. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 2-2-.24. All improvements subject to an encroachment agreement or encroachment permit shall be constructed as required by Ordinance and the Public Works Department. 23-25. An encroachment permit shall be required for all work activities or development within the public right-of-way, any public easements, on City-owned utilities or City-owned property. 24.26. All non-standard or private improvements within Via Lido, Central Avenue, and Via Oporto (between Via Lido and Central Avenue) shall be reviewed and approved by the Public Works Department and City Council. An updated encroachment agreement and permit shall be completed for non-standard or private improvements prior to installation. 25.27. Prior to final inspection of encroachment permits for work within Via Lido, Via Oporto, and Central Avenue, the applicant shall remove and replace any damaged concrete curb, gutter, sidewalk, or roadway per City Standards. Limits of repair or reconstruction shall be determined by the Public Works Department. 228. All parking spaces shall comply with City Standard #805-L-A&B. In addition, parking spaces and parking aisle widths within the parking structure shall comply with City Standard #805-L-A&B. 41 Planning Commission Resolution No. Page 5 29. All improvements shall comply with the City's sight distance requirement, City Standard #110-L. 30. This conditional use permit supersedes Use Permit No. UP1636. Theis Use Permit continues authorize the construction of a public parking garage that exceeds the basic height limit up to 35 feet in height. -4.2 Lido Marina Vilage Floor Area Summary 11/3/2014 Use Existing Demo Addition New Rate Parking GFA%Total Net change Retail 36598 to take-out limited, nail salon and Market-3530-1467-12,071 9,146 (from h&f, boat rentals, nail salon & restaurant) 28,676 1/250 gross 114.7 0.26 -7,922 Market 0 0 12,071 12,071 1/250 gross 48.3 0.11 12,071 Take-Out Limited 0 0 3530 (from retail) 3,530 1/250 gross 14.1 0.03 3,530 Office 30,217 0 0 30,217 1/250 net 120.9 0.27 0 Restaurant 23566 to retail, outdoor dining area and demo -2,626 3,056 (from boat rentals & building revisions) 23,996 1/40 npa 246.7 0.21 430 Outdoor Dining * 3223 0 3,127 5,463 1/40 npa (-25% inpa) 74.9 0.05 2,240 Nail Salon 263 to retail -263 1,467 (from retail) 1,467 1/80 gross 18.3 0.01 1,204 Health and Fitness*** 14027 to retail -1,955 0 12,072 1/200 gross 60.4 0.11 -1955 Boat Rental and Sales 7,358 to retail and restaurant-7,358 0 0 1/350 gross 0.0 0.00 -7,358 Marina 47 -4 0 43 0.75/slip 32.3 N/A -4 TOTAL 112029 -27,120 27,120 112,029 TOTAL Including Exclusive 115252 -27,120 30,247 117,492 730.5 1.00 Outdoor Dining NET CHANGE 1 1-1085 11,085 10 1 1 1 10 *exclusive dining areas only, Existing nonexclusive dining 887 sq ft ** New restaurant area includes building revisions 1,085 sf ***Curl CUP to be amended ****assumes Electra boats will be parked off-site with an LTP Parking Available Parking Source I Existing INew Total Street Parking 1 461 18 64 Parking Structure 1 362 -4 358 TOTAL 1 4081 14 422 Exhibit "B": Land Use Summary V� QP �P Planning Commission Resolution No. Page 17 EXHIBIT"C" OCCUPANCY SCENARIO 43A Formatted:Font:(Default)Mal e m m Grp a� n � N 3 G � ;_ r 7 > > 7s p] Z LL LL �1 LLI ♦r _ cn a v g a,h u0E01onoo L' � ` L I r t All _ O v7i �i $ i 1 i V� QP �P Planning Commission Resolution No. Page 18 EXHIBIT"D" ARd 19„ c FA a, ani ,, z on nOCCUPANCY SCENARIO B Formatted:Font:(Default)Arial �- s rn m o m La \ n r4t , I 4e ` ��O0 V� QP �P �g Attachment No. PC 3 Draft Planning Commission Minutes from December 4, 2014 49 V� QP �P �o CITY OF NEWPORT BEACH PLANNING COMMISSION MINUTES Council Chambers — 100 Civic Center Drive Thursday, December 4, 2014 REGULAR MEETING 6:30 p.m. I. CALL TO ORDER-The meeting was called to order at 6:30 p.m. II. PLEDGE OF ALLEGIANCE—Chair Tucker III. ROLL CALL PRESENT: Brown, Hillgren, Koetting, Myers and Tucker ABSENT (Excused): Kramer and Lawler Staff Present: Brenda Wisneski, Deputy Community Development Director; Leonie Mulvihill, Assistant City Attorney; Tony Brine, City Traffic Engineer; Gregg Ramirez, Senior Planner; Jim Campbell, Principal Planner; Benjamin Zdeba, Assistant Planner; Makana Nova, Assistant Planner; Brittany Ramirez, Administrative Technician; Jennifer Biddle, Administrative Support Specialist IV. PUBLIC COMMENTS Chair Tucker invited those interested in addressing the Planning Commission on items not on the agenda, to do so at this time. Seeing no one wishing to address the Planning Commission, Chair Tucker closed Public Comments. V. REQUEST FOR CONTINUANCES Deputy Community Development Director, Brenda Wisneski, reported that a request was received from a member of the public to continue Item No. 4. She noted that staff does not recommend doing so at this time. VI. CONSENT ITEMS ITEM NO. 1 MINUTES OF NOVEMBER 20, 2014 Recommended Action: Approve and file Chair Tucker noted that written corrections to the minutes of November 20, 2014, were submitted by Mr. Jim Mosher. Chair Tucker opened public comments. Seeing no one wishing to provide comments, Chair Tucker closed public comments. Motion made by Commissioner Hillgren and seconded by Commissioner Brown and carried (5—0)to approve the Planning Commission meeting minutes of November 20, 2014, as amended. AYES: Brown, Hillgren, Koetting, Myers and Tucker NOES: None ABSTENTIONS: None ABSENT: Kramer and Lawler VII. PUBLIC HEARING ITEMS ITEM NO.2 FERRARI OF NEWPORT BEACH EXPANSION (PA2014-147) 900 and 1000 West Coast Highway Senior Planner Gregg Ramirez provided a PowerPoint presentation addressing the project location, and noting that vehicle sales are not permitted in the Commercial General zoning district and within the Zoning Code, which, he believed was an error when the Code was updated. However, the Zoning Code allows for expansion of non- Page 1 of 8 51 NEWPORT BEACH PLANNING COMMISSION MINUTES 12/4/14 conforming uses with the approval of a Conditional Use Permit. He addressed existing site conditions, the proposed expansion, background of the site, proposed operational characteristics and exterior display area, exterior fagade improvements, landscaping, compliance with the Mariner's Mile design guidelines, the existing Use Permit which waived some parking requirements and the addition of a condition that would allow a retail use subject to the conditions of the existing Use Permit, should the dealership move out in the future. He presented recommendations and offered to respond to questions from the Commission. In response to questions from Commissioner Hillgren, Mr. Ramirez reported that cars for sale will be parked inside the building and on the dedicated exterior display area. A condition is included prohibiting the display and storage of cars on the shared parking lot. The shared parking lot is for customers and employees only. In reply to Commissioner Koetting's inquiry, Mr. Ramirez explained that cars can be moved and unloaded in the parking lot. Small haulers will be used to transport cars and the use of big haulers is not anticipated. Brief discussion followed regarding five-sided architecture. Chair Tucker commented on some of the Conditions of Approval and suggested a modification to Condition No. 16 to remove the phrase "and texture' and to Condition No. 21 to remove the phrase "or widening of West Coast Highway in this vicinity." Chair Tucker opened the Public Hearing. "Buzz" Person, representing the applicant, confirmed agreement with all of the Conditions of Approval as well as those proposed by Mr. Ramirez and Chair Tucker. Jim Mosher commented on the purpose of having the Zoning Code relative to specific uses allowed in certain areas of the City. He suggested that the Planning Commission should recommend amending the Zoning Code to allow the correct list of uses and commented on problems with recommending extension of a non-conforming use. Chair Tucker closed the Public Hearing. Chair Tucker recommended proceeding with the matter, but also, amending the Zoning Code, for consistency, in the near future. Motion made by Chair Tucker and seconded by Commissioner Brown and carried (5—0)to adopt Resolution No. 1963 approving Conditional Use Permit No. UP2014-042, with changes to the Conditions of Approval as discussed. AYES: Brown, Hillgren, Koetting, Myers and Tucker NOES: None ABSTENTIONS: None ABSENT: Kramer and Lawler ITEM NO.3 1617 WESTCLIFF DRIVE (PA2014-157) 1617 Westcliff Drive Deputy Community Development Director Wisneski provided a PowerPoint presentation addressing the request, location, surrounding uses, parking, access to the property, existing conditions, background, existing ABC License, operating hours and changes requested, allowing full operation of the restaurant during operating hours, retail component and elimination of a full-service bar, other uses in the building, floor plan, results of a parking demand and shared parking analysis,the possibility of a parking surplus and recommendations. Discussion followed regarding the number of seats in the previous restaurant and the number of seats proposed for the current restaurant, differences in square footage, proposed tenant and required parking, parking related to the previous Use Permit and floor plans. Chair Tucker suggested a minor change to Condition of Approval No. 10 relative to authorized hours of operation. He and Ms.Wisneski discussed the need for a Type 42 license versus a Type 47 license. Page 2 of 8 52 NEWPORT BEACH PLANNING COMMISSION MINUTES 12/4/14 Ms. Wisneski noted revisions to the Resolution, specifically relative to Conditions No. 11 and 13. She noted that the old permit is not staying in effect. Chair Tucker opened the Public Hearing. Brian Ward, applicant, offered to respond to questions from the Commission. Chair Tucker closed the Public Hearing. Motion made by Chair Tucker and seconded by Commissioner Brown and carried (5—0)to adopt Resolution No. 1964 approving Conditional Use Permit No. UP2014-044 with changes to the Conditions of Approval as discussed. AYES: Brown, Hillgren, Koetting, Myers and Tucker NOES: None ABSTENTIONS: None ABSENT: Kramer and Lawler ITEM NO. 4 LIDO MARINA VILLAGE (PA2014-002) 3600-3700 Newport Boulevard, 3400-3444 Via Lido, and 3400-3505 Via Oporto Assistant Planner, Makana Nova, provided a PowerPoint presentation addressing the request and noting that the CUP addresses uses for parking purposes rather than land uses. Additional restaurants going into the center would require an additional Minor or Conditional Use Permit to address their operations. She added that the request is part of a larger project to renovate the Lido Marina Village and addressed the phasing plan, approval of Phase 7 by City Council on November 25, 2014, adding street parking to the area and Phase 8 which includes a renovation of the existing Marina, currently under negotiation with the City. The project at hand seeks to manage parking demand in the area and identify appropriate land use mixes. Ms. Nova identified project area boundaries, areas not included in the parking demand analysis, the incorporation of the Lido Shops into the parking demand analysis and location of the parking structure. Ms. Nova addressed existing conditions, present uses and expansion of floor area. She provided details of the parking supply in the area, identifying parking spaces within the parking structure, a valet option, a nearby private alley, and the total available parking. She discussed the location of existing outdoor dining patios and the conversion to private dining areas. Ms. Nova then outlined the outcome of the parking demand analysis, the resulting parking shortfall, the process to conduct another parking demand analysis to obtain real-time data, and adding off-site parking, if necessary. Ms. Nova reported receiving a comment letter from the owner of Electra Charters and noted that staff is prepared to respond to those questions per the Commission's desire. She stressed that the retail and operational charter use was incorporated into the parking demand analysis included in the staff report. She addressed the current operation of Electra Charters under a Marine Activities Permit and noted that should off-site parking be necessary for any use in the center, in the future, it would be identified, if necessary, in the revised parking demand study. She discussed coastal access, noting that a revised draft Resolution had been distributed that amends Conditions No. 17 and 18, relative to the public walkways through the site. She added that staff recommends keeping the original parking structure Use Permit in place. Chair Tucker and Ms. Nova discussed handling conflicts between the two (2) permits, the owner of the parking structure, incorporation of a parking validation program for some uses, walkways, lateral and vertical access and maintaining specific areas for public access. Commissioner Brown and Ms. Nova discussed the location of off-site parking, uses likely to use the parking structure and parking for users of charter boats. Assistant City Attorney Leonie Mulvihill noted the existing process for charter uses, adding that it is allowed as an ongoing special event, subject to an approval process through Harbor Resources. She added that staff hopes that other uses will revitalize the area. If there is not sufficient parking, the Harbor Resources Manager will not authorize the specific charter use. Page 3 of 8 53 NEWPORT BEACH PLANNING COMMISSION MINUTES 12/4/14 Secretary Myers and Assistant City Attorney Mulvihill discussed authorization of a charter use, location of off-site parking, and conducting an additional parking demand study when uses have been established. Chair Tucker commented on challenges with the area. Commissioner Hillgren and Assistant Planner Nova engaged in discussions regarding relevant items within the existing CUP for the parking structure, the need for the parking structure to remain public, and the parking allocation for charter uses. Chair Tucker noted that there are many moving parts that need to be considered. Chair Tucker opened the Public Hearing. Becky Sullivan, Vice President of Construction Development for DJM Capital Partners, reported they are currently working to restore the vibrancy of Lido Marina Village and that the parking CUP is a piece of the puzzle to help restore the vibrancy. She offered to respond to questions from the Planning Commission. In response to Commissioner Koetting's question, Ms. Sullivan explained that it is their hope that through this approval, they will be able to summarize the Master Plan for Lido Marina Village. She explained that, until real data is available,these are the best options that can be provided. Discussion followed regarding dealing with parking requirements on individual site Use Permits, rescinding those Use Permits as applicants come in to reoccupy spaces, anticipated/desired uses, the possibility of the matter coming before the Planning Commission again in cases of changes in uses, critical uses needed, the viability of a gourmet market, and cooperation with the Lido Shops. Jerry King, Electra Charters, reported submitting written concerns regarding the plan, commented on challenges with the different property owners over the years, referenced parking studies that have been conducted in the past, and stated they encourage what DJM is doing. He added that DJM is trying to do it correctly but expressed concerns that Electra Charters was not considered in planning for the proposed project. He addressed the charter contracting process in terms of obtaining head counts so that clients can determine the adequacy of parking and timing. He added that they mail out maps identifying off-site parking and encouraging shared parking and carpooling. He reported that they cater almost exclusively to weddings and facilitate coastal access in their normal business operations. In response to Chair Tucker's inquiries, Mr. King reported the retail square footage occupied by Electra Charters. Chair Tucker stated that the Planning Commission cannot make the value judgment that Electra Charters is entitled to a certain number of parking spaces but must go on the advice of staff and the City Attorney. Mr. King added that he spoke with staff and understood that staff would attempt to respond to some of his concerns. He provided information on his company's operations in terms of parking and the parking structure. He offered to respond to inquiries from the Planning Commission. In response to Commissioner Hillgren's inquiries, Mr. King noted that advance notice is needed for scheduling weddings and that Electra Charters' intent is to be cooperative and compliant with stipulations relative to the maximum capacity for vessels in their MAP permits. Jim Mosher commented on parking being at a premium, encouraging bicycling as a mode of transportation, and questioned the existence of a bicycle/traffic circulation plan for the area. He suggested the possibility of Central Avenue turning into diagonal parking, inquired about the need for a Coastal Development Permit, and commented on the value in planning for people living, working,and recreating in the same area. Regarding the latter, he noted that there is no residential component in the proposed project and wondered if, by adding mixed-use, the parking pressure could be alleviated. Chair Tucker reported that the property has many different owners and ground leases and it is not feasible to finance projects in short terms. The best alternative is to fix what is already there and the best plan presented seems to be the subject plan. Page 4 of 8 54 NEWPORT BEACH PLANNING COMMISSION MINUTES 12/4/14 Chair Tucker closed the Public Hearing. Brief discussion ensued regarding how the Elk's Club fits into the proposed plan. Ms. Nova noted that the Elk's Lodge is not included in the project site and has its own off-site parking available on an adjacent municipal parking lot. Chair Tucker commented on the importance of the project and on whether the matter should come back to the Planning Commission or to staff. Commissioner Hillgren addressed the importance of having the City be able to act quickly but noted that there are many variables to the project and that the matter should come before the Planning Commission, at least the first time around. Chair Tucker agreed that the Planning Commission should stay engaged for a while and then allow staff to proceed. Assistant City Attorney Mulvihill noted the need to be careful to communicate if the item will change course in the future. She added that if the matter were to go to the Director for a determination, it could be subject to appeal to the Planning Commission and it could be conditioned as such. Commissioner Hillgren commended Ms. Nova for her presentation and stated that subsequent reviews could be fairly simple but reiterated he would like the Planning Commission to stay as engaged as necessary. Commissioner Koetting agreed and reported that over time, a project may change where the Planning Commission should consider same. Discussion followed regarding the appeal process, being as efficient as possible, keeping the Planning Commission engaged, agreement to the conditions by all relevant parties,and trash enclosures. Assistant City Attorney Mulvihill suggested language for Condition No.1 as, "Shall be reviewed and be approved by the Planning Commission or the Community Development Director as determined appropriate by the Planning Commission prior to implementation." Chair Tucker addressed Condition No. 2 and Ms. Nova addressed the intent of the Condition and suggested adding a cap on restaurant uses of 24,000 square feet and a cap on nail salons of 1,467 square feet. Chair Tucker added the need to define "more intense uses." He suggested attaching the Scenario A and B exhibits to the resolution, recommended the applicant provide occupancy information as soon as possible, and suggested off-site parking be delegated to the Director. Ms. Nova noted that Condition No. 4 specifies compliance with the Zoning Code which requires recordation of a parking agreement. Chair Tucker commented on enforceability of the agreement. City Attorney Mulvihill added that in the more recent years, there has been a requirement that the City Attorney's office review any recorded agreement for the purpose of ensuring that it serves the intent of the Condition. Commissioner Hillgren suggested adding that any off-site agreement is at least, the length of the projected use and to allow staff to deal with it. Principal Planner, Jim Campbell, noted the need to add flexibility for the project and that the agreement be for the length of the lease. Deputy Community Development Director Wisneski added that several scenarios can exist in relation to off-site parking. Chair Tucker reopened the Public Hearing. Page 5 of 8 515 NEWPORT BEACH PLANNING COMMISSION MINUTES 12/4/14 Lindsay Parton, President of DJM Capital, addressed existing negotiations relative to the off-site parking agreement and added there are certain limitations regarding the length of term that can be given. He added that they are motivated to find off-site parking that works. Discussion followed regarding possible conflicts, finding solutions with what is available, benefits of streamlining the process, the possibility of having significant parking arrangements, determining what the occupancy will be for determining the parking demand and keeping the Planning Commission involved for consistency in the approach. Chair Tucker commented on the number of parking spaces noted in Condition No. 6 and Ms. Nova clarified that the document should state thirteen (13) tenant spaces instead of twenty-six (26). She added that the parking study included ten (10) parking spaces in the private alley, below. Chair Tucker inquired about Condition No. 10 regarding the payment of Fair Share Fees. Commissioner Hillgren inquired about charging a fair-share fee for patio seating and Ms. Nova addressed analysis of fair-share fees for each restaurant and the allocation of those fees. Chair Tucker commented on Condition No. 11 relative to property ownership/leasing, Condition No. 17 regarding the walkway and removing reference to "timing" to allow for increased flexibility, Condition No. 28 - the need to rescind Use Permit No. UP1636 recognizing that the increased height of the structure is established, and the possibility of adding a Condition that none of the parking will be for excursion boats. Ms.Wisneski reported that it is staffs intention not to specify which uses can or cannot park in the structure. In response to Commissioner Hillgren's question, Ms. Wisneski added that staff does not want to specify the number of parking spaces allocated for specific uses. Chair Tucker noted that it is a public lot and that the City will monitor it through Marine Activities Permits. Assistant City Attorney Mulvihill clarified that the tenant, Electra Charters, occupies office space, which is recognized, permitted and parked. Marine Activities such as charter cruises are different entirely, and are operated on the water, with a Marine Activities Permit, subject to the availability of parking. The Parking Management Plan attempts to provide parking for the different uses on the land, not taking into account the charter cruises operations on the water. She added that staff recommends that the Commission not address charter activities parking through this CUP. Chair Tucker summarized the needed changes and suggested continuing the matter to allow staff to clean up the document and return to the Planning Commission. Discussion followed regarding potential dates for the Planning Commission to continue hearing the matter. Lindsay Parton, representing the applicant, stated he would like to proceed with the item as soon as possible. Chair Tucker closed the Public Hearing. Motion made by Chair Tucker and seconded by Commissioner Koetting and carried (4- 1)to continue the matter to the Planning Commission meeting of December 18, 2014. Commissioner Hillgren stated that his vote was on the basis that he felt a continuance was not needed. AYES: Brown, Koetting, Myers and Tucker NOES: Hillgren ABSTENTIONS: None ABSENT: Kramer and Lawler VIII. CONTINUED BUSINESS ITEM NO. 5 NONCONFORMING STRUCTURES CODE AMENDMENT (PA2014-083) Citywide Assistant Planner Benjamin Zdeba provided a brief PowerPoint presentation and addressed the purpose and Page 6 of 8 150 NEWPORT BEACH PLANNING COMMISSION MINUTES 12/4/14 intent of the nonconforming provisions, prior direction by the Planning Commission, existing Zoning Code standards and recommended changes. Discussion followed regarding "density bonus" for adding a garage, potential for adding a percentage of the allowable floor area limitation and a clarification regarding application of the Code equitably throughout the City. Chair Tucker commented on the goal of bringing structures into compliance and suggested adding a finding regarding limiting and expanding structures beyond 50 percent of the existing floor area. Chair Tucker opened public comments. Jim Mosher commented on possible contradictions within the document and suggested corrections. Mr. Zdeba and Senior Planner Gregg Ramirez responded to Mr. Mosher's comments and specific suggested corrections. John Loomis, 30th Street Architects, expressed support of the recommended amendment. Sharon Hormann thanked the Planning Commission for the time and energy it has spent in trying to correct this issue. She expressed support of the recommended amendment and encouraged the Commission to approve it. Chair Tucker closed public comments. Motion made by Commissioner Brown and seconded by Secretary Myers and carried (5—0)to adopt Resolution No. 1965 recommending City Council adoption of Code Amendment No. CA2014-004 as set forth with the revisions discussed. AYES: Brown, Hillgren, Koetting, Myers and Tucker NOES: None ABSTENTIONS: None ABSENT: Kramer and Lawler IX. STAFF AND COMMISSIONER ITEMS ITEM NO. 6 MOTION FOR RECONSIDERATION - None ITEM NO. 7 COMMUNITY DEVELOPMENT DIRECTOR'S REPORT 1. Update on the General Plan/Local Coastal Program Implementation Committee Ms. Wisneski provided an overview of a recent General Plan/Local Coastal Program Implementation Committee meeting and reported actions taken by same. She addressed public outreach and potential study sessions for the Planning Commission. 2. Update on City Council Items Ms. Wisneski addressed recent Planning Commission-related items considered by Council including approval of the Balboa Village Parking Plan. The Residential Permit Parking program was not approved, instead the Council asked staff to survey residents to ensure there is a majority in support of the program. Additionally, she reported Council's action regarding the Balboa Marina West appeal, noting that Council upheld the Planning Commission's decision. Discussion followed regarding challenges to environmental documents. Page 7 of 8 5/ NEWPORT BEACH PLANNING COMMISSION MINUTES 12/4/14 ITEM NO. 8 ANNOUNCEMENTS ON MATTERS THAT THE PLANNING COMMISSION MEMBERS WOULD LIKE PLACED ON A FUTURE AGENDA FOR DISCUSSION, ACTION, OR REPORT Commissioner Hillgren asked a question regarding the manner in which applicants are listed for Public Hearings. He suggested that the name of the applicant should be the name of the property owner. Assistant City Attorney Mulvihill responded that the applicant's name is listed as submitted on the application but that in cases where the applicant is not the owner,the owner still must sign the application, so they are involved. Chair Tucker agreed that it would be helpful to have the name of the property owner provided. ITEM NO. 9 REQUESTS FOR EXCUSED ABSENCES Commissioner Brown stated he will be absent from the Planning Commission meeting of January 8, 2014, and requested to be excused. Chair Tucker noted that the meeting of December 18, 2014 will begin at 2:00 PM. X. ADJOURNMENT There being no further business to come before the Planning Commission, the meeting was adjourned at 9:31 p.m. The agenda for the Planning Commission meeting was posted on Tuesday, November 25, 2014, at 4:35 p.m. in the Chambers binder, on the digital display board located inside the vestibule of the Council Chambers at 100 Civic Center Drive and on the City's website on Tuesday, November 25, 2014, at 4:48 p.m. Larry Tucker, Chair Jay Myers, Secretary Page 8 of 8 52 Attachment No. PC 4 Planning Commission Packet from December 4, 2014 159 V� QP �P �o CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 4, 2014 Meeting Agenda Item 4 SUBJECT: Lido Marina Village - (PA2014-002) 3636 Newport Boulevard, 3418-3444 Via Lido, 3400-3450 Via Oporto, and 3431-3505 Via Oporto Conditional Use Permit No. UP2014-014 APPLICANT: Lido Group Retail, LLC PLANNER: Makana Nova, Assistant Planner (949) 644-3249, mnova@newportbeachca.gov PROJECT SUMMARY Lido Group Retail, LLC, requests a conditional use permit for a reduction in on-site parking requirements in conjunction with the renovation and reauthorization of uses within Lido Marina Village. The applicant is in the process of renovating the project to create an upscale, but casual, shopping, dining, and entertainment district while retaining the coastal charm of the Lido Village. Interior and exterior of buildings, streetscape, and waterfront boat slips will be renovated, and remodeled. The improvements and changes do not require discretionary permits and are not part of the subject Conditional Use Permit application. The requested reduction in on-site parking requirements is based upon anticipated parking demand over time, taking into account the various existing and proposed uses for the site. A parking demand study has been prepared to support the requested parking reduction. The applicant's proposal also includes a Parking Management Plan (PMP), which includes: a comprehensive strategy to manage the existing parking structure; valet operations; improvements to facilitate increased mobility for bicycles, pedestrians, and boats; the provision for future off-site parking if parking demand exceeds on-site supply; and limits on uses which generate higher parking demand. The PMP includes a phased approach where only a portion of the vacant retail and restaurant spaces in Lido Marina Village would be leased and parking demand would be monitored to determine if additional uses could be accommodated with existing parking resources, or if not, the applicant would secure off-site parking, consistent with the Zoning Code. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _, approving Conditional Use Permit No. UP2014-014 (PA2014-002) subject to the findings and conditions of approval (Attachment No. PC 1). 01 Lido Marina Village Planning Commission, December 4, 2014 Page 2 VICINITY MAP Elk's Lodge 3450 Via Oporto 3700 Newport Boulevard F Parking ', J Structure • .�. � 1 ��_..-r.. '111\. � .• •`�� F, s- Lido Shops j 52i1 �•i GENERAL PLAN ZONING P ? P 4 [j 4 C R_3 h i � r F c ¢ F F3 a y �J W Fi RJ LOCATION GENERAL PLAN ZONING CURRENT USE MU-W2 (Mixed-Use MU-W2 (Mixed-Use ON-SITE Water Related Water Related Retail, Once, Fitness Facility NORTH New ort Harbor Newport Harbor Newport Harbor CG (General CG (Commercial SOUTH Commercial General) eneral) Via Lido Plaza Retail Shops EAST Newport Herb F Newport Harbor Newport Harbor WEST RT(Two-Unit Residential) RT(Two-Unit Residential) Single-Unit and Two-Unit Residential 6� Lido Marina Village Planning Commission, December 4, 2014 Page 3 INTRODUCTION Project Setting The site is located at the northeast corner of the intersection of Via Lido and Newport Boulevard. The project site is low-lying, relatively flat, and roughly triangular in shape. It is bounded to the south across Via Lido by retail shops known as Via Lido Plaza, to the north and east by Newport Bay, and to the west across Newport Boulevard by single family and two-family residences. The site is approximately 3.53 acres with an existing public boardwalk along a portion of the waterfront of Newport Bay. The existing development consists of a series of individual parcels developed with a mixture of retail, office, restaurant, marine-related tenant spaces, and a marina. Lido Marina Village includes approximately 112,000 gross square feet of commercial building area and a 47-slip marina. The site has historically accommodated retail, office, restaurants, fitness facilities, and entertainment and service uses. Today, there is close to a 50 percent vacancy rate according to the applicant. The project site is primarily served by a 343-space parking structure and on-street parking along Central Avenue, Via Oporto, and a private alley that traverse the site. The property is in the MU-W2 (Mixed-Use Water Related) Zoning District. Refer to the site photos provided as Attachment No. PC 2. The Lido Shops (3400 to 3420 Via Lido) and Elk's Lodge (3456 Via Oporto) properties are not controlled by the applicant, but function as part of the Lido Marina Village due to the location, as patrons likely utilize project parking from time-to-time. Additionally, while also controlled by the applicant, the office building at 3700 Newport Boulevard provides its own on-site parking, although it does not provide the minimum required by the Zoning Code. These three sites are not a part of the subject application. Refer to the vicinity map on Page 2 of the report identifying the project boundaries. Background At its meeting on December 14, 1972, the Planning Commission approved Use Permit No. 1636 permitting construction of a 367-space, 5-story public parking garage. The project was approved in conjunction with the remodeling of the existing buildings and the addition of new buildings across Via Oporto fronting the bay. The parking structure contained new commercial spaces and provided parking for both the new buildings and the existing remodeled buildings from 3400 to 3432 Via Oporto. The project area fronting the bay was developed with primarily residential apartments but included some retail and office space. The initial project area consisted of approximately 60,000 square feet of retail and office space. The project area was located on both sides of Via Oporto, bounded at the southern end by 3388 Via Lido, and at the northern end by 3440 Via Oporto. Refer to the attached exhibit for a graphic depiction of the original project area (Attachment No. PC 3). 0S Lido Marina Village Planning Commission, December 4, 2014 Page 4 Twenty-four parking spaces within the parking structure were provided through a private parking agreement for a bank building (3444 Via Lido) and the Lido Shops (22,000 sq. ft.) fronting the north side of Via Lido. The parking agreement expired on December 31, 2008. At the time the parking structure was constructed, a surplus of parking spaces was provided (248 spaces were initially required). The parking requirement at that time did not require the adjoining marina to be taken into account. Presently, there are 47 boat slips in Lido Marina Village. Over time, the number of uses that rely upon the parking structure to satisfy code required parking has increased as various restaurants obtained use permits from the City. Parking for restaurants was partially waived and required parking was satisfied by the structure based on a parking pool concept where different uses operate at different times and one parked car may lead to visits to multiple businesses thereby reducing parking demands. Today, existing authorized restaurant uses within Lido Marina Village are the single most contributing factor to parking demand; however, excursion services operating at the marina generate significant parking demand on a periodic basis with larger charters. Lido Marina Village has operated with a high vacancy rate for the last decade or more according to the applicant and as a result, parking demand has not exceeded supply. If all the buildings within the Village are parked at the retail parking rate of one parking space per 250 gross square feet of floor area, there would be a deficiency of 449 parking spaces. Since the majority of the structures in Lido Marina Village do not provide on-site parking, patrons of the area typically seek parking in the parking structure or on the streets. Electra Cruises (Electra), which leases several boat slips in the marina from the applicant to operate excursion vessels, generates additional parking. According to the applicant, they are not obligated by their lease to provide Electra with parking. Given the number of high vacancies in the Village, sufficient parking has historically been available in the parking structure for Electra to operate. Electra charters boats with up to 300 guests and crew on a periodic basis for harbor excursions such as weddings, group parties, and dinner cruises. The Zoning Code requires excursion services to provide one parking space for every three passengers and crew. Thus, up to 100 additional parking spaces are required to accommodate Electra's operations. Actual parking demand for Electra varies throughout the week based on the size and number of charters. Data provided by Electra shows that up to 138 vehicles can be demanded for a typical peak day; however, actual parking demand fluctuates based upon the size and type of event and whether group transportation is employed. Charters are reviewed and approved on a weekly basis by the applicant based on the availability of parking in the structure. Upon confirmation of the availability of parking, Harbor Resources staff may issue a Marine Activities Permit (MAP) for the 04 Lido Marina Village Planning Commission, December 4, 2014 Page 5 week's charters. As a result of this periodic authorization procedure, Electra is not considered a permanent land use that would require the permanent parking or the approval of a parking waiver by the City. Parking for Electra is not a component of the Use Permit application and they will continue to be reviewed through the MAP process, which requires securing parking for their periodic charters. If parking cannot be secured by Electra, then the MAP will not be issued. Lido Marina Village Renovation The subject CUP addresses land use and parking and is associated with an ongoing effort by the applicant to renovate Lido Marina Village. The physical changes to the area are not a part of this CUP as no component of the renovation requires discretionary approval by the Zoning Code. Lido Marina Village will be renovate by the applicant to create an upscale, but casual atmosphere, while retaining the coastal charm of the Lido community. The interior and exterior of buildings, streetscape improvements, waterfront boardwalk, and marina will be renovated and remodeled as follows (Refer to the renovation phasing exhibit, Attachment No. PC 4): 1. Parking structure. Exterior fagade improvements, signage, and lighting. Interior improvements include restriping of the fifth level parking configuration, addition of valet parking areas, and new interior lighting and way-finding signage. (status: under construction) 2. 3442 and 3444 Via Lido "Bank Building." Exterior renovation including paint, lighting, signage, and retail display. Interior improvements include tenant improvements to accommodate new retail tenants. (status: under construction) 3. 3700 Newport Boulevard. Exterior renovation including new paint and materials, landscape, lighting, signage, and window replacement. Interior improvements include tenant improvements to accommodate new office tenants. (status: plans being prepared by project architect) 4. 3400-3428 Via Lido "Lido Shops". Exterior fagade improvements of existing tenant spaces including new paint, awnings, landscape, signage, and lighting. Interior improvements include tenant improvements to accommodate new retail tenants or maintain existing tenants in place. (status: under construction) 5. 3400-3448 Via Oporto. Exterior renovations including new paint, roof, doors and windows, landscape and hardscape, and lighting. Interior improvements include tenant improvements to accommodate new office, retail, and restaurant tenants consistent with the existing mix of uses. (status: plans being prepared by project architect) 6. 3450 Via Oporto. Exterior renovation of the existing building including new facades, doors and windows, the structure, landscape, lighting, and outdoor dining. Proposed interior improvements include separating the existing building into two separate 05 Lido Marina Village Planning Commission, December 4, 2014 Page 6 restaurant uses along with limited retail space at the ground floor level. (status: specific tenants have not yet been identified) 7. Rights-of-way. Eliminate parallel parking on Central Avenue and increase the number of parking stalls by adding angled parking. Renovate the entire streetscape along Via Oporto by demolishing the existing circular planter/roundabout to improve traffic flow and adding parallel parking along the northeast street side with curved landscape planters to separate pedestrian and vehicular traffic. Additionally, sidewalk improvements, signage, landscaping, and new street lighting are proposed throughout the project site. (status: City Council to review the proposed changes to existing non-standard improvements within the public right-of-way on November 25, 2014) 8. Boardwalk and Marina. Renovation of the existing boardwalk frontage and reconfiguration of the existing slip configuration to reduce the number of slips from 47 slips to approximately 43 slips. (status: pending coordination with Harbor Resources and the City to establish the scope of work) The components listed above do not require discretionary approval and are not part of the subject conditional use permit. Staff has reviewed a comprehensive project description and plans (Attachment No. PC 5), and determined that the planned improvements are consistent with the architectural themes and goals prescribed in the Lido Marina Village Design Guidelines. The first two phases are currently underway. Project Description The planned renovation of Lido Marina Village does not include an increase in building floor area; however, the applicant seeks to expand outdoor patios for restaurants along the waterfront, which affects parking requirements. The conditional use permit serves to re-authorize existing uses for parking purposes and sets floor area limits for land uses within the Lido Marina Village. Additionally, Conditional Use Permit No. 2014-014 will supersede and replace Use Permit No. 1636. Table 1 provides a basic summary of the proposed land uses. 00 Lido Marina Village Planning Commission, December 4, 2014 Page 7 Table 1 Pro osed Land Use Summary Land Use Gross Floor Area Percent of Total Retail' 44,277 39% Office 30,217 26% Restaurants2 23,996 21% Outdoor Dining Patios 5,463 4% Health & Fitness 12,072 10% Nail Salon 1,467 1% Marina 43 sli s3 N/A TOTAL 112,0294 100% Includes a market and take-out-service limited food uses 2 3450 Via Oporto encompasses 16,377 square feet 3 47 slips currently "Total only includes building area and does not include outdoor patios Refer to the Land Use Summary (Attachment No. PC 6), for a detailed overview of the existing and proposed land uses within the project summarized below: 1. 3450 Via Oporto (formerly The Warehouse Restaurant). The existing restaurant building at 3450 Via Oporto would possibly be split into two separate restaurants to create more efficient spaces. The interior space may be swapped to create a new outdoor dining patio on the second level and this change would not result in any new floor area being added to the existing building. 2. Outdoor Dining Patios. The existing non-exclusive outdoor dining patios at 3408, 3412, 3416, and 3420 Via Oporto, would be expanded and converted to private dining areas for planned adjoining restaurants. 3. 3636 Newport Boulevard. A new restaurant within an existing pad building and private outdoor dining patio is proposed where a boat rental and sales facility currently operates. 4. Restaurants. The conditional use permit and parking management plan would establish a maximum of 24,000 square feet for restaurants and 5,463 square feet of exclusive outdoor dining patios. Restaurants could potentially occupy any space within project boundaries but would not be permitted to exceed these limits. 5. 3442 and 3444 Via Lido. The vacant building, formerly a bank and other retail uses, and the abutting retail building at 3442 Via Lido would be combined into one large tenant space to accommodate a new small specialty market. 6. 3420 Via Lido. A new nail salon is proposed within the existing retail tenant space. 7. 3424-3432 Via Oporto. Existing retail tenant spaces would be converted to a collection of small restaurants classified by the Zoning Code as take-out service limited 07 Lido Marina Village Planning Commission, December 4, 2014 Page 8 establishments. These uses would continue to be parked at the retail parking rate based on the Zoning Code parking requirements. 8. Retail/Office. The remainder of the floor area would be utilized for retail at the first level and for office at the second level. 9. Health & Fitness. The existing Curves health and fitness facility would remain but would be reduced in size. Table 2 provides a summary of available parking: Table 2 AVAILABLE PARKING Existing Chane Total Parking Structure 343 +2 345 Valet Parking (in structure) 19 -6 13 Private Alley 10 0 10 Public Spaces* 36 +18 54 TOTAL 408 +14 422 * Public street and municipal parking spaces are not counted toward code required parking supply. Parking Management Plan (PMP) When a Conditional Use Permit for a parking reduction is requested, Section 20.40.110 requires the preparation of a Parking Management Plan (PMP). The purpose of a PMP is to mitigate any impacts associated with the requested parking waiver. The applicant has prepared a PMP as an integral component of the requested parking waiver to ensure that parking demand is satisfied (Attachment No. PC 7). The PMP includes the following items: 1. Parking Garage Management. The changes to the parking structure include painting, new wayfinding signs, ticket dispensers, and modern pay stations. During peak periods, the applicant plans to provide customer service ambassadors to assist patrons in efficient operations. 2. Valet Parking Management. Valet parking will be provided as a convenience and when peak parking demands occur. Three valet drop-off spaces are planned in front of 3450 Via Oporto. The drop-off, valet circulation plan, and valet parking areas within the parking structure will increase parking supplies, make more efficient use of the structure, and provide a convenient service for patrons. Public Works has reviewed the plan and determined it is appropriate for the project. 3. Public/Municipal Parking. The applicant plans to modify existing improvements in Via Oporto and Central public rights-of-way to create additional spaces. These spaces will remain publicly accessible. Public parking also exists at the terminus of Central Avenue and along Via Lido fronting the project site. While not used to satisfy 02 Lido Marina Village Planning Commission, December 4, 2014 Page 9 Code required parking, the 54 public spaces will likely be utilized by patrons of the Village, but these public spaces are not exclusively available to the project nor will they be controlled by the applicant. 4. Mobility Improvements for Bicycles, Pedestrians and Boats. The applicant will be improving the pedestrian experience throughout the project site to encourage walking. The existing site has racks for 20 bicycles and 40 additional are planned to be added in strategic locations to foster increased ridership. The applicant will also be constructing a new public dock at the end of Central Avenue to accommodate smaller watercraft and promote greater access to the water. These improvements are intended to benefit the project and reduce vehicle traffic and parking demand in the area. 5. Off-Set Hours and Off-Site Parking. The parking demand analysis shows that the various land uses will mostly have off-setting hours; however, restaurants will generate distinct spikes in parking demand where valet operations will be necessary. Off-site parking may also be necessary. Although not described in detail in the PMP, the applicant requests the Planning Commission authorize off-site parking should it become necessary in the future. When it is determined that off-site parking is necessary, specific location(s) would be identified to satisfy the requirements of the Zoning Code and this Use Permit, and will be subject to approval by the Community Development Director. 6. Land Use Limits. The parking demand analysis shows that the project will be deficient by 100 spaces at full build-out. The PMP includes two occupancy scenarios where only portions of the project would be occupied leaving some suites temporarily vacant. A subsequent parking demand study would be prepared where the parking needs for the remainder of the project could be identified and compared to the observed supply to determine if sufficient on-site spaces are available. If there is a parking deficit, off-site parking would be required. DISCUSSION General Plan/Zoning Code The Land Use Element of the General Plan and Zoning Code designates the properties within Lido Marina Village as Mixed-Use Water Related (MU-W2). Permitted uses include commercial development on or near the bay in a manner that will encourage the continuation of coastal-dependent and coastal-related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor-serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial buildings sites on or near the bay. The existing and proposed mix of retail, restaurants, marine-related tenants, and professional offices are consistent with this land use designation and zoning district. 09 Lido Marina Village Planning Commission, December 4, 2014 Page 10 Applicable General Plan Land Use Policies follow: • Policy LU 6.8.3 (Marine-Related Businesses) — Protect and encourage marine- related businesses to locate and expand on the Peninsula unless present and foreseeable future demand for such facilities is already adequately provided for in the area. • Policy LU 6.8.4 (Shared Parking Facilities) — Encourage the development of shared parking facilities and management programs among private property owners that provides for adequate parking for residents, guests, and business patrons. • Policy LU 6.8.5 (Quality of Place/Streetscapes) — Develop a plan and work with property owners and businesses to fund and implement streetscape improvements that improve Balboa Peninsulas' visual quality, image, and pedestrian character. This should include well-defined linkages among individual districts, between the ocean and Bay, and along the Bay frontage, as well as streetscape and entry improvements that differentiate the character of individual districts. • Policy LU 6.9.1 (Lido Village Priority Uses) — Encourage uses that take advantage of Lido Village's location at the Harbor's turning basin and its vitality and pedestrian character, including visitor-serving and retail commercial, small lodging facilities (bed and breakfast, inns), and mixed-use buildings that integrate residential with retail uses [areas designated as "MU-W2", Subarea "A"]. A portion of the Harbor frontage and interior parcels may also contain multi-family residential [designated as "RM (20/ac)", and the parcel adjoining the Lido Isle Bridge, a recreational and marine commercial use [designated as "CM (0.3)"]. • Policy LU 6.9.2 (Lido Village Discouraged Uses) — Discourage the development of new office uses on the ground floor of buildings that do not attract customer activity to improve the area's pedestrian character. • Circulation Element Goal CE 7.1 of an adequate supply of convenient parking throughout the City. This proposal provides a land use mix appropriate for Lido Marina Village and is consistent with these policies. The proposed land use mix is consistent with priority uses for the Lido Village, emphasizing visitor-serving and retail uses at the ground floor level and focusing office uses at the second and third floor levels. None of these uses would preclude the use of these spaces for marine-related business since they have a lower parking demand than typical retail or office uses. The Conditional Use Permit will limit uses so that parking demand does not exceed supply. The Lido Marina Village parking structure will continue to be publically accessible. Implementation of the PMP will serve to optimize parking, and when needed, off-site parking will accommodate additional project-related demand. Staff believes the project land uses and the parking arrangements are consistent with these General Plan goals and policies. 70 Lido Marina Village Planning Commission, December 4, 2014 Page 11 The existing structures within Lido Marina Village are nonconforming to the 0.5 Floor Area Ratio (FAR) established within the MU-W2 Zoning District. The proposed project does not involve any expansion of existing building area. Coastal Land Use Plan and Coastal Access The project site is located in the coastal zone and the Coastal Land Use Plan (CLUP) designates this site as Mixed-Use Water Related (MU-W), which is intended to provide for, "commercial development on or near the bay in a manner that will encourage the continuation of coastal-dependent and coastal-related uses and visitor-serving uses, as well as allow for the development of mixed-use structures with residential uses above the ground floor. Freestanding residential uses are prohibited." The existing and proposed mix of retail, restaurants, marine-related tenants, and professional offices are consistent with this land use designation. The following Coastal Land Use Plan Policies are applicable: • Policy 3.1.1-13 — Require a direct dedication or an Offer to Dedicate (OTD) an easement for lateral public access for all shorefront development causing or contributing to adverse public access impacts. Such dedication or easement shall extend from the limits of public ownership (e.g. mean high tide line) landward to a fixed point seaward of the primary extent of the development (e.g. intersection of the sand with toe or top of revetment, vertical face of seawall, dripline of deck, or toe of bluff). • Policy 3.1.1-17 - Require new development in waterfront commercial areas to provide public access easement to and along the waterfront. Where appropriate, integrate public access easements into the project designs, such as restaurants with outdoor waterfront dining areas and boarding areas for charter or excursion vessels. • Policy 3.1.1-20 - Extend the Lido Marina Village boardwalk across all of the waterfront commercial properties in Lido Village. • Policy 3.1.1-28 — Encourage the creation of waterfront public spaces and beaches, with adjacent water access and docking facilities that serves as the identity and activity "centers" of Newport Harbor for special events of community/regional interest. The project must provide adequate vertical and horizontal coastal access to Newport Bay consistent with Coastal Land Use Plan policies. Lido Marina Village currently provides horizontal access within a 6-foot wide pedestrian easement which includes the boardwalk adjacent to the marina from 3400 to 3432 Via Oporto. Horizontal access does not extend across the full project site. One vertical access point is currently provided between 3424 and 3432 Via Oporto, which is through an existing building planned as a small food court. A map of existing access easements is provided in Attachment No. PC 8. 72 Lido Marina Village Planning Commission, December 4, 2014 Page 12 Vertical Access - Staff is recommending two public walkways between Via Oporto and the waterfront walkway be provided in addition to the existing access easement between 3424 and 3432 Via Oporto. The first would be located between 3444 and 3450 Via Oporto and the second would be to the east of the current easement with the location to be determined later. The walkways would be between existing buildings in appropriate locations based upon the applicant's improvement plans but would not be secured by a recorded easement. Conditions of approval would require the walkways be provided and maintained for public access. Horizontal Access - The applicant desires to create exclusive outdoor patios bayward of existing buildings; however, the existing horizontal access easement prevents this. The applicant plans to relocate the walkway by extending a 6 feet cantilever area over the water. This would provide sufficient area to construct the dining patios while preserving public access. The applicant's proposal would provide a new walkway across the entire waterfront that would vary in width between 6 and 10 feet, as shown page 16 of the project plans (Attachment No. PC 5). The City is working with the applicant, Army Corps of Engineers, and Coastal Commission staff to create a larger public recreational boardwalk or pier that would extend further into the harbor. Discussions on the concept are ongoing and no resolution has been reached. As a result, the horizontal access along the project site remains in flux. Therefore, the subject Use Permit does not require approval of the public access design presented by the applicant. Instead, findings and conditions of approval are included in the draft resolution requiring the applicant to coordinate with the City and construct horizontal public access (no less than 6-feet wide, but preferable 10-feet wide). The walkway would need to be constructed prior to issuance any of permits by the Community Development Director for: 1) improvements within the existing public access easement along the waterfront; or 2) tenant improvements for uses in excess of Occupancy Scenario A or B as identified in the approved Parking Management Plan; whichever event comes first. Parking Analysis A parking demand analysis was prepared by the traffic engineering firm of Linscott Law & Greenspan (Attachment No. PC 9). The analysis includes a parking count of existing uses within the shopping district, including Electra, and it predicts future parking demand for project build-out. The study uses Urban Land Institute (ULI) parking demand rates rather than City Zoning Code requirements is a predictor of shared parking results for mixed-use shopping centers. Peak demands are and will continue to be Thursday evenings and Friday/Saturday midday. The analysis shows that with full build-out, and not including Electra, the project would operate at a deficiency of 100 parking spaces at 6:00 p.m. on Saturdays. The magnitude of this shortfall supports requiring off-site parking; however, it is not necessary at this time due to the high vacancy rate. The parking demand analysis 72 Lido Marina Village Planning Commission, December 4, 2014 Page 13 further shows that sufficient parking will be available for partial occupancy. Occupancy Scenario A would preclude restaurants from occupying 3450 Via Oporto, resulting in a projected 60 parking space surplus on Saturday afternoons in the 3:00 p.m. hour (worst case). Occupancy Scenario B would maintain specific amounts of office, retail and restaurants vacant, resulting in a projected 2 parking space surplus on Saturday evenings in the 6:00 p.m. hour (worst case). As noted, the PMP and parking demand analysis suggest that follow-up parking counts be conducted prior to the approval of permits that would exceed the thresholds identified with either Occupancy Scenario. The applicant seeks the flexibility to take parking counts in the future after partial occupancy to determine how many spaces will be necessary. If the future analysis suggests that there is insufficient parking, the applicant would seek off-site parking consistent with the Zoning Code. Use Permit Findings In accordance with Section 20.52.020.F (Conditional Use Permits and Minor Use Permits, Findings and Decision), the Planning Commission must make the following findings for approval for a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. As indicated previously, the proposed project includes uses consistent with the MU-W2 (Mixed-Use Water Related) General Plan land use category and Zoning District. A reduction of required parking must satisfy the following conditions pursuant to Section 20.40.110(B)(1) of the Zoning Code: a. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on-street parking available, greater than normal walk in trade, mixed-use development); b. A parking management plan shall be prepared in compliance with subsection (C). 73 Lido Marina Village Planning Commission, December 4, 2014 Page 14 The project should improve the efficiency of the parking structure and increased parking supply within the public right-of-way is planned. Parking is provided in the parking structure and areas dedicated to valet pick-up and drop-off will help ensure the smooth operation of the Village. The uses planned within the project site will be complementary and compatible with uses in the vicinity and will be an overall improvement combating the high vacancy rate that exists within Lido Marina Village. The parking demand analysis shows that parking demand for the shared parking within Lido Marina Village is less than that required by the Zoning Code. This parking characteristic should continue as the shopping area is reoccupied; however, future parking analysis is recommended before complete build-out of the project. The parking data also shows that parking shortfalls will likely occur at peak periods at project build- out (Thursday evenings and Friday/Saturday afternoons). To mitigate this, the PMP is structured to limit uses in the short-term and additional parking analysis prior to full build-out. Parking management plans are intended to mitigate the potential impacts associated with a reduction in the number of required parking spaces. Plans may include, but are not limited to the following, when required by the review authority: 1. Restricting land uses to those that have hours or days of operation so that the same parking spaces can be used by two or more uses without conflict; 2. Restricting land uses with high parking demand characteristics; 3. Securing off-site parking in compliance with Section 20.40.100 (Off-Site Parking); 4. Providing parking attendants and valet parking; and 5. Other appropriate mitigation measures. The PMP and parking demand analysis show that the various land uses can coexist without conflict and it provides limitations on uses with high parking demands. After further study, additional off-site parking may be necessary to achieve project build-out. Lastly, the PMP includes valet operations to boost parking supply and it includes securing off-site parking should it become necessary. Based upon the information provided and the suggested conditions of approval, staff believes that the conditions required pursuant to Section 20.40.110 are satisfied. As noted, the PMP suggests that future off-site parking may be required. Off-site parking must be secured consistent with Section 20.40.100 (Off-Site Parking) of the Newport Beach Municipal Code subject to the following findings: 1. The parking facility is located within a convenient distance to the use itis intended to serve. 2. On-street parking is not being counted towards meeting parking requirements. 3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. 74 Lido Marina Village Planning Commission, December 4, 2014 Page 15 4. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Prior to the issuance of permits that would exceed either Occupancy Scenarios within the PMP, parking counts will be conducted to determine parking demand. If necessary, the applicant will be required to secure off-site parking and record a parking agreement to satisfy Section 20.40.100 (Off-Site Parking) of the Municipal Code. As noted previously, the applicant would like the Planning Commission to delegate the process to the Community Development Director, but the requirements would otherwise remain the same. If approved, the Community Development Director would ensure that the off-site parking: 1) is conveniently located; 2) serves the parking demands of the project; and 3) is compatible with surrounding uses. If a remote off-site lot is proposed, the Director may require shuttle busses to be utilized. The Director's action to approve an off-site lot would require specific facts in support of each of the required findings, and the action would be reported to the public, Planning Commission, and City Council in the Department's weekly report. A condition of approval has been included to notify neighbors of potential off-site parking lots. Despite the fact that a specific site is not identified at this time, several parking lots are located in the vicinity and staff is agreeable to the applicant's proposal. ALTERNATIVES 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. Modifications may address the phasing/occupancy plan, land use mix (reducing higher intensity uses), coastal access plan, or parking management plan. If the changes are substantial, the item should be continued to a future meeting to allow for the changes to be incorporated. 2. If the Planning Commission believes that the facts to support the findings for approval are insufficient at this time, the Planning Commission may deny the application. In this case, the existing restaurant use permits and their corresponding parking waivers for the project will remain in effect. ENVIRONMENTAL REVIEW The proposed project is a parking reduction and parking management plan associated with the renovation and re-occupancy of an existing 112,029 square feet of the Lido Marina Village commercial area. Interior and exterior changes to the existing commercial buildings are largely cosmetic or necessary repair and maintenance or seismic upgrades. The gross floor area will not be increased and a maximum of 430 square feet of existing commercial floor area will be converted from retail uses to restaurant uses and approximately 3,127 square feet additional outdoor dining areas that would be located adjacent to existing commercial buildings. With the 715 Lido Marina Village Planning Commission, December 4, 2014 Page 16 implementation of the Proposed Parking Management Plan, parking necessary to meet actual parking demand will be provided by a combination of on-site parking and off-site parking consistent with Section 20.40.100. The project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 (New Construction or Conversion of Small Structures). This Section exempts the construction and location of limited numbers of new, small facilities or structures (up to 10,000 square feet in area) and the conversion of existing small structures from one use to another where only minor modifications are made to the interior or exterior of the structure. Additionally, the proposed project is exempt from pursuant to Section 15301 (Existing Facilities). This section exempts interior and exterior alterations and small additions to existing structures when the changes involve a negligible or no expansion of existing uses. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and was posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: C� Mak6na Ova r n a Wisnes i,rlCP, Deputy Director Assistant Planner ATTACHMENTS PC 1 Draft Resolution for Approval with Findings and Conditions PC 2 Site Photographs PC 3 Original Project Area Exhibit PC 4 Renovation Phasing Exhibit PC 5 Project Plans PC 6 Summary of Proposed Land Uses Intensities PC 7 Parking Management Plan PC 8 Existing Easements PC 9 LLG Parking Demand Analysis 70 Attachment No. PC 1 Draft Resolution for Approval with Findings and Conditions 77 V� QP �P �g RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2014- 014 APPROVING A PARKING MANAGEMENT PLAN AND AUTHORIZONG A PARKING REDUCTION, AND OFF-SITE PARKING FOR LIDO MARINA VILLAGE (PA2014-002) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Lido Group Retail, LLC, with respect to Lido Marina Village located at 3636 Newport Boulevard, 3418-3444 Via Lido, 3400-3450 Via Oporto, and 3431-3505 Via Oporto requesting approval of a conditional use permit for a parking reduction, parking management plan, and off-site parking. The properties are legally described as a portion of S22356, Section 28, Lots 1 through 9 of Tract 1235, and Lots 1112 through 1125 of Tract 907. 2. The applicant requests a conditional use permit for a reduction in on-site parking requirements in conjunction with the renovation of uses within a shopping area known as Lido Marina Village. The requested reduction in on-site parking requirements is based upon anticipated parking demand over time taking into account the various uses at the site. The proposal also includes a Parking Management Plan pursuant to Section 20.40.110 and off-site parking pursuant to Section 20.40.100. 3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone and the Coastal Land Use Plan category is MU-W (Mixed-Use Water Related. 5. A public hearing was held on December 4, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The proposed project is a parking reduction and parking management plan associated with the renovation and re-occupancy of an existing 112,029 square feet of the Lido Marina Village commercial area. Interior and exterior changes to the existing commercial buildings are largely cosmetic or necessary repair and maintenance or seismic upgrades. The gross floor area will not be increased and a maximum of 430 square feet of existing commercial floor area will be converted from retail uses to restaurant uses and approximately 3,127 square feet additional outdoor dining areas 79 Planning Commission Resolution No. Page 2 that would be located adjacent to existing commercial buildings. With the implementation of the Proposed Parking Management Plan, parking necessary to meet actual parking demand will be provided by a combination of on-site parking and off-site parking consistent with Section 20.40.100. 2. The project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 (New Construction or Conversion of Small Structures). This Section exempts the construction and location of limited numbers of new, small facilities or structures (up to 10,000 square feet in area) and the conversion of existing small structures from one use to another where only minor modifications are made to the interior or exterior of the structure. Additionally, the proposed project is exempt from pursuant to Section 15301 (Existing Facilities). This section exempts interior and exterior alterations and small additions to existing structures when the changes involve a negligible or no expansion of existing uses. SECTION 3. FINDINGS. Findin : A. The proposed parking reduction and parking management plan is consistent with the conditions set forth by Section 20.40.110(B)(1) (Reduction of Off-Street Parking) of the Newport Beach Municipal Code. Facts in Support of Finding: A-1. The applicant has provided a Parking Management Plan (PMP) dated November 13, 2014, and a parking demand analysis prepared by Linscott Law & Greenspan that concluded that parking demand for the renovated Lido Marina Village can be accommodated within a combination of private and public spaces in the immediate area for most of the planned uses. The PMP provides a comprehensive strategy to manage the existing parking structure in Lido Marina Village; valet operations; improvements to facilitate increased mobility for bicycles, pedestrians, and boats; the provision for future off-site parking when parking demand exceeds on-site supply; and limits on uses which generate higher parking demand. The PMP includes two partial build out scenarios where only portions of the vacant spaces in Lido Marina Village would be leased and occupied and parking demand would be observed to see if additional parking intensive uses could be accommodated given parking resources within Lido Marina Village, or if not, the applicant will be required to secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. A-2. Parking within Lido Marina Village includes a multi-level parking structure, parking within Central Avenue, Via Oporto (planned), and along the north side of Via Lido. All of these spaces are within a convenient distance to the uses they serve. The most remote spaces are located within 650 feet of the most remote uses; however the vast majority of the spaces are located within the parking structure they are located within 300 feet of uses. 20 Planning Commission Resolution No. Page 3 A-3. The overall Parking Management Plan is reliant upon modifications to the pedestrian and parking areas within the Central Avenue and Via Oporto rights-of-way. The Parking Management Plan, proposed right-of way improvements, modifications to the Lido Marina Village parking structure, and proposed valet operations plan have been reviewed and found convenient, safe and effective by the City Traffic Engineer. Finding: B. In accordance with Section 20.40.100 (Off-Site Parking) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: 1. The parking facility is located within a convenient distance to the use it is intended to serve. On-street parking is not being counted towards meeting parking requirement. 2. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. 3. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Facts in Support of Finding: B-1 The Community Development Director shall review any proposed off-site parking locations to ensure that they are located a convenient distance from Lido Marina Village. If the distance necessitates it, a shuttle service will be provided for employees or patrons. B-2 Off-site parking for marine entertainment and excursion services may be provided at an off-site parking consistent with this Conditional Use Permit and Section 20.40.100 (Off- Site Parking) of the Zoning Code if it is provided for a term longer than a Limited Term Permit consistent with 20.52.040 (Limited Term Permits). B-3 Fifty four (54) public and municipal metered spaces are available within Lido Marina Village with the planned improvements within the Central Avenue and Via Oporto public rights-of-way. These spaces do not contribute to satisfying the off-street parking requirement for Lido Marina Village; however, these public spaces will likely be utilized by visitors to Lido Marina Village due to proximity. The public spaces will remain available to the public and will not be controlled by the applicant. B-4 The Director of Community Development and City Traffic Engineer shall review any proposed off-site parking locations to ensure that they are located and operated to avoid undue traffic hazards or impacts to surrounding uses prior to implementation. Prior to the approval of any off-site parking lot, the Director shall provide notice to residents, businesses, and property owners within 100 feet of the proposed parking lot. In accordance with Section 20.52.020.F (Conditional Use Permit, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: 21 Planning Commission Resolution No. Page 4 Finding: C. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: C-1. The MU-W2 (Mixed-Use Water Related) land use designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. Although Lido Marina Village does not include residential uses, the proposed mix of retail, marine- related commercial, service commercial, office, and restaurant uses are consistent with the MU-W2 (Mixed-Use Water Related) land use designation of the General Plan. C-2. The Circulation Element Goal 7.1 is to ensure that an adequate supply of convenient parking throughout the City. Implementation of the proposed parking management plan will ensure that an adequate supply of parking is provided for Lido Marina Village based upon the shared use of parking within Lido Marina Village and future off-site parking for patrons or employees when parking demand warrants it. Any future off-site parking must meet the conditions of Section 20.40.100 of the Zoning Code to ensure the parking is convenient and available when is necessary while minimizing other conflicts or nuisance to surrounding propertie C-3. The project site is not located within a Speciffb ftp area, Finding: D. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: D-1 . The MU-W2 (Mixed-Use Water Related) Zoning District applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. The proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are consistent with uses permitted in the MU-W2 (Mixed-Use Water Related) Zoning District. D-2. The existing development within Lido Marina Village is nonconforming to the 0.5 Floor Area Ratio (FAR). The proposed renovation of the existing structures will not result in increases to the existing gross floor area and resulting FAR. D-3. The proposed parking reduction and Parking Management Plan are consistent with Section 20.40.110 of the Zoning Code based upon the findings contained within this resolution and implementation of the conditions of approval. 22 Planning Commission Resolution No. Page 5 D-4. Off-site parking may be required and must be found consistent with Section 20.40.100 if it is required by the Director of Community Development consistent with this Conditional Use Permit and Parking Management Plan. Finding: E. The proposed project is consistent with applicable policies of the Coastal Land Use Plan that require public access to and along the waterfront. Facts in Support of Finding: E-1. The project will include an improved public waterfront walkway no less than 6-feet wide, but preferably 10-feet wide across the entire project site 3400-3450 Via Lido. Public access between Via Oporto and the waterfront walkway will be provided by a minimum of three separate public walkways that will also be 6 feet in width. E-2. The walkways will be improved and provided prior to issuance permits for outdoor patios in the existing public easement or prior to the approval of permits for uses in excess of Occupancy Scenario A or Occupancy Scenario B as identified in the approved Parking Management Plan, whichever event comes first. EEL E-3. All public walkways and will be open to the public at all times and appropriate coastal access signage will be provided. Finding: F. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: F-1. The Lido Marina Village commercial area has been operating its current location in Lido Village since the early 1970's and has been compatible with the commercial, institutional, and residential uses in the Lido Village area. The site has been operating with a significant number of vacancies for quite some time and revitalization of the area has been a priority of the City for quite a number of years. As a result, the City adopted the Lido Village Design Guidelines in 2012, to guide property owners toward making improvements to promote revitalization and compatibility. The proposed parking reduction and Parking Management Plan will allow for the re-occupancy of Lido Marina Village with uses consistent with the General Plan and Zoning Code in an orderly way while ensuring that parking meets actual parking demand over time. F-2. Lido Marina Village is a developed site. The applicant is not seeking any additional building area; however, the proposed changes in uses and the provision of exclusive restaurant dining areas will increase required parking as identified by the Zoning Code. Lido Marina Village will provide 368 private parking spaces and 54 public parking spaces for visitors to the area with the implementation of the proposed Parking 23 Planning Commission Resolution No. Page 6 Management Plan. The Parking Management Plan is comprehensive parking management solution that includes additional off-site parking consistent with the requirements of the Zoning Code should it prove necessary in the future as Lido Marina Village is re-occupied. As a result, the project site with the implementation of the Parking Management Plan is physically suitable for the proposed mix of uses planned as parking will be supplied to meet actual parking demands. F-3. This is an existing mixed-use district that is compatible with other commercial uses in the area. The restaurant uses included within Lido Marina Village will serve visitors, area businesses, and residents in furtherance of the City's Coastal Land Use Plan and the Coastal Act. F-4. Adequate lateral and vertical public access, consistent with Coastal Land Use Plan policies, will be provided to Newport Bay as required by the conditions of approval. Finding: 9IM19). G. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and util" " s. Facts in Support of Finding: G-1. The facts in support of Finding F support this finding and are incorporated by reference. G-2. Emergency access to and through Lido Marina Village is currently provided from Central Avenue, Via Lido and Via Oporto. Fire access driveways and fire hydrants are currently provided and proposed changes to the rights-of-way have been reviewed and approved by the City Traffic Engineer and Fire Department as being safe, convenient and adequate to provide public and emergency vehicle access. G-3. Lido Marina Village is presently served by public services and utilities and the overall renovation of the site involves very limited intensification that can be accommodated by existing public services and utilities. G-4. The design of the improvements will comply with all Building, Public Works, and Fire Codes, and any restaurant uses will be reviewed by the Orange County Health Department. Finding: H. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. 24 Planning Commission Resolution No. Page 7 Facts in Support of Finding: H-1. The facts in support of findings A through G support this finding and are incorporated by reference. H-2. The renovations to Lido Marina Village should have a positive impact on the area and may promote further revitalization of commercial properties in the Lido Village area. Potential restaurants, nightclubs, and commercial recreational and entertainment uses within Lido Marina Village will require either a subsequent Minor Use Permit or Conditional Use Permit or an amendment to existing permits that will provide a public review process to ensure that the parking for said uses is consistent with the Parking Management Plan and parking demand analysis. Additionally, the process will ensure that these uses will be compatible and not detrimental to the neighborhood or City. H-3. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots, during business hours, if directly related to the patrons of the district. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: e� Bead hereby approves Conditional Use 1. The Planning Commission of the City of Newport Permit No. UP2014-014 (PA2014-002), subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference, to replace and supersede Use Permit No. 1636. As a result, Use Permit No. 1636 is hereby rendered null and void. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. r J PASSED, APPROVED, AND ADOPTED THIS 4T" DAY OF DECEMBER, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 25 Planning Commission Resolution No. Page 8 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. UP2014-014 1. The subject property shall comply with the approved Parking Management Program dated November 13, 2014, and any amendments to the Parking Management Program shall be reviewed and be approved by the Community Development Director prior to implementation. 2. In no case shall the intensity of land uses exceed the maximum gross floor area of uses identified the Land Use Summary dated November 3, 2014, attached to the December 4, 2014, Planning Commission staff report as Attachment No. PC 6. 3. Conditional Use Permit No. UP2014-014 (PA2014-002) authorizes a parking reduction and parking management plan and establishes maximum intensity of uses within Lido Marina Village and does not authorize a conditional use permit or minor use permits for any activity where the Zoning Code requires said permits. 4. Prior to the approval of permits for uses in excess of Occupancy Scenario A or Occupancy Scenario B as identified in the approved Parking Management Plan, the applicant shall submit a parking demand analysis prepared by a qualified traffic consultant or traffic engineer that identifies expected parking demands for the remainder of unoccupied spaces within the Lido Marina Village for review and approval by the City Traffic Engineer and Community Development Director. If the study shows that insufficient parking is available within Lido Marina Village to serve said uses, the applicant shall secure off-site parking to meet anticipated parking demands. Off-site parking shall be reviewed by the City Traffic Engineer and Community Development Director and shall be consistent with Section 20.40.110 of the Zoning Code. Prior to the approval of any off-site parking lot, the Director shall provide notice to residents, businesses, and property owners within 100 feet of the proposed parking lot. 5. If off-site parking is secured and made available for patron use, the applicant shall provide appropriate signage indicating the availability and location of the off-site parking to the satisfaction of the Community Development Director. 6. Prior to the issuance of occupancy for restaurant within Lido Marina Village, the existing triple tandem parking spaces on fifth level of the parking structure shall be shall be removed. The parking structure shall provide a minimum of three hundred forty five (345) parking spaces and 26 tandem parking spaces. 7. Valet parking operations may be provide and shall be conducted consistent with the Parking Management Plan or as otherwise authorized in writing by the City Traffic Engineer. Valet parking service shall be provided when parking demand is expected to exceed 85% utilization of the parking structure. 8. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs Standards) of the 20 Planning Commission Resolution No. Page 9 Newport Beach Municipal Code. The applicant shall install and maintain appropriate public access signage for all public walkways. The size, location, and message of said public access signs shall be subject to the review and approval of the Director of Community Development. 9. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10. Fair share traffic fees apply for the addition of new exclusive outdoor dining patios and additional use intensity within Lido Marina Village. The applicant will be credited for existing uses and the loss of any gross floor area. Fair share fees shall be applied in accordance with the current fee schedule that is effective at the time of building permit is issued. 11. Should the property be sold or otherwise come under different ownership or control, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 13. Conditional Use Permit No. UP2014-014 (PA2014-002) shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060.A (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. - 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. The project 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. 15. This Conditional Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained 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. 16. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Conditional Use Permit No. UP2014-014 (PA2014-002), the including, 27 Planning Commission Resolution No. Page 10 but not limited to the Lido Marina Village Parking Management Plan, valet parking, any future off-site parking agreements, all non-standard or private improvements within the public right-of-way, and encroachments within any easements. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attomeys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 17. Adequate lateral public access along the entire project waterfront (3400-3450 Via Lido) shall be provided consistent with Coastal Land Use Plan policies. The walkway shall be a minimum of 6 feet in width but preferably 10 feet wide or more. The final location, width, design of the walkway shall be reviewed and approved by the Harbor Resources Division and Community Development Director. Public access to the waterfront walkway shall be maintained at all times. This lateral access walkway shall be need to be constructed prior to issuance any of permits by the Community Development Director for: 1) improvements within the existing public access easement along the waterfront; or 2) tenant improvements for uses in excess of Occupancy Scenario A or B as identified in the approved Parking Management Plan; whichever event comes first. 18. A minimum of three public walkways shall be provided between Via Oporto and the lateral public access walkway along the waterfront. The walkways shall be a minimum of 6 feet in width but preferably wider. Minor encroachments may be permitted by the Community Development Director provided adequate access will be maintained. These three public walkways shall be identified and provided prior to issuance any of permits by the Community Development Director for: 1) improvements within the existing public access easement along the waterfront; or 2) tenant improvements for uses in excess of Occupancy Scenario A or B as identified in the approved Parking Management Plan; whichever event comes first. The three public walkways shall not be gated or otherwise blocked and shall be open for public access at all times. a. One walkway shall be provided and maintained between 3444 and 3450 Via Oporto. b. The second walkway shall be provided and maintained between 3424 and 3432 Via Oporto where an existing public access easement is currently located. c. The third walkway shall be located to the east of 3432 Via Oporto with the final location to be reviewed and approved by the Community Development Director. 19. Off-site parking for marine entertainment and excursion services may be provided at off- site parking locations and shall be consistent with this Conditional Use Permit and Section 20.40.100 (Off-Site Parking) of the Zoning Code if the parking is provided for a duration longer than what has been historically authorized by a Marina Activities Permit or a Limited Term Permit consistent with 20.52.040 (Limited Term Permits). 22 Planning Commission Resolution No. Page 11 18. For existing fire access roadways, the minimum street width shall be 20 feet, with no parking on either side. The width shall be increased to 26 feet within 30 feet of a fire hydrant, with no vehicle parking allowed on either side of the street. Existing nonconforming conditions may remain until such time when the project site is redeveloped and all nonconformities shall be removed. No new structures will be allowed within fire access roadways without the prior review and approval of the Fire Department. 19. Where areas of No Parking are required due to access and roadway widths, No Parking signs and/or red curbing will be required and must comply with Newport Beach Fire Department Guideline C.02. 20. Valet drop-off and pick-up may be conducted in designated parking spaces along the Via Oporto curb and shall not be conducted in fire access roadways. 21. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 22. All improvements subject to an encroachment agreement or encroachment permit shall be constructed as required by Ordinance and the Public Works Department. 23. An encroachment permit shall be required for all work activities or development within the public right-of-way, any public easements, on City-owned utilities or City-owned property. 24. All non-standard or private improvements within Via Lido, Central Avenue, and Via Oporto (between Via Lido and Central Avenue) shall be reviewed and approved by the Public Works Department and City Council. An updated encroachment agreement and permit shall be completed for non-standard or private improvements prior to installation. 25. Prior to final inspection of encroachment permits for work within Via Lido, Via Oporto, " and Central Avenue, the applicant shall remove and replace any damaged concrete curb, gutter, sidewalk, or roadway per City Standards. Limits of repair or reconstruction shall be determined by the Public Works Department. 26. All parking spaces shall comply with City Standard #805-L-A&B. In addition, parking spaces and parking aisle widths within the parking structure shall comply with City Standard #805-L-A&B. 27. All improvements shall comply with the City's sight distance requirement, City Standard #110-L. 89 V� QP �P 9� Attachment No. PC 2 Site Photos 9� V� QP �P 9� M` LIDO .,,Ar 3442 Via Lido "Bank Building" 3442 Via Lido "Bank Building" and entrance to parking structure r f , I i m 3505 Via Oporto-"Curl Fitness" View down Central Avenue towards Via Lido 93 �. 3 � � Parking Structure Entrance from Private Alley {.. \ I� y Parking Structure adjacent to Central Avenue Parking Structure and Private Alley behind Lido Shops q r� . °al , low i21 �{ r �• VENETIAN t "IfIg. mn. .. .. kms,.IY" J � 1 � ♦t Y 1.� , '� .' Vit, ir,F• •,�=- !' r � ti i r- 3e s•: Attachment No. PC 3 Original Project Area Exhibit 97 V� QP �P 9g MINE Ymv ot ��, Restau •,,�q� � �g ������' Elks G1uU •. �� �. ,0 riga joo . v ilce8 f 4934 •,'�q�� i dOata •'O{ Via t4�3,t eg tt ' , Scale V, = 100' Oporto •. - °As op i •S'�' cOe 1630 s4 it. ' O{{1ces uctu-te oN 125p2 s0 i PaYking ��Y � ,g •y °r 36� Space w � •••Gas74 td • 7 sho sholp �` • O ••�uunu�����sa Via Lido dy FIGURE 2. PROPOSED DEVELOPMENT nunnuu Study Area Boundary oYt $t. Project Area Boundaries /�1Tlip - qq V� QP �P zoo Attachment No. PC 4 Renovation Phasing Process 201 V� QP �P 20� 6.3450 BUILDING I 7.STREETS BUILDING RENOVATION NEW HARDSCAPE,LANDSCAPE,STREET LIGHTING AND ON NEW FACADE,DOORS AND WINDOWS,STRUCTURE,LANDSCAPE,LIGHTING AND I STREET PARKING OUTDOOR DINING S.BOAT SLIPS NEW BOAT,SLIP CONFIGURATION �- ELKS 5.3400-3442 VIA OPORTO 3.3700 OFFICE BUILDING I - / EXTERIOR RENOVATION X y NEW PAINT,ROOF,DOORS AND WINDOWS,LANDSCAPE,HARDSCAPI EXTERIOR RENOVATION \ �_ AND LIGHTING NEW PAINT AND MATERIALS,LANDSCAPE,LIGHTING,SIGNAGE, REPLACEMENT �• ° 3.3636 BUILDING © - ° BUILDING RENOVATION NEW PAINT,MATERIALS,WINDOWS ENTRY,OUTDOOR AREA,LANDSCAPE AND LIGHTING w t.PARKING STRCUTURE ' 1 I ��. - -- � n �` • '� 3, . EXTERIOR RENOVATION '� - % ' NEW PAINT,SIGNAGE,LANDSCAPE AND LIGHTING,NEW AWNINGS, REPAIR OR REPLACE STOREFRONTS .'I INTERIOR RENOVATION 11 I / v • . "�`f� � + NEW PAINT,LIGHTING,SIGNAGE AND GRAPHICS 2.3444 BUILDING EXTERIOR RENOVATION 50/50 NEW PAINT,LIGHTING,SIGNAGE AND RETAIL DISPLAY I Diane .. ( ' WINDOWS ' ? ,J Doug John Thomas N°w `< a 1 JudOwnem I �I y Brier - - - - - - -4.VIA LIDO FACADE RENOVATION First Floor NEW PAINT,AWNINGS,LANDSCAPE,SIGNAGE AND LIGHTING CAPITAL PARTNERS, INC. Lido Marina Vfllage January 6, 2014 Phasing Narrative PA2014-002 forCS2014-001 Newport Blvd,Via Lido and Via Opor[fLL)S Lido Group Retail,LLC V� QP �P �o� Attachment No. PC 5 Project Plans i05 V� QP �P zoo L0D0 MI JA ? INNA 9L t AG CONDITIONAL USE PERMIT SUBMITTAL ■ LL 1 S— s - !' L - o „ MARINA VILLAGE APPLICANT 11048-S SNy Park CUcle SUBMITTALD e, ca 3240 1. J LIDO GROUP RETAIL,LLC 90lfvina, C5 7A 3214 370011-v,.. :. - 0 „ v1un�[ 922 LAGUNA STREET www.sms arcRcom SANTA BARBARA,CA 93101 Copyright - ARCHITECTS �D� Sheet Index Page 2 Vicinity Map and Project Location Page 3 Narrative Description and Justification Page 4 Design Guidelines Goals Page 5 I Design Principles Page 6 Planning and Zoning Criteria Matrix Page 7 Overall Site Plan Page 8 Landscape Plan Page 10 f Enlarged Site Plan Page ti l Bike Exhibit Page 14 Pedestrian Exhibit Page 15 Enlarged Patio Areas with Dimensions Page 16 Gross Building Area Ground Level Proposed Condition Page 17 i Gross Building Area Second Level Proposed Condition Page 18 1 Gross Building Area Third Level Proposed Condition Page 19 1 J Gross Building Area Ground Level Existing Condition Page 20 . Gross Building Area Second Level Existing Condition Page 21 Gross Building Area Third Level Existing Condition Page 22 Qd Site and City Parking Page 23 Parking Structure First Floor Plan Page 24 Perking Structure Second Floor Plan Page 25 Perking Structure Third Floor Plan Page 26 �� Parking Structure Fourth Floor Plan Page 27 Y la Parking Structure Fifth Floor Plan Page 28 II d Valet Parking Plan Page 29 Alla Survey Page 30 �--- �_� Project Phasing Page 34 --- - Description of Proposed Work Page 35 Deck and Bulkhead Plans Page 42 pandering. Page 43 Color and Materials Page 51 LIDO CONDITIONAL APPLICANT MARINA r SHEETINDEX +7e48-e CAPa 92614 LIDO GROUP RETAIL,LLC 949PERMITSUBMITTAL .757. 3249 IN 3700 New www.sma-a re M1.aom 922 LAGUNA STREET Copyright ,gart Boulevard,Suite 100 Nov 14,2014 .AGE 2 OF 51 SANTA BARBARA,CA 93101 ARCHITECTS lO� P ' PROJECT LOCATION �J I o L---� 4 �_ ��'W"` ' I I ��� AREA OF WORK ►� ..�,.� .......... 1 j ........., Lido Marina Village C3 NA 14t13A 1 .` ......� ur 1 VICINITY MAP 1 1 � v . I � n I e' I I _ I I I � � I I � t________________- . i J LID A APPLICANT • MARINA ' VICINITY MAP AND PROJECT LOCATION I I neoe-e swgPa�3 sin. •'ON r Nov 14,2014 PERMITSUBMITTAL LIDO GROUP RETAIL,LLC 9 4 9 P s_1 ` 370ONew rt Boulevard,Suite 100 922 LAGUNA STREET wwwsm8 e com cn P.YGE 3 OF St SANTA BARBARA,CA 93101 Copyright ARCHITECTS 109 PROJECT OVERVIEW PHASE 1:PARKING STRUCTURE • INTERIOR RENOVATION • EXTERIOR RENOVATION Demolish interior,clean and re air non leased spaces to prepare for future tenants Lido Marina RetailAssociates(Lido Group Retail,LLC)is proposing a major renovation New Paint PHASE 6:3450 BUILDING and re-positioning at the existing Lido Manna Village in Newport Beach.The project Signage • EXTERIOR RENOVATION will be re branded to create an upscale casual atrmasphem while retaining the coastal New project identity signs Complete building renovation within existing building footprint charm of the Lido community.Buildings,streetscape and waterfront will be renovated, New parking structure identity and directional signage New exterior siding,roofing,windows and doors remodeled and rejuvenated to create a transformation of a place long in need of a New tenant signage New outdoor dining areas major facelift Lido Marina Village will became a wonderful place to shop in interesting Storefronts • INTERIOR RENOVATION and different stores,bring the kids,run into friends,and have a great time. -Renovate or replace existing tenant storefronts along Via Oporto Demolish interior,clean and repair spaces for future tenant Key features in renovation and redesign of Lido Marina Village are as follows;Maximize -Add new awnings Structural upgrades Promenade and Waterfront Access,Improve Edge Conditions and Create Pedestrian Lighting New HVAC Friendly Streelscape.The marina project will replace the existing deteriorated Lido -Replace existing light fixtures Atltl new elevator Marina Village Marina docks and upgrade marina access and support facilities. New light fixtures to improve visibility PHASE 7:STREETS Landscape • CENTRALAVENUE GENERAL INFORMATION -Atltl new planting material at existing planters We are proposing to eliminate the parallel on street parking and increase the number of A Conditional or Minor Use Permit is required for uses typically having unusual site -Add additional landscape and planters to soften the parking structure parking stalls by adding angled parking along Central Avenue in addition redo the sidewalks development features or operating charectestira requiring special consideration so INTERIOR RENOVATION and add additional landscaping and new street lighting. that they may be designed,located,and operated compatibly with uses on adjoining New Paint Streets shall remain two way. properties and in the surrounding area,Examples are restaurants,animal hospitals, -Paint interior bright white • VIA OPORTO carwash and car rental facilities,gas stations,nightclubs,and accessory dwelling units. Signage We are proposing to renovate the entire streetscape and hardscape along Via Oporto, The use tables In Part 2 of the Zoning Code specify whether a use is allowed,prohibited, -New directional signage and graphics Eliminate the large circular planter/round about to im prove traffic flow. or requires approval of a use permit. Lighting Extend the turner of Via Oporto and the alleyto Rod additional landscaped public,pedestrian -Provide photometric study area. JUSTIFICATIONS AND FINDINGS -Replace and add new Iightingthmughour parking structure to improve lighting levels. Add onstreetpamllel parking alongthe norfheaststreet side with curved landscape planters Chapter20.52 ofthe Zoning Code authorizes the Planning Commission or the Hearing PHASE 2:3444 BUILDING to separate pedestrian and vehicular traffic. Officer to approve,conditionally approve,or disapprove applications for a Conditional • EXTERIOR RENOVATION Along the northwest side.add at grade landscape planters to separate pedestrian and Use Permit, and Ne Zoning Administrator to approve, conditionally approve, or New Paint vehicular traffic. disapprove applications for a Minor Use Permit.To approve or conditionally approve Entry renovation Provide designated pedestrian crosswalks. a use permit,the hearing body must make the following findings provided by Section New wall tile New wood decking at sidewalks and crosswalks 20.52.020 F. -New light fixtures New street lights 1.The use is consistent with the General Plan and any applicable specific plan; New planting New street trees and landscaping 2.The use is allowed within the applicable zoning district and complies with all other New green wall Streets shall remain two way applicable provisions of this Zoning Cade and the Municipal Code; -New green wait at building corner PHASE S:BOAT SLIPS 3.The design,location,size,and operating characteristics of the use are compatible -New tenant signage • Floating Docks with the allowed uses in the vicinity; Display windows The flooring docks will be replaced with new docks ranging from 30ff in length to over 1111 4.The site is physically suitable in terms of tlesign,location,shape,size,operating -Atltl four new retail display windows along Central Avenue In length,in a few isolated locations will serve charter vessel operations with vessels over characteristics,and the provision of public and vehicle(e.g.,fire and medical)access INTERIOR RENOVATION 1001E We are currently evaluating the best type of dock forthis marina,since dredging is and public services and utilities;and Demolish interior,clean and repair for future tenant not desired because of its impact to seawall stability. Water depth can be a deciding factor 5. Operation of the use at Ne location proposed would not be detrimental to the Structural upgrades In the type of dock system selected,and candidate dock systems include both concrete harmonious and orderly growth of the City, or endanger,jeopardize, or otherwise New HVAC system and wood-type systerni lieu of the many internal basins that currently exist in the marina; constitute a hazard to the public Convenience,health,interest,safety,orgeneral welfare PHASE 3:3636 AND 3700 BUILDING we are planning to include no mom than two of these basins,and limit their use to rental of persons reading or working in the neighborhood of the proposed use.Please note 3636 BUILDING (human-powered)or electric boats,thus limiting the potential fire danger that would be the following: • EXTERIOR RENOVATION associated with the storage of fuel.These basins may be of the Valet-operation type, • For Conditional Use Permits in Residential Zoning Districts,the findings pursuant to Complete exteriorbuilding renovation including newfa4ade design,windowand doorreplacemnnt although this decision has not been finalized. Section 20.52.030.H.must also be made. • INTERIOR RENOVATION • Seawall • There is a separate information sheet and application for Residential Care Facilities Demolish interior,clean and repair for future tenant. To augment support of the seawall, it is proposed to install new tieback earth anchors requiring a Conditional Use Permit Please speak with a member from the planning 3700 BUILDING along the outside face of the wall(a few feet below top of seawall),drilled-in to sufficient department or refer to the application online for more information. • EXTERIOR RENOVATION depth underneath the property to provide full upper support for the seawall,assuming Ne New paint and graphics existing tiebacks have lost their supporting capability and have limited remaining useful GROSS FLOOR ARM summaav New acoustical windows life, This type of seawall repair is Common in Newport Beach,and ran be seen at many IN.Al EvunNi New land in marinas along the Coastline. The remaining structural elements of the seawall,Concrete RETAIL S see atE.S P FOOD SERVICE aESEE A", PHASE 4:VIA LIDO sheetsand cap,are in acceptable conditions and will require some structural repair as part aurvary Al. EXTERIOR RENOVATION of this Proposed Project. 3021 Fagade renovations including new paint and awnings, some storefront replacement, new - Boardwalk "AIL S^`°" signage,lighting and landscape.Lido Group Retail controls the 3418,3420,3422 and 3424 We are planning to extend the Boardwalk over the top of existing seawall,to gain a few amTBasrAre u x buildings.They are currently in negotiations with adjacent property owners to participate in the feet of Boardwalk width,wherever possible. These locations are shown on the attached ed HEAUTHRIFITSrenovation of the entire building block. exhibit. It is anticipated that this extension of Boardwalk will relate to an additional 3fl of .As" ni,mr PHASE 5:3400-3442 VIA OPORTO Boardwalk width in several locations. emc"s RSVIvo"sm,CEC'Rice [ARES • EXTERIOR RENOVATION • Agency Commination New paint We are currently in discussion with the City of Newport Beach Harbor Resources TOTAL Issa,v:" vrvu New roofing Department to discuss all aspects of this Proposed Project,and ultimately these proposals ve usac RSILLA aw Fapade renovations;new board and batten wood siding in selected areas will be presented to the Newport Beach Harbor Commission and Newport Beach Planning PAKKINGAVAIIABLE Replacement doom and windows Department, before final design commences and the plans are submitted to Newport PARKINEsoecca Awa Upgrade or replace lighting Beach Public Works and Building Plan Check authorities.All project elements also will be Renovation of building alleys including new landscape,hamscape and lighting Additional public submitted to the California Coastal Commission and Army Corp of Engineers,since both of ase restroems these State and Federal agencies have approval authority over these types of waterfront *0*aLOS Renovation of waterfront Including new light pales,planters and furnishings projects. t• MARINA VILLAGE CONDITIONALUSE NARRATIVE DESCRIPTION AND APPLE°ANT 11141-6 Sly FAIR Q < CA JAll PERMITSUBMITTAL USTIFICATION LIDO GROUP RETAIL,LLC 9x49.757.3249 3700 New www.sma-a rRM1.RRm 922 LAGUNA STREET Copyright ,gart Boulei Suite 100 Noy 14.2014PAGE 4 OF 51 SANTA BARBARA,CA 93101 ARCHITECTS 110 2.3 Di igp Ara..&Goals PUNNING gR(0 Lido Waste.>divided irate gore diNirrd Dee:gn Area,bring uryee drp nd annibuln two bvgn,n(Iwncee Improwmenb,hwAd be impvM by ii L•de Nadm ,mprrn%phy>Kal stedae of trodden,IaM,capa.and cvc,aseen.athin WIFF, eachde,ynarse Il aboimono-t to address the surroundegwadjaunl �VNUdo Paw and u>e1.—to.comesibeLly••ilhform.F—t-.and programrrvrn O cal"I Lido Marina Vill V a ^Lido Twengla At the northern taut of Ldo VdaH.the Lido Marine A- is theIm .A* Nowpat&b ro- gawwav to tb Balboa,,IlPronin-I.,Th.,Design Anes is cuaenUv Shpts al fir yanedec6c mi,of bu,ldin tu.. Land uwa lndudecommen tial olXro bu,ldings,ratan atorel.ena,a p.,sn,.truatu.end ped„vo.—enewl LIDO MARINA VILLAGE GOALS bu,.nases on the nodhern porker of Ke Oporto and honting onto the harbor. Development Ihould>Iriw to Improve the edge cmcniorn song myon Itrwh and .Existing tall buildings have remained intact and will be renovated and improved. improw s Ib pednhnn egwnemv along the waterfront. thereby egnacrrn new -Existing architectural styles and materials including brick,wood, concrete and stucco will be enhanced Fairest mews torw,tatae the vgage. throughout the project.Additional materials such as metal siding will be introduced that reflect the historical 41do.I'll voap Ewe,: industrial buildings at the past. Respect arc comdenat w.aeog Iger •Promote a landscape solution including green walls along Newport Blvd and at Via Lida in addition to renovating brrddieedF ening Centred Ave at along new landscape.Lido Manna Village will finepainteddreinforce est colorpalettes agateway tote,gney and Implement cuddy buldmg dea:gn and FM black that along with new project identity signage will define and reinforce the project as a gateway to Lido oI authemic matera4 to mguenc• Village. design wlutiem. Imywe a wp rt n Id s with V. -Existing public spaces wittlin the project are being enhanced and expanded with new public areas being ennfo,. Newport way el nd,nt V.e Ldn «nba:ng the gateway elemem. added.New landscape,haMscape,lighting and graphics will reinforce the village character Uw hgh rpull metwuh for public>pow Inerts that reinforce',IN,crescw •Increase accessibility by opening up key access points to the waterfront Signage,lighting,landscape and hu­­promemde and waterfront access w Impro,e the lclearly defined pathways will further enhance visibility to Ne writertront. ratter.."ars. • Eoco,ap the coel of dock and ramp systmm with lb r.ayniwhon •Reconfiguration, redesign and enhancement of the manna are proposed including the widening of the of dodo ludll--,I—priest—wer i dk to marervw dwnef P,e «rn>to the harbor. boardwalk. LID e a • APPLILANT • DESIGN GUIDELINES GOALS Irvine swgpar9261n LIDO GROU PERMITSUBMITTAL P RETAIL,LLL 949ei sr'cn�com IF 3700 New 922 LAGUNA STREET Copyright r Newport each,CA92663 pAaa 5 or st SANTA BARBARA,CA 93101 ARCHITECTS 111 Maximize Promenade and Waterfront Access •Via Lido -Propose landmark opportunities by vertical wayfnding elements such as green wall on bank building To maximize promenade and waterfront access and improve the public,residents and visitor experience several -Create a facade improvement program including new or renovated storefronts,awning and landscape. opportunities are being proposed including opening up key access points to the waterfront. Signage, lighting, landscape and clearly defined pathways will further enhance visibility to the waterfront.Redesign and enhancement Alley of the marina is proposed including the widening of the boardwalk and create multi-level pedestrian terrace to -Create gathering places or nodes to improve urban experience at Secret Alley and Via Oporto intersection. create a lively waterfront scene and also reconfiguration and redesign of the marina plan to accommodate large -Renovate existing facade,new street lighting and landscape. and small yachts.The aim is to create pedestrian friendly environment; locate the primary pedestrian corridor along waterfront and secondary corridor along Via Oporto.Locate drop zones and loading zones along secondary Landscape pedestrian corridor.Add strong internal pedestrian circulation and increase accessibility to the waterfront byopening up key access points to the waterfront and create streetscape identity elements and theme to further identity each Install native vegetation where possible,enhance the parking structure with vertical growing vine,and encourage access to create a unique space. pedestrian connectivity by continuous landscape design. Design planters,green walls,curb extensions and shrubs to create a green street and also help to reduce flooding, increase groundwater,improve air quality and of course enhance the pedestrian experience. Maintain the Village Charm Promote a landscape solution including green walls along Newport Blvd and at Via Lido in addition to renovating Central Ave with new landscape and this way create a banter to decrease sound pollution. To maintaing and enhance the village charm,lido Marina Village will be painted consistent color palette of white, grey and black that along with new project identity signage will define and reinforce the project as a gateway to Lida Village and keep compatibility and similar detailing for all building elevations.Storefront renovation,adding Sustainable Design awnings,new landscape and hardscape,benches,lights and all are proposed to maintain the village charm. To reinforce village character,use high quality materials for public space improvements(replace some of the clay Recycle existing structures,since we are not tearing down and we are primarily renovating. brick pavers with wood on crosswalks and plazas)and selecting roof materials in regards to existing roofing. Decrease the urban heat index by proposing white color on most of the buildings to reduce heat island effect. Propose operable windows on 3450 Via Oporto to provide visual appeal and also promote ventilation and natural sea breezes. Create Pedestrian Friendly Streetscape Realistic and implementable sustainable components such as trellis design on 3636 Central Ave and awnings on storefronts throughout the project. •Throughout the village Propose small functional awnings and Canopies to enhance shadow articulation and compatible with building -Design appropriate pedestrian-scaled light fixtures along the street. signage and design. -Limit vehicular access elements along pedestrian access and modify sidewalks with buffers to roadways to provide safety. -Redesign the landscape and hardscape at crosswalks and along streets to enhance better pedestrian connections and open space. -Strategically place site furnishing to provide pedestrians with the best amenities such as locating benches under shade trees;table,chair and umbrellas in plazas. -Design attractive entry and storefront features allowing indoor to outdoor transparency and propose based on the activity. •Via Oporto -Outdoor seating,dining area and trellis design for 3450 Via Oporto to activate the pedestrian environment and add vitality to the streetscape. -Create gathering places or nodes to improve urban experience such as the triangle courtyard and food court plaza. -Via Oporto and Via Lido intersection will be the arrival gateway which Lido Marina Village signage would be a •�' way finding and pedestrian scale feature. -Propose landmark opportunities by vertical way finding elements such as vertical green landscape along parking structure. street Semon VIe 0,oG •Central Ave -Introduce angled parking. r -Outdoor seating,dining area and trellis design for 3636 Central Ave to activate the pedestrian environment and add vitality to the streetscape. -Propose landmark opportunities by vertical way finding elements such as Lido Marina Village Sign on the parking structure and vertical green landscape along parking structure. 1 i Boartlwalk Vlew LIDO a a APPLICANT MARINA r DESIGN PRINCIPLES I PERMITSUBMITTAL Irein, CA r92614 LIDO GROU P RETAIL,LLC 949.757.9269 1. 3700 New Nov 14,2014922 LAGUNA STREET www ams ora M1.aom gart Boulevard,Suite 100 PAGE 6O 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 112 PLANNING AND ZONING CRITERIA MATRIX `T" i SITEAREA:153,906eR.ft.(1.532AC) GENERAL PLAN LAND USE:MU-W2 Mixed Use Water GROSS BUILDINGAREA:112.OM BE(115,252 SF Includirglhe r urantouhloordinirrg arena) Releled LEASING BUILDINGAREA.1061SF(111,457 SF'cool the resmutantantlourdergerea) ZONING DISTRICT:MI Mded-Use WMer Related T Existirlgfikvx.nmmUm(FAR):O.T2 Propcwd0aarerearevo(FAR):0,72 COASTAL LAND USE:MU-W Mixad U.Wemr Related! it ZONING CODE MUW4 MI%E0.USE WATER REIATED(MILvQJ FLCORPAE TO(FAR) MN.035 aM Msx O.]brcnreWenlHl 0.5 SEIH4CH5 T11�9�rtVtlrtumaelLeGsrequ5eEtotPflnay66u4'Ene¢ RCT 0 SICE 0 �{V�ia.'Y�Ta p41 �b1.r REAR 0 •'a71�. REARAILOWINGAIALLEY 10A. BULWIEAOSEiBAO( tort I F OfFSIRFET I?AN6YG t e Beat Renmleand Sears 1per LOW an it of humed,plait Sw350sq.ndent,.erea Metlnea 075 per sup or 0.75 per 25 feet of mooring space RePZSa� Iper 250 an `r , Nap Salons 1 per 80 sq.n. Wous'-sugneae,Corporate,General, , Governmental 1 par 250 sqk up In Bogy sq,M Gfirna.Matlkal and Crucial Off Us I functional a Food Service INawl I per 175 aqfiof grass area,Including outdoor dining areas,but cxmadding the first 25%or 1.000 sq_n of outdoor dining area.whichever is less. HealtlVFllness Fadlltles 1.0 space per 250 SF(small-2,000 SF or lass) 10s caer200SF la a owr2,000SF Access M paMlrg areas pmNtle not more than 10 had m me alley hurt a-way PaMln,seM..from alley a11ey.IdM20'S w r—Miumumsetback2E' _ First parking space cannabis head a public act back minimum ofrS kel from Me line street property - MinenumsmndardpeMungapadsske fi'E"width - T P'len 0 Parallel'.StallwitlN Bfi Stall depth B n r Standard mhdd apace requirements Stall Length 22n -W degree angle:SNIT width S ft Sin _ .�• Stall depth 19 ft - SteuLanNvn Bumper movirang areas Madmum 0f 2.5 feet N Ne parking Sal depth may be arndscaped a, Cuh-ng and wheel sMpa Mlnlmum 6 then.high and SX lr MswldeM.It b 1 Nlletl minimum 45 feetfmm II lands,bulWty. aMM1erstnlcMre _._('_� LC1L_-. t +` _ f _ r Minimumamntl ni Nretllusfi feet at all aisle correct `_` lam'�L -_ t Stall mark'ngs tllrecdonal arrows ad signs Spaces shall M deady outlined M 44.h wltle It.lalnled Me rule. l_—�I OFF-STREET LOADING REQUIREMENTS �ce uses 30,000 to 60,000 mgfL»>one Commerical Uses 20001+sgft>»one renewed demand)raged aq B.,Pa. addi5onal e6greab 14dlufeel Oimeneions at least l0leed in wMlr i ,LS leer in might with 14 feel of vertical do.,.— CONDITIONALUSE APPLIOANT • 4 ' PLANNING AND ZONING CRITERIA Haaslfvina, CAPar92614 PERMITSUBMITTAL MATRIX LIDO GIN PRETAIL,LLC 949.757.3240 3700 New 922 LAGUNA STREET www.sma-arcM1.00m ,gart Boulevard,Suite 100 Nm,14,201. Newport eall,Ck12663 PAGE 7 OF 51 SANTA BARBARA,CA 93101 CGpyrighf - ARCHITECTS :L-T 3 v\, a . Pik A —_ 5 < I• r L NN P �, � , ��� I JJ pill 10 LIDO MARINA VILLAGE CONDITIONALUSE 9 PEBMITSUBMITTAL 3700 NewBoulevard,Suite 100 Nov la,EOm Newport 9eaeh,G936part63 GENERAL NOTES ti "\ EASEMENTS LEGEND T 6a' ARCHITECT o � t 4s N \ P h , 1 O m �J W _ l d sJ "IF 11 Z _ _ _ .G Ljjjr"WW39 kR�21p/ qJ 1l. w LU z, Q I [19]0 /PM 5 3 1'J� f1 \ Y N66'10 J6 A 19].18' �3 .Ob' T13000/13M 6�3-11] -"-G��._ P 1 6 5 Z Asa: 1zo Q R 1295 ' 5 oy !,, 6 ��� m 0� z W I '234 P�4 e.�." a < 0 sTP 4r'E� .n D� _J-: �1 `� 8- R w- r © ca. m (PAD) �:�� �_ Of3w L 3s9 � Ike � .� �_ a �� m� a r��U �� i �' -:a �� O T�, e..,.,. > LIQ o [ PARKING FibTURE � ® w _ AO `�2 s9 F'�LIJ ti Q m i/ 1 �?,. )i� LPI .� PA CELLA s� O� ���.� �� (� �O 0 1 (:)j �_.f-------�i u � b_, a �.-' ��tll.l� b9 ..�p�f �`T �\P � ijEl 60N66i' 156W 95364 [253.45 MM 7-241 30' 30 s U W 4 11 Y0.60 .00' - 133.64 W J 0 w : Tal r 21 f U W pp Q UI <U o^o n� W 1 1V o ooao �t o_ p, o�LL U mosoe'arN1 - a -, gin' Q I o � h r t , i33L ' _10'.480 ' -!�F� NG6'01o5"W 354.47' - . e r• [35435' / TR 1931, MM 47-24] OVERALL SITE PLAN - ' V 60735"W 60433' - � ,- 10137-/rM65-21 O - 42 Z Q'7: ��1.�4 ��`` /4.66 - A1.7.0 --1'-N OVERALL SITE P�5 .'TN e+pl�Ff. t+ Ikly n �p hb� " „►,,� .per "�--, • t��' ! 1 1 �j OR w LIDO MARINA VILLAGE CONDITIONALUSE PEBMITSUBMITTAL 3700 New Boulevard,Suite 100 Nov 14,2014 Newport 9eafh,G93663 � aN it I / r� n} /!� ! ✓, n, �°� O , C >✓ _ y _ / LID -- =\ • MARINA VILLAGE CONDITIONAL USE LANDSCAPE PLANPERMITSUBMITTAL I APPLICANT I 0485BSCgPar9Zs ie LIDO GROUP RETAIL,LLC 949,757.3240 922 LAGUNA STREET www ms arc Rcom PAGE 100F 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 11� 77 hat, e A z w v — 1' A x o � , BWNiEO&IEPLW a APPLICANT • ' ' eO ENLARGED SITE PLAN neae-e swgPa�9zEPERMITSUBMITTAL < LIDOGROUP RETAIL,LLC 909ei 5>.3263 3700 New 922 LAGUNA STREET w.. r,a -a rcM1.aom ,gart Boulevard,Suite 100 Nov 14,2014 PAGE 11 OF 51 SANTA BARBARA,CA 93'101 COpyrighf - ARCHITECTS 11� / 4— w F m caeravarr, ,ac- F77) 7 ir,610 VIA OPORTO - 7 J✓, ,,li r -� e1+Ale3eo s++E w.w .......v ENLARGED BITE PVN ENPIIGED 8RE PLAN LIDAPPLICANT • ' ' a dO ENLARGED SITE PLAN17848-BPERMITSUBMITTAL "I'.' CAPar92 14 LIDO GROUP RETAIL,LLC 9C 9e 757.3269 IN 3700 New 922 LACUNA STREET www.sma-arcM1.aom ,gart Boulevard,Suite 100 Nov 14,2014 PAGE 12 OF 51 SANTA BARBARA,CA 93101 NeviCDpyrighf - ARCHITECTS 4 \ PARKING STRUCTURE �� � a N" 767 e .e 1 L LID un.® ENPR3E091E RNI �'+ ENWIOEp BlIEFW! • MARINA ' CONDITIONALUSE APPLICANT eO ENLARGED SITE PLAN neae-e swgPar9zei< PERMITSUBMITTAL 922 GROUPLAGUNA RETAIL,LLC 909Bi5>.3263 3700N-v. 't B..1-viud,Suit.100 Nov 14,2014922 LAGUNA STREET Copy fight .aom PFGE t3 OF St SANTA BARBARA,CA 93101 Copy - ARCHITECTS �/ 1 20 BIKE EXHIBIT I'I LEGEND ��. �� '✓ E 6TI I E RAC S 20 R SE I E RAC S ■40 T TA I E RAC 5 44 , 1 4:13' 'Z1:1. 1_1 �/ M ,I Li .i y _• t 4Y EIDBc1 WLrv6 LJA3[05 1 l P _ �� , 9NE WLX9, ' Ir. fl/LnSl '1 �y .I E J y faI � t Ei.due APPLILANT LIDO "MARINA ' CONDITIONAL BIKE EXHIBIT n44e-E swgEa�ezcii PERMITSUBMITTAL LIDO GROUP RETAIL,LIC 14.1 151,ren 1,4C `` 1 3700 Nowgrit Boulevard,Suite 100 Nov 14,2014 922 LAGUNA STREET Copyright Newport each,CA 92663 PAGE 140E 51 SANTA BARBARA,CA 93101 ARCHITECTS 121 + EDE T I N EXHIBIT LEGEND PEDESTRIAN PATH ----- I I 1 n I I \^ 1 `� (L'�.� 2 Po/ Y(Y)�� 1 ! 'U ,. T - `N IMS .' F I�- `♦ aa I I t�G^- t b♦, � i � � ♦ 1 I I 1 ---- V ♦ ^i� , O` ``I -- J, ►� 1 I 1 y W ONDAPPLICANT LIDO d ' PEDESTRIAN EXHIBIT neae-e swgPa�9zei< LIDOPERMITSUBMITTAL GRO UPRETA.L,LLC3700 New Nov 14,2014g909Bi5>.3263 art Boulevard,Suite 100 922 LAGUNA STREET www.sma-arcM1.aom PAGE 150E St SANTA BARBARA,CA 93'101 COpyrighf - ARCHITECTS 122 3450 VIA OPOR VUOPOj �4 3424 VIA 0 6 OPOR70 3408 VIA OPORTO 67' VIAOPO 3420 VIA 0 12 OPORTO 33'5"- - i 3404 VW OPORTO 0'-3 _ 3400 VN OPORTO \ - 1316 sf o- F,N97 sf - s62165f� . -5 sf 62 sf �l i10 Er-1 7998 s.f. ' �5 f L42 ELKS r .22 a f. �V ° ti f is s s f 620 sf 626S I / _ 1532s -27 sf 1541s. 106 sf _VIA OPORTO9A44 MA 1s T393+"—,°nawTo n — - n as / - IIIIIII� Pill- LID 1 , ENLARGED PATIO AREAPPLICANT • d ' aAS WITH neae-e swgPa,9zei< PERMITSUBMITTALDIM3700 New ENSIONS LIDO GROUPRETAIL,LLC 909Bi5>.3243 922 LAGUNA STREET www.sma-arcM1.aom ,gart Boulevard,Suite 100 Nov 14,2014 PAGE 16 OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 123 11 11 h SITE SUMMARY °s GROSS BULDINGAREA 3240 3449 }6}9 NEWPORT BAY a N N N N CI RETAIL 29,678 If FOODSERVICE 22,9119 <= 00 ° 00 n= (NC) (NC) 3u0VMOPOR 0 V RESTAURANT PATIO 503 / 0 1 t AGPOR 304VNOPORTO OFFICE 30,217st NAIL SALON 14879 - - 30 MOPORTO ®HEALTH 9 FITNESS 12,0729 _ . `� / SiB4f 7FA18EM �-- 11979 TAKE OUT F&B 3,6309 / O i 56 sf 7 782 sf $fi",Tsf I 11019 MMNET 1zm19 7886 st Io [ 'f' I 11 = pp l—r�S { `r`t'. I,l t ®(FOOD 8FRVK1,) 1,0659 ,� - - PY 12 BEBUILDING REVISIONS , TOTAL BUILDING 112,0299 ELKS - 2244 1, oil '91 Sf� —3 s Q 1 f OB=PaSo) I /•.1y.. ff112f�-�� 620s 628�01/- 6 IgyIr15 J — 1541 s. /- V I n t L-� 108�at1 — e 1 }.r VIA OPORTO RTO 021 VVIA OOP09 y � 825 f �8 O 19 030 X10 1 GROUND LEVEL TOTALS 2575 sf RETAIL 28,0109 L 0 FOODSERVICE 17,1589 2892sf BVMUDO O RESTAURANT PATIO 4,5899 NAIL SALON 14879 310INENPORT111. t 0 HEALTH d FITNESS 8,2259 3,530 d �A 5 s 3424 a In y,�o TAKE®MWETTTT F98 8,0589 PROPOSED BOG �G� GROSS BUILDING AREA GROUND LEVEL 3utNAu9D� • "MARINA ' CONDITIONAL GROSS BUILDING AREA APPLICANT ne4s-e xy P"2Sme PERMITSUBMITTAL GROUND LEVEL e,'Sc3700 New 9zst4 L22 LAGUNA RETAIL,LLC 9 4 9. gart Boulevard,Suite 100 PROPOSED CONDITION I I ww,w.sma=r=n.=om SANTA BARBARA,CA N."N ealh,a12663 Nov 14,2014 PAGE v OF St SANTA BARBARA,CA 93191 Copyright - ARCHITECTS 124 SITE SUMMARY GROSS BUILDING AREA CI RETAIL 28,6763f NEWPORT BAY FOODSERVICE 22,817 of (]RESTAUR4NTPATIO 5,463 of 3450VKOPO VIA 3421VIA 0 34 16 AACPOW 0 3106VTAOPORTO OFFICE 30,217 W 12 AA OPORI D NAIL SALON 1467 of 30VIAOPORW HEALTH B FITNESS 12,072d AT10894 _ ®TAKE OUT F&B 3,530 � mill I 18$ f< 758 sf _ LIARKEr 12.071 ofBUILDING s �. (FOOD SERVICERS 1,0�5d 5755 sf 291 f 22 17 sf 24 of TOTALBUODING 112,0288 El KS — Ss . Ncryb LODGE VIA OPORTO 331vR — 3121 VLAOPORTO B a $ ,. r GROUND LEVEL TOTALS \. P� 0 RETAIL 1'smst Y (]FOODSERVICE 5,755sf 0 RESTAURANT PATIO Sm f t 1 O 0 OFFICE 25,801 N ®HEALTH B FITNESS 3,847Y 0 BUILDING REVISIONS 1,01156f 938 sf 942 00 EmNARKET 3Al2sf —3434 PROPOSED GROSS BUILDING AREA SECOND LEVEL 3444 VIA Lil LIDA A A APPLICANT • MARINA A GROSS BUILDING AREA 'eI'a sOA 92614 PERMITSUBMITTALSECOND LEVEL LIDOGROUPRETAIL,LLC 949ei57.3240 3700 New PROPOSED CONDITION 922 LAGUNA STREET A,=n.eom rt Boulevard,Suite 100 Nov 14,2014 PAGE Ie OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 125 SITE SUMMARY GROSS BUILDING AREA O RETAIL 28,676 N NEWPORT BAY FOODSERVICE V.911 of (]RESTAURANT PATIO SAM of OFFICE 38$17 76 NAIL SALON 1467 sf HEALTH B FITNESS 12,0724 TAKEOUTFBB 3,53081 ®MARKET 12,071 of ®(FOODBUILI SERVICEwN3 1""d TOTXUILE 112p2BKS LO/ ELDGE VIA OPORTO s p U �S i THIRD LEVELTOTALS 453..f �QU OFFICE 4,416R '!P0 3434 PROPOSED pGROSS BUILDING AREA AFL THIRD LEVEL CONDITIONAL APPLICANT �• "MARINA ' GROSS BUILDING LEVEA� I neoe-e swgPa�xAzei< PERMITSUBMITTAL THIRDLEVEL LIDOGROUP RETAIL,LLC 949 7s 7.3240 Ne.,rl Eeoah!,W92563 Nov 14,2014 PROPOSED CONDITION www.sms ercn.com 3700N.,, it oul vard,Suite 100 922 LAGUNA STREET PAGE 19OF 51 SANTA BARBARA,CA 93101 Copyright - ARGHITECTS 120 SITE SUMMARY GROSS BUILDING AREA NEWPORTBAY 0 RETAIL 36,590sf 0 FOODSERVICE 23,560 sf O RESTAURANT PATIO 3,223 sf 3450VN OPORTO 3444 VIA OPORTO 3414 VIA OPORTO 3416 VIA OPORTO 3408 VIA OPORTO O OFFICE X217 sf I 3432 VIAOPoRiO 3d0VIA OPDRTO A 0 WA VIA OPORTO VIA OPORTO NAILSALON 263 if 1 BOAT RENTAL B SALES 7,358sf sff_�--� 0HEA1TH8FRNESS 74,027 si 2162 sf f.yJ: �I 5 sf 96 N 6 � (x, 85 6$af� CP,153f�Y� 11018431 [ 9728 sf. i J1���`�YF31,7�. J® r �'}/y(' A 579 r I f 0 TOTAL BUILDING 112,029 sf ELKS f — nk lio LODGE 7504}s.t.. ❑ / T LIQ �s 620s 626 s I '. '1 1215 s-- I VLA OPORTO PORTO os 1 3427 VIA OPoRiO 3As O 551 \ ^yl C 63 sT GROUND LEVEL TOTALS RETAIL 32,920 sf 430, 8818 FOOD SERVICE 16,917 sf 2893 sf 46 8VIA LIDO RESTAURANTPATIO 3,223.sf NAILSALON 263sf 3636 NEWPORT BLs EM HEALTH B FITNESS 10,180 5sf ` � 3424 �O BOAT RENTAL&SALES 7,3586 z 9059 . o 3a34v EXISTING GROSS BUILDING AREA GROUND LEVEL 3444 VIA LIDCONDITIONAL APPLICANT • "MARINA ' GROSS BUILDING AREA ne4s-e SwgRa�xszei< PERMITSUBMITTAL GROUNDLEVELIu,gart Boulevard,Suite 100 Nov 14,20142LAGUGROUP ASTREa,�Lc I s`ilee7sr.3zao � 00 New EXISTING CONDITION g2YLAGUNABTREET Capyri==�cn.com PAGE as ov sl SANTA BARBARA,CA 93101 CoPYright - ARCHITECTS 12j SITE SUMMARY GROSS BUILDING AREA NEWPORTBAY 1�RETAIL 38,59851 0 FOODSERVICE 23,58831' 0 RESTAURANT PATIO 3,7233( 3450 44 1 VIA OPU IT VIA RTO3408 VIA OPORTO 0 OFFICE 30,217 ad lmoalm IT L 12 2 OPO 34D4VuOPORTO 3400VLAOPORTO NAIL SALON 28351 ° BOATRENTAL&SAES 7,35531 ®HEALTH B FITNESS 14,0275114J R , ''1 79 1202 ��228 8 941 856 �� 291 f 2651 . 3 440 536 fi _ 337 1173s ELKS 66493( fi _ 1 3$5 TOTAL BUILDING 112,02951 Lo GE ii 1062 704 607 - N3 667 1G 320. �i-; X463 307 ` u� 500 sf 573 sf 7- IA OPORTO � `3921vuoPBGD 1 \ \ 4P \ GROUND LEVEL TOTALS \� 0 RETAIL 3,67851 FOODSERVICE 6,899sf ✓ `� O OFFICE 25,80151 HEALTH B FITNESS 3,84751 938 sf 30 Q 301 lA y�o O yG 3434 EXISTING A GROSS BUILDING AREA SECOND LEVEL �� xuvwugD� LID CONDITIONAL APPLIOANT • MARINA GROSSBUILDING AREA neon-6 sCAPa�92614 gart Boulevard,Suite 100 Nov 14,2014 PERIVITSUBMITTAL SECOND LEVEL LIDO GROUP RETAIL,LLC 949rvIne757.3240 3700 New EXISTING CONDITION www.sme r10,om 922 LAGUNA STREET PAGE 21 OF 51 SANTA BARBARA,CA 93109 Copyright - ARCHITECTS 128 SITE SUMMARY GROSS BUILDING AREA NEWPORTBAY RETAIL 38.5m sr •. FOODSERVICE 23,5md Q RESTAURANTPATIO 3,md 0 OFFICE 30$17 18 0 NAIL SALON 253d . BOAT RENTAL&SM ES 7,3504 HEALTH&FITNESS 14,027d ELKS TALB(WpiUILDING 114,0294 LODGE VIA OPORTO THIRDLEVELTOTALS OOFFICE 4A78d 34 Y EXISTING GROSS BUILDING AREA THIRD LEVEL LIDAPP LIOANT • "MARINA CONDITIONAL USE GROSSBUILDING AREA I I ne4e-E swgPa'esei< PERMITSUBMITTALTHIRD LEVEL LI DO GROUP NET AIL,LLC 949ei5].3P69 EXISTING CONDITION 922 LAGUNA www3700 Nonprit Boulevard,Suite 100 Nov 14,2014 .�m==�cn.com Newport each,CA92563 PAGE22OF51 SANTA BARBARA,CA 93101 Copyright - ARGHITECTS 1- 9 SITE AND CITY PARKING NUMBER OF STALLS LOCATION 4, HANDICAP STANDARD LOADING VALET Emsting 0 5(20minutes) 0 0 rte' e � O VIA OPORTO Proposed 0 16 3 3 v Existing. 0 12 2 0 7 O CENTRAL AVENUE Proposed 3 12 0 0 Existing 9 10 0 0 _ -- — ALLEY y_ :ry f I I� — � 1b Proposed 0 10 0 0 ^ `_ �� rL �... .o... �.. - i Existing 0 7 0 0 x. 3700 BUILDING Proposed 0 7 0 0 Ezistin9 0 9(2 hour) 1 0 3(3 minutes) < Via Lido P 9(2 hour) 3(30minutes) Proposed 0 1 0 Existing 0 43 3 0 W < NOTAL m > - {�j'T� °�� On ♦ Proposed 3 57 4 3 -10 JU 9 , < PARKING STRUCTURE saE ANDg Existin 46 0 I. \ � CITY �\ Z PARKING�( Proposed 64 3' U .gin Illi LID v APPLIOANT • 4 a eO SITE AND CITY PARKING HariPERMITSUBMITTAL -, CA 92614 LIDO GROU P RETAIL,LLC 949757.3269 3700 New rl.�14,201.gart Boulevard,Suite 100 922 LAGUNA STREET www.sma-arcM1.aom PAGE 23 OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 130 iBo � PARKING STRUCTURE NUMBER OF STALLS LEVEL HANDICAP STANDARD ONE 11 25 TWO 0 88 THREE 0 100 FOUR 0 99 FIVE(RESTAURANT VALET) 0 35 2. TOTAL 11 347 o a Ir'f d] LIDO 0 r l a APPLICANT MARINA ' eO PARKING STRUCTURE neae-e swgPa9zei< PERMITSUBMITTALFIRST FLOOR PLAN LIDO GROUPRETAIL,LLC370014-v. 't B..1-viud,Suit.100 Nov 14,2014 s`aeels>.a2ao 922 LAGUNA STREET www.sma-arcM1.aom PAGE 24 OF 51 SANTA BARBARA,CA 93101 COpyrlghi - ARCHITECTS 131 i PARKING STRUCTURE NUMBER OF STALLS LEVEL HANDICAP STANDARD ONE 11 25 a TWO 0 88 THREE 0 100 \\ FOUR 0 99 FIVE(RESTAURANT VALET) 0 35 TOTAL 11 347 i LID CONDITIONALUSEAPPLICANT • MARINA ' eO PARKING STRUCTURE Hale-SesCAPa92614 SECOND FLOOR PLAN LIDO GROUP RETAIL,LLC s`i�ee 7 5 7.s 2 a o PERMITSUBMITTAL 3700Nv. rt oulvard,SuitelOO Nov 14,2014 922 LAGUNA STREET www. msarcRcom PFGE ii OF St SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 132 IEP PARKING STRUCTURE NUMBER OF STALLS LEVEL HANDICAP STANDARD ONE 11 25 TWO 0 88 THREE 0 100 FOUR 0 99 — i FIVE(RESTAURANT VALET) 0 35 TOTAL 11 347 LIDCONDITIONALUSE APPLICANT • MARINA ' eO PARKING STRUCTURE lrvine sCAPa92614 THIRD FLOOR PLAN LIDO GROUP RETAIL,LLC s`i�ee 7 5 7.s 2 a o PERMITSUBMITTAL 3700Nv. rt oulvard,SuitelOO Nov 14,2014 922 LAGUNA STREET www. msarcRcom PFGE 260E St SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 133 PARKING STRUCTURE NUMBER OF STALLS LEVEL .l 'r HANDICAP STANDARD ONE 11 25 TWO 0 88 THREE 0 100 FOUR 0 99 FIVE(RESTAURANT VALET) 0 35 TOTAL 11 347 LIDO MCONDITIONALUSE ARINA APPLICANT eO PARKING STRUCTURE neoe se swgPar9zei< PERMITSUBMITTAL FOURTH FLOOR PLAN LIDO GROUP RETAIL,LLC ti s r.s 2 a o 922 LAGUNA STREET3700 Nv. rt oul vard,SuitelOO Nov 14,2014 www. msarcRcom PFGE II OF St SANTA BARBARA,CA 93101 Copyright - ARCHITECTS -IS4 <= PARKING STRUCTURE p NUMBER OF STALLS `» LEVEL HANDICAP STANDARD ONE 11 25 I TWO 0 88 PROPOSED THREE 0 100 FOUR 0 99 FIVE(RESTAURANT VALET) 0 35 s s TOTAL 11 347 s EXISTING LIDCONDITIONALUSE APPLICANT • MARINA' eO PARKING STRUCTURE neoe se swgParesei< PERMITSUBMITTALFIFTH FLOOR PLAN LIDO GROUPRETAIL,LLC s`aeersr.szao 3700 Nonprt Boulevard,Suite 100 Nov 14,2014 922 LAGUNA STREET www. msharcRcom PAGE 2e OF 51 SANTA BARBARA,CA 93'101 Copyright - ARCHITECTS 23� ••ss t ` � V' all Ja, eL 12 3 ^� , valetFloor n ♦ � z va ' FIFTH FLOOR PARKING STRUCTURE ` _ • �� 1 VALETPARKING _ •,� 39 STALLS 3450 Via Oporto Restaurant Building would utilize the valet parking and the vallet drop off occurs in front of the restaurant.Patrons would drop off the vehicle and the driver would drive to the padaing structure;enter Ne building from the west entrance and park it on the fifty floor. LIDO MARINA VILLAGE CONDITIONALUSE O VALET PARKING PLANICA APPLICANT I 11141-8 S11 Fall Q < LIDO GROUP RETAIL,LLC 9,49.957.3269 3700 New www sma ora M1.aom 922 LACUNA STREET Copyright ,gart Boulevard,Suite 100 Nov 14,2014Nei avellh,al2fi&I PAGE 29 of 51 SANTA BARBARA,CA 93101 ARCHITECTS 130 ALTA/AGSM LAND TITLE SURVEY LEau oExlunioNa mte�agr: r?a:`•S.L2r�:ii3rLi �`—G'1...-�^^.TS '3S•-' ••�••••� ._�._�..�.-�. J- .. st.�rny'- •rs_�V-: cn.z'�rr.�>w.m..-� •��x��rm•....-...-.���-.. `r�i a s`,.��4���-�e'F.'•L � -egarr.a_•-:�cs�_ n='e.��1T_•a,►�c�= css_.+si•'z`^?s;e'r.�¢.x� _ Ef ��•- _ �= y--� .-._. c:.�.'suar_r�-•••••.�� •acarz-.s-�sc-La.:su.�•• ssw =sTisl'L�.rsr,'3,= ^nrr.=rar_._rsr..x_•. ate'__.-.------.._,.-.. �.�•�wr:a�s�rs—•••• �:•a::aFyt3�j�i.�•s�-��� 3e.�:laa. aT.]a:c�� � ��. �.:-- -.�.Y.,..a.r ,.]-.Ssr..oszea.�s. a• �r .._,a^.=.:�:-.�.. �s::_� "'=r...=^=� �.r.� f ' �x.•a.:r_ " �i.�.a�.��=T�.te: ,:aranrr..arra-�..�... - osaasasa:+,-narN-••--• se .�,c:._as�.__-_. �.�--••_x�sra:v ?��•".-'a:i?�T u• aem•...�-.,-��.�....-... 3�'_'.n'3i'�s a��e cn� •b3i=:� �.�.�.:,ry:ati.]g.:-s.�. ss�r-x'•�i�.:Y �.i-�•i •:n;ax::-0s.:�e.r.+..� ?'1.1.1YS!LA•LJ.'a:P]L 'T•�Yt.�`.S � �'':S.:iCi'✓5,y�...t`,�y. � � - �•�'^�••• _ '321 •• � t�r. ''•'�....5�� i'L�TlS�' FTSSTiilt.^..•.�-].StL.L�- �-,�i:T��^��awe. w.- ....-�•L^i'--�-• SAY -.A^..�S�Y ..�.N ':.p�JSRV.I.SS�S.e.u.•. 15,.]'.T•S:L-33n:Gi�. SS�:�•�-.�t'Yi'�i°:'�..'-�1:�.:�� CSTASQ i'^M'��.S'S-.." �' qS4=1:9T.CST��•••••`•• -_ SSR r:JK L"3:.iiL. ... ..--�..�. O •••�••••-• •i-ruvrss::c=]--NL s=-.-r._._.._.._. �, _ ze m•e..-.-•._..� eas'-:..•. _ ire-s=:a?..E¢•�� �xxLr�ea . ei- .:�=.s-� -sear---- :]:rama-•sza-`--• fi _ _'r_---; ..:x�i••.._.. .51W war, �:CT.i:.:..i T::'a•�'�—.SST. �.a.�rA•L4�.'L'Y-4 C^S T.a �3-.-e �3�Sa��CFr Via.... F.m.EMxoIE. �r°�.3rT�=_�=_- �" ELT3'�'3s�-'�••s. �3 �]�_ _ arsnir� a•S��p�S�'�y �M'1��.-.[.'�:T.:L:S9NSu ��..•._. L�•�'rS... -... •r�'^i�Y�'�'.ai��"SY �••SL21 e2SY^- war, yry��yp}. OSSLSQ.Y]�SSSfS?.�•••-�' :r3i:.r'.TLl'.�..�'3:i'��. ~ •� � J.— JOE' 3].:TS.Y�M1]L•.!S'1[r-�. �- {��_ aiw�rmscTxrssniron =ar'rs psi Y4�r.: tip •a.-..a s3-.-s-_ G:.Y rbc r s'�� .....,•_s... x•`?,,-r,. v::s3_�=:.,s. ur Aag wm my euem _ FUSCOE ` DOMARINAVILLAGE CONDITIONALUSE _ ALTA SURVEY APPLICANT t]04B-E SNy Parx C.1] rvIne CA 92614 LIDO GROUP RETAIL,LLC 9 0 9.9',Fall 6 3700 New Nov 14,2014 w..,a..arcn.aom gart Boulevard,Suite 100 PERMITSUBMITTAL SANT22 A BARBARA,UNA CA Copyright PAGE 360E St BANTA BARBARA,CA 9]101 ARCHITECTS i3j ALTA/ACSM LAND TITLE SURVEY 1�a,: ' '• i- -----`'--� h 29 t \ BOGNYIPY_ 'PAI o M. 4 \]\•\\ ��\ ,y\`-���.� r� F r 9Pa ro14r 1aunowa: Fl11GO1pfE - °� \ ' \ •. •"- \ }r. -� r \� 1 .:..:Ye..^s--_._.— ��•^yC�.S LST \t\ \ a'a \�.�i/�� �.. .. .. oATwm�Toar_ PNU919COUW \ •s� ` /'� .^si�'fAt�'S�'�S.Y.iF•� _ _ 1091 Wm my eunvar _ ' FUSCOE D• 4 ALTA SURVEY APPL=IT 17848-B Sky ParkClm'o x49.757.3249 1 PERMITSUBMITTAL , CA 92614 LIDO GR OUP RETAIL,LLC 9www.smsa rcn.aom 9ANTLAGUNA"RBARSTREET Copyright PAGE 31 OF 31 SANTA I]ARI]ARAr CA 93101 ARCHITECTS l� F: AM _ i M ��/�/�//////1iN�� ��.� r rer �. I r " r roroalrnnxoae ! /r lal� ' 4 � ,fly � i, �'�Ji �r�':{ �li i3 1a � 13 ,_ `.?`• ... V,\ 1 ' m t •—.� \.-.`,; ' :.'�`� 1 ��\ ,Ami ^ ` �\ � ,. ; \\y � � DRWYRDIII!Rmr aru—ues nsla suPm _ rwre.smeErcLr swces.._ — ..; o FU.$COE =d.. D• MARINA VILLAGE CONDITIONALUSEALTA SURVEYAPPLICANT „eds.eslyapa,.aml,PERMITSUBMITTAL I LIDO GROUP RETAIL,LLC I 9rd s.75>.9265 www sms are M1.aom 370014-v. 't Bqul-viud,Suit.100 Nov 14,2014 9LAGUNA STREET Copyright P ace sz or s, SANTA BARBARA,CA 93101 ARCHITECTS 13� i /r -01 \ �' / rgtE-9LREEI0.FNUHfE4. RJSCOELID �.. APPLICANT • a ' a a . ALTA SURVEY HariPERMITSUBMITTAL -, CAPa�92614 LIDO GROUP RETAIL,LLC 909757.3269 1 922 LACUNA STREE370011-v. 't B..1-viud,Suit.100 Nov 14,2014 T www.sma-arcM1.aom PAGE 33 OF 51 SANTA BARBARA,CA 93'101 CGpyrighf - ARCHITECTS ��D PROJECT PHASING We intend to implement a phased approach to the renovation to Lido Marina Village.Eight segmental phases of work are proposed. •teesu.uro ��.�. wr�rrs w�o r wsvrcam...ren.n.wei an000su.n '"a°'° 'YRYa arYt'11R Wm'Irt wai \\,UIJ I t1Y yY �RNfaun m`I i z- EIXB a.vwararo t.meamcnrwo i i / � � ®suewmr wrra e.«.n.orinuwmwe wean m.ntao. ,� A 1loeeanRc `� y ,. �. 1 �o mm , Doug JMD TBYmw `•�Y'" mr B. �. w u.. . 1- 1 DO MARINA \/ ILLAGE LIDOCONa APPLICP RETAIL,LLC ANT MARINA eO PROJECT PHASING HariPERMITSUBMITTAL -, CAPa�92614 LIDO GROU909757.3269 3700 New Nov 14,2014 gart Boulevard,Suite 100 922 LAGUNA STREET www.sma-arcM1.aom PAGE340F51 SANTA BARBARA,CA 93101 Copyright - .r / .r ARCHITECTS 11 1 PHASE 1: PARKING STRUCTURE INTERIOR RENOVATION EXTERIOR RENOVATION New Paint New Paint _ • Paint interior bright white Signage ® � gk Signage • New project Identity signs New • New directional signage parkingstructure • and graphics idenntitytityandddirectional '. signage Lighting New tenant signage fkjly • Provide photometric study Storefronts • Replace and add new lighting throughout parking • Renovate or replace structure to improve existing tenant storefronts __ • ' S)�= lighting levels along Via Oporto uoo NAaINA• • Add new awnings 41111111111111 —� lighting Flx[oaies ce existing light qD F • New light fixtures to improve visibility Landscape • Add new planting material at existing planters • Add landscape and planters 3 to soften the parking Y- structure ` PUNIC PARKING IF •LIDO• LID • MARINA r a • DESCRIPTION OF PRO?NAPPLGRANUT PERMITSUBMITTAL +leas.., CAPa�92614ORKLIDO P RETAIL,LLC 909757.3269 3700 New Nov 14,2014gart Boulevard,Suite 100 922 LAGUNA STREET www.sma-arcM1.aom PAGE35OF51 SANTA BARBARA,CA 93101 Copyright - .r 1� ARCHITECTS 11 PHASE 2: 3444 BUILDING :+ EXTERIOR RENOVATION New Paint Entry renovation Newwalltile • New light fixtures • New planting - - New green wall 1 • New green wall at building corner • New tenant signage Display windows nd. fi Add four new display s Plot 1 windows along Central kw''r•� Avenue 7 �4, INTERIOR RENOVATION IN Demolish interior,clean and repair for future tenant - Structural upgrades New HVAC system LIDCONDITIONAL APPLICANT • "MARINA ' DESCRIPTION OF PROPOSEDWRK neon-e CArvIn92614 PERMITSUBMITTALLIDOGROUP RETAIL,LLC 949,i 5].3249 1. 3700 New r922 LAGUNA STREET www.sms arcRcom rt Boulevard,Suite 100 Nov 14,2014 PAGE36OF51 SANTA BARBARA,CA 93'101 Copyright - J� ARCHITECTS 11 3 PHASE 3: 3636 BUILDING 1 , 3636 BUILDING F 6 3 EXTERIOR RENOVATION R R 6 Lidi Complete exterior building renovation E I 3 including new facade design,windows S L 6 - and door replacement. HL INTERIOR RENOVATION Demolish interior,clean and repairfor I�EI�C future tenant. ' Ilii i• ,� _ ............�.� . APPLWANT 1• "MARINA ' DESCRIPTION OF PROPPERMITSUBMITTAL OSED Irein-e CA 92614 LIDO GROU P RETAIL,LLC 949,i 5].3249 3700 New Nov 14,2014 gart Boulevard,Suite 100 922 LAGUNA STREET www.smsarcRcom Nei eaCh,CA92663 PAGE 37 OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS -T 44 PHASE 4: VIA LIDO _ EXTERIOR RENOVATION _ Fasade renovations including new paint and awnings,some storefront A, replacement,new signage,lighting and landscape. _ lido Group Retail controls the 3418, 3420,3422 and 3424 buildings.They 4:_ "` �� ■ , are currently in negotiations with adjacent property owners to participate • in the renovation of the entire building block. Via Lido Rear Elevation L- F r-Flift II II III IIII nffi Vie Lido Front Eleva e, LID4 a • APPLIOANT fvIn• 4 DESCRIPTION OF PROPPERMITSUBMITTAL OSED CA 92614 LIDO GROU P RETAIL,LLC 949.757.3249 3700 New 922 LAGUNA STREET www.sma-arcM1.aom ,gart Boulevard,Suite 100 Nov 14,2014 Nevi tillh,a§1663 PAGE 30 OF 51 SANTA BARBARA,CA 93101 COpyrighf - ARCHITECTS 145 PHASE 5: 3400-3442 VIA OPORTO EXTERIOR RENOVATION New paint New roofing A Facade renovations;new board and L. am��I -. batten wood siding in selected areas Replacement doors and windows aim ," _ -- Upgrade or replace lighting i_LO.IA.e: - Renovation of building alleys including ��. new landscape,hardscape and lighting �� �r - Additional public restrooms r I o �_ Renovation poles, of waterfront furnishings new p -}•I( TrC;'^ r •_" � light poles,planters and furnishings a it INTERIOR RENOVATION Demolish interior,clean and repair non """lll y leased spaces to prepare for future rtWi ■ 'v ' �I V LI W .1111111111 Emil r (11 zu LIW7 111 A a. j® e y 17 �„ LIDO MARINA r a • DESCRIPTION OF PRO?NAPPLGRANUT PERMITSUBMITTAL +7e4s.a Pa1264. CA91ORKLIDO P RETAIL,LLC 949757.3269 3700 New Nov 14,2014gart Boulevard,Suite 100 922 LAGUNA STREET www.sma-arcM1.aom PAGE 39 OF 51 SANTA BARBARA,CA 93'101 Copyright - ARCHITECTS PHASE 6: 3450 BUILDING ' t LN -u ;KI _- ey I iui �uo � Ole EXTERIOR RENOVATION ` t Y Complete building renovation within 1 existing building footprint F" diam 14� New exterior siding,roofing,windows and doors —AN, - New outdoor dining areas „" APOTIIFt Vtl INTERIOR RENOVATION tr =� ly � „� �� �� �� t"ilfl® lir- l i - •�f Demolish interior,clean and repair ry � s aces for future tenant ?M Structural upgrades NewH VAC Add new elevator IF LIDCONDITIONAL APPLICANT • "MARINA ' DESCRIPTION OF PROPOSEDWORK ne4e-e Sill < LIDO GROU PERMITSUBMITTAL P RETAIL,LLC 949rvIne]5].3 249 3700 New 922 LAGUNA STREET www.sms arcRcom rrt Boulevard,Suite 100 Nov 14,2014 Newport a.1h,CA92563 PAGE 40 OF 51 SANTA BARBARA,CA 93'101 Copyright - ARCHITECTS 247 PHASE 7: STREETS CENTRAL AVENUE s We are proposing to eliminate the parallel on street parking and increase the number of parking stalls by adding angled parking along Central Avenue in •" addition redo the sidewalks and add additional landscaping and new street lighting. ,d,• _/ ' Streets shall remain two way ___ _ /♦ `I VIA•Fi O We are proposing to renovate the entire streetscape and hardscape along Via Oporto. 1 1 Eliminate the large circular planter/ s round about to improve traffic Row. --, Extend the corner of Via Oporto and the alley to add additional landscaped public/pedestrian area. Add on street parallel parking along the northeast street side with curved n " n landscape planters to separate M. J _ 41, pedestrian and vehicular traffic. _ Along the northwest side,add at grade —� •i landscape planters to separate w pedestrian and vehicular traffic. Provide designated pedestrian if v crosswalks New wood decking at sidewalks and I a, crosswalks New street lights y+ _ ` I _ •_ \ld�' -,�. New street trees and landscaping Streets shall remain two way t• MARINA a DESCRIPTION OF PRO?NAPPLGRANUT PERMITSUBMITTAL lfvina, CAPa92614ORKLIDO P RETAIL,LLC 909757.3269 3700 New Nov 14,2014 gart Boulevard,Suite 100 922 LAGUNA STREET www.sma-arcM1.aom PAGE N OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 148 PHASE 8: BOAT SLIPS isa,ay.�" 'ir "<" FLOATING DOCKS The floating docks will be replaced with -- - - _ - - - - _ - new docks ranging from 38ft in length to over 100ft in length,in a few isolated locations will serve charter vessel 10 .9 operations with vessels over 100ft. SEAWALL area m uao — li + I I To augment support of the seawall,it is \\ I proposed to install new tieback earth \� " ra, anchors along the outside face of the wall(a few feet below tap of seawall). _.tom-- -�. t ° .) BOARDWALK EXISTING LAYOUT We are planning to extend the (CHIPS Conformingl Boardwalk over the top of existing seawall,to gain a few feet of Boardwalk width,wherever possible. These DOCK A DOCK B DOCK C locations are shown on the attached (Multi-Use Dock) (Single Berth Slips) (Single Berth Slips) exhibit. It is anticipated that this '"X61MY w ouRaa.n °:aa rou�mw u extension of Boardwalk will relate to an r I -awe �o-ev m :7�mmwc i6ua.a am.de,a t��x� I aw° additional aft of Boardwalk width in a„ _ _ _ several locations. ” or a' AGENCY COORDINATION We are currently in discussion with the �- City of Newport Beach Harbor .a.ace Resources Department to discuss all Ev aspects of this Proposed Pro ' ect,and P P 1 ultimately these proposals will be presented to the Newport Beach 60 '"� •o :. a ss. _ _ _ _ _ _ _ Harbor Commission and Newport Beach Planning Department,before final 0 _ design commences. Exie4nq Inyvul SFetlinq idol=]R,6,3k SF ttd Ron 1 - 2.115 5r 6'Ld,-'Mpl,oanm 95irodmg- HOL Sr Tot, -]3.6]51 6F FS e a • APPLICANT t• DECK AND BULKHEAD PLANS PERMITSUBMITTAL "I', CA 92 14 LIDOGROUP RETAIL,LLC 9C 9e 757.3269 I 3700 New Nov 14,2014 gart Boulevard,Suite 100 922 LAGUNA STREET www.sma-arcM1.aom Neel aa1h,CA92663 PAGE 43 OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS �a1 C-21 r, d T I t �1 OF— _ at 3 LIDO MARINA VILLAGE CONDITIONALUSE , PERMIT SUBMITTAL 3700 Newport Boulevard Suite 100 Nov la,2014 Newport 8eaeb,CA93663 r. APOTHECARY r Ili lO� oil . r,_, esL'1 LIDO aI VILLAGE RENDERINGS a APPLICANT Haas-. swpPal ssi< I LIDO GROUP RETAIL,LLC I G'S 922 LACUNASTREET www.sma-arcM1.aom PAGE as OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 151 �l NT �1i BL � � E FlIV P LIDO MARINA VILLAGE CONDITIONAL USE PERMIT SUBMITTAL 300 Newport Boulevard Suite t00 Nov la,30m Newport eeebCA 93fi63PA SANTA BARBARA,CA 93101 Copyright t I I,t,. 'f nsTea . vox I i im LIDO MARINA VILLAGE CONDITIONAL USE RENDERINGS00 PERMIT SUBMITTAL 922 LAGUNA STREET arch.com M SANTA BARBARA,CA 93101 Copyrig�t ARCHITECTS 300 Newport Boulevard Suite t00 Nov la,30m Newport eeebCA 93fi63 � . t' .ww - ry err W _moi i CONDITIONAL USE RENDERINGS LIDO GROUP RETAIL LLC 111111141 1- M PERMIT SUBMITTAL Copyright PA SANTA SARSAM Nav la,3aM K ' ' 4 Ne J/ q I\ART}{6 HONE r i Or APPLIOANT MARINALIDO ! RENDERINGS " AE swgPar9PERMITSUBMITTAL ze< LI DO GROU P RETAIL,LLC 949e]5].1241 3700 Newrrt Boulevard,Suite 100 Nov 14,2014 922 LAGUNA STREET www.a..arcRcom Newport each,CA 92563 PAGE as OF St SANTA BARBARA,CA 93'101 Copyright - ARCHITECTS 1515 •Y i� 4� { - iB• MPJ t' t •f III • x a • / *•~. '�I� �.Ili•_., W{ � .j do pl .ry 4 Ebb man � i I . 11{ � t }I •i� r � LIDO MARINA VILLAGE CONDITIONALUSE , PERMIT SUBMITTAL 3700 Nu,. Boulevard,Suite 100 Newprt Nov la,EOm o9eaeh,G93663 >r , t a Rei ly( _.'-. t. � .:.. ���i�3.< // •,��_+t�r� n� � �_t � � t I1 1 e LIDO MARINA VILLAGE CONDITIONAL USE PERMIT SUBMITTAL 3)00 Newport Boulevard,Suite 100 Nov la,30m Newport 9eafh,G93663M SANTA BARBARA,CA 93101 C,P"ig6t ISO KT ' I bread_ & butter 4 1�1 PAINT NI GRIZZLE GRAY VINTAGE SAIL CLOTH AWNING STYLE#1 AWNING STYLE 42 AWNING STYLE Y3 min4. PAINT K2 WHITE SUNBRELLA CANVAS BLACK SUNBRELLA CANVAS WHITE CORRUGATED SIDING BLACK TYP.UMBRELLA TRIM EDGE TYP.INSET ROPE DETAIL � a �a PAINT a3 BLACK OF NIGHT WOOD PLANKING EXISTING BRICK-PAINTED WHITE EXISTING BRICK TILE 11 as :.� PAINT 14 GRAND CANAL PLANTER 01 PLANTER I2 EXTERIOR BOARD 8 BATTEN PROMENDADE GARDEN FINISHES CONDITIONAL USE APPLICANT 1• ' ' COLOR AND MATERIALS +leasee CAPa�92614 LIDO GROU P RETAIL,LLC 949PERMIT SUBMITTAL .757.3249 3700 New 922 LAGUNA STREET www.smaarcRcom ,gart Boulevard,Suite 100 Noy 14,2014 PAGE 51 OF 51 SANTA BARBARA,CA 93101 Copyright - ARCHITECTS 1�� Attachment No. PC 6 Summary of Land Uses i�9 V� QP �P zoo Lido Marina Vilage Floor Area Summary 11/3/2014 Use Existing Demo Addition New Rate Parking GFA%Total Net change Retail 36598 to take-out limited, nail salon and Market-3530-1467-12,071 9,146 (from h&f, boat rentals, nail salon & restaurant) 28,676 1/250 gross 114.7 0.26 -7,922 Market 0 0 12,071 12,071 1/250 gross 48.3 0.11 12,071 Take-Out Limited 0 0 3530 (from retail) 3,530 1/250 gross 14.1 0.03 3,530 Office 30,217 0 0 30,217 1/250 net 120.9 0.27 0 Restaurant 23566 to retail, outdoor dining area and demo -2,626 3,056 (from boat rentals & building revisions) 23,996 1/40 npa 246.7 0.21 430 Outdoor Dining * 3223 0 3,127 5,463 1/40 npa (-25% inpa) 74.9 0.05 2,240 Nail Salon 263 to retail -263 1,467 (from retail) 1,467 1/80 gross 18.3 0.01 1,204 Health and Fitness*** 14027 to retail -1,955 0 12,072 1/200 gross 60.4 0.11 -1955 Boat Rental and Sales 7,358 to retail and restaurant-7,358 0 0 1/350 gross 0.0 0.00 -7,358 Marina 47 -4 0 43 0.75/slip 32.3 N/A -4 TOTAL 112029 -27,120 27,120 112,029 TOTAL Including Exclusive 115252 -27,120 30,247 117,492 730.5 1.00 Outdoor Dining NET CHANGE 1 1-1085 11,085 10 1 1 1 10 *exclusive dining areas only, Existing nonexclusive dining 887 sq ft ** New restaurant area includes building revisions 1,085 sf ***Curl CUP to be amended ****assumes Electra boats will be parked off-site with an LTP Parking Available Parking Source I Existing INew Total Street Parking 1 461 18 64 Parking Structure 1 362 -4 358 TOTAL 1 4081 14 422 2�2 V� QP �P 2�� Attachment No. PC 7 Parking Management Plan los V� QP �P r - oil Tar rlr coos[ 1 l LIDO MARINA 4 PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA DJM Capital Partners, Inc. I November 13, 2014 LaZ TABLE OF • 1. OVERVIEW 4 2. PARKING GARAGE: SELF-PARKING 5 3. VALET ft STACKED PARKING 6 4. SURFACE PARKING 10 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT 12 6. OFF-SET HOURS 17 7. LAND USES 18 8. EXHIBIT A: SIGNAGE Et WAY-FINDING 19 PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC FEZ EXECUTIVE SUMMARY Re: Parking Management Plan - Lido Marina Village Attn: Becky Sullivan DJM Capital Partners, Inc. November 13, 2014 Dear Ms. Sullivan, On behalf of the entire LAZ Parking family, I am pleased to submit the following Parking Management Plan for Lido Marina Village. LAZ Parking, the third largest national parking company in the United States, was established in 1981. LAZ is headquartered in San Diego, CA and Hartford, CT, with regional offices in Los Angeles, San Francisco, Atlanta, Boston, Chicago, Columbus, New York, New Jersey, Baltimore, Washington DC, Miami, Dallas and San Antonio. Through our partnership, we now manage over 1,800 locations in 26 states, 250 cities, and maintain gross revenues in excess of $830 million annually. Our Southern California Region employs more than 1,200 people and we operate over 250 locations, with a client retention rate that exceeds 96% annually. Our portfolio includes: resident parking facilities, surface parking lots, major entertainment/event parking, universities, hotels, office buildings, mixed-use projects, on-street/municipal parking, shuttle systems, hospitals and medical complexes, stand-alone garages, valet parking sites, and airports. We offer our clients the resources of a large company but with the attention and responsiveness more typical of a local company. Our Southwest Division has offices in San Diego, Orange County, and Los Angeles. It is headed by Michael Harth, West Coast President, Kynn Knight, Executive Vice President and Jared Svendsen, Regional Vice President. We appreciate the opportunity to work with you and your team and welcome any feedback or questions you may have. Please feel free to contact me. Sincerely, Jared Svendsen 1-858-587-8888 Regional Vice President 9333 Genesee Ave, Suite 220 isvendsen@tazparking.com San Diego, CA 92121 PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC �Z 1 . OVERVIEW Lido Marina Village is a mixed-use retail center consisting of approximately 112,029 square feet. According to the Parking Demand Analysis provided by engineering firm Linscott Law & Greenspan, the total parking supply is 422 spaces and consists of surface parking and garage parking. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC �Z 2. PARKING GARAGE: SELF-PARKING Entrances It Exits The parking garage will be accessed by self-parkers through the main entrance on Via Lido. Signage at the entrance will inform parkers of the rules of the parking facility, applicable parking rates, validation procedures (if any), and method of payments accepted. Parking Equipment In order to manage parking and capture revenue a Parking Access and Revenue Control System (PARCS) will be installed at each entrance. The lanes will be controlled using ticket dispensers in the entry lanes and gate arms in all lanes. Upon entry, a ticket will be pulled allowing for efficient ingress. Pay Stations Before occupancy of the restaurants, the parking facility will be equipped with automated equipment at exit and a Pay-On-Foot (POF) station to be located near the main pedestrian ingress point. Through a coordinated signage program, visitors will be encouraged to take their entry ticket with them. They will pay just prior to exiting at one of the POF stations. Payment options at the POF will include cash, credit, and debit. Upon payment of the parking ticket, an exit ticket will be issued, which will simply need to be inserted into an exit machine installed in all of the exit lanes. Once the exit machine verifies parking fees have been paid, the gate arm raises to allow the vehicle to exit. If a balance is due, the visitor wilt have the option to pay with credit/debit card. Should the visitor require assistance, they wilt interact with an attendant via the intercom in order to complete the transaction. Visitors will be encouraged to pay prior to exiting the garage at one of the POFs. The POFs will accept cash, credit, debit, and validations. At the exit, the equipment will only accept credit cards, debit cards, and validations for payment. Typically, it is recommended to only accept cash and dispense change at the POFs and not in the exit lanes in order to minimize transaction times and maintain an acceptable Level of Service. Customer Service Ambassadors During peak periods, we anticipate staffing Customer Service Ambassadors (CSAs) at the exit lanes to help expedite the process and provide support as needed to allow for efficient egress. Although the equipment will be automated and visitors will be encouraged through a sign program to pay in advance at one of the POFs, some visitors may approach the exit and not be prepared to pay with a credit or debit card. In those cases, the CSAs will be equipped with pre-loaded value cards compatible with the PARCS system. The CSA can then manually calculate the parking fee and collect cash payments. They will then vend the gate using their card. Revenue reconciliation and audit processes ensure all revenue is accounted for. Signage Et Way-Finding A comprehensive sign program has been developed for the entire property, including the parking areas. A detailed plan is included in Exhibit A: Signage and Way-finding. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC �Z PgQrIMe STACKED3. VALET bt PARKING Greeting Zone The Greeting Zone or valet staging area will be located in a turn-out area along the curb located on Via Oporto near the 3450 Via Oporto building. This greeting area will have the capacity to hold 3 vehicles at any one time. The approximate location of the Greeting Zone is shown below as indicated by the red star. The blue arrows illustrate the path of travel for valet vehicles in to the garage, where the vehicles will be stored, and out of the garage, as vehicles are returned to guests in the greeting zone. The green arrows illustrate the path of travel of valet runners to and from the greeting zone and the garage, where the vehicles will be stored. �IS 1`. MTV, 1 A Valet Attendant will drive the vehicle from the Greeting Zone to the vehicle storage area within the Parking Garage. The drive pattern is to and from the Greeting Zone is efficient and works well with the traffic circulation of the property. Valet Parking - Guest Experience (Vehicle Drop-Off) The following is the process for greeting guests who choose to utilize the valet zone: • Guest is greeted by a Valet Ambassador in the Greeting Zone. • We train and utilize our guest service practice of G.E.N.I. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC LIM 3. VALET a STACKED PARKING Greet Guest are to be greeted within 15 seconds and personally express a warm welcome! Eye Contact Make eye connect with each guest to establish a human level of connection and trust with the guest. Name Recognition Our valets will ask for the guest's name upon arrival and will use their name at least once on the way in and on the exit. They will also introduce themselves by name during the initial greeting. Impress Someone Anticipate a need/ask a helping question upon arrival and at exit. • Guest is issued a valet claim check and given retrieval instructions, including the option to text ahead for their vehicle. • Guest leaves the Greeting Zone and proceeds to their destination within Lido Marina Village. Valet Parking - Guest Experience (Vehicle Return) • Guest either texts ahead or returns to Greeting Zone and presents valet claim check to Valet Attendant or Valet Ambassador. • Valet Attendant retrieves guest's keys, runs to the vehicle storage location, and returns the vehicle to the guest in the Greeting Zone. • Valet attendant opens all doors for guest, thanks the guest and hands the driver the vehicle keys. • Guest departs in their vehicle and proceeds toward Central Avenue. Flash Valet In order to operate the valet as efficiently as possible, minimize guest wait times, and maximize guest service, we propose utilizing Flash Valet technology. Offer your busy guests the luxury of having their vehicle ready when they are. With Flash Valet, guests can request their vehicle by text and pay from their phones or at the valet stand with any di a major credit card or PayPal. ':< Valet Parking - Vehicle Storage Et Stacked-Parking Plan Valet vehicles will be parked in 26 tandem spaces Level 5 in designated valet areas. These areas can be set for flexible use based on day of week, time of day and season. During the busiest times, more PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. PP DJM CAPITAL PARTNERS, INC �Z PgQrIMq PARKING3. VALET Et STACKED spaces will be set aside for valet usage in order to allow for stacked parking to increase capacity. During slower times, fewer spaces would be reserved. The illustration below show the specific spaces that will be utilized. Level 5 Level 5 Valet Storage Capacity (Striped): 26 -----� I Self-park Storage Capacity: 14 ®y Via, e. I I I PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CAI DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC �Z PgQrIMq STACKED3. VALET Et PARKING Valet - Tandem Parking Procedures 1. A self-locking key box will be located on a wall or column in each Valet Vehicle Storage Area where vehicles are stacked-parked. Keys are stored in these boxes for vehicles that are double- parked. 2. When a blocked-in vehicle is requested, the Car Stacking Attendant will retrieve the keys for the vehicle in the front stall from the key box located on the row where the car is parked. The front vehicle will be pulled out and re-parked on a neighboring stall and the keys hung in the key box. 3. The first vehicle will be re-parked in the available stall and the keys hung in the key box. 4. Vehicle keys will be locked in the locking key boxes at all times when parked. Traffic Directors At peak times, Traffic Directors will be staffed in order to expedite vehicle movement within the ring road and the parking garage. Valet - Hours of Operation In the Parking Demand Analysis, the firm Linscott, Law, Et Greenspan anticipate a need for Valet Parking to mitigate a potential parking deficit. The projected peak demand based on expected uses is on Thursdays at 1:00 PM. However, Valet Service will be considered an amenity for Lido Marina Village throughout the week. Hours of operation may be adjusted to accommodate the needs of the facility and tenants. The following is the anticipated hours of service: Mon Tue Wed Thu Fri Sat Sun 11am - 9pm 11am - 9pm 11am - 9pm 11am - 10pm 11am - 11pm 11am - 11pm 11am - 8pm Staffing Levels "Break-In Period" In order to deliver a positive visitor experience, Lido Marina Village will have a robust staffing and supervision plan during the first 60 - 90 days. This will allow flexibility to respond as the nuances of the parking situation are identified. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. ' DJM CAPITAL PARTNERS, INC �Z SURFACE4. PARKING - The surface parking areas at Lido Marina Village will be managed by the Parking Operator contracted to provide valet service and garage operations for the project. Since these areas are outside of the garage's PARCS and are un-gated, we will utilize Pay Et Display machines to charge for parking and manage usage. All Pay Ft Display machines will be installed prior to the occupancy of restaurants. � M Equipment The Pay ti Display machines will be similar to the unit pictured to the right. For detailed information, please see the Product Sheet on the following pages. A summary of basic functions from the user's perspective is as follows: 1. The visitor presses any button to begin. 2. The machine wit[ offer time interval options with corresponding rates. 3. After a time period and rate are selected, the machine prompts for payment. 4. Payment can be made via cash, credit, or debit. 5. A receipt/pass is issued and the visitor is directed to place face-up on dash. Signage Signage wilt be installed throughout the area directing parkers to: • Park • Pay • Display • In Advance Enforcement To ensure compliance the surface parking area wilt be checked periodically by parking and/or security staff in order to ensure time-limits are enforced and vehicles parked are displaying valid passes. Unauthorized vehicles will be issued Warnings and repeat offenders may be towed according to CVC 22658a. Parking Area I - "Central Avenue Spaces" The area designated as "I" in the diagram below are controlled by the City. There are currently 13 parallel spaces on both sides of the street. The renovation plans for the property show this area reconfigured with 15 diagonal spaces on one side of the street. Parking Area II - "Alley Spaces" The area designated as "II", consisting of 10 parallel spaces as shown in the diagram below, will also be managed through the use of hang-tag passes and Pay Ft Display tickets as described above. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC �Z 4. SURFACE PARKING Parking Area III - Via Oporto The area designated as "III", shown in the diagram below, consists of City-controlled spaces. It is our understanding the City will manage these spaces and charge for parking. We recommend the City install at least two Pay 8 Display machines be installed on one side of the street. Parking Area IV - The area designated as "IV", shown in the diagram below, consists of 7 angled City-controlled metered spaces. It is our understanding the City change these to pay and display instead of meters. Parking Area V - Via Lido The area designated as "V", shown in the diagram below, consists of 13 City-controlled metered spaces on Via Lido. It is our understanding the City will manage these spaces and charge for parking. t r } c r `f r PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CAI DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC �Z MOBILITY:5. BOAT "MIN In addition to providing parking for vehicles, Lido Marina Village is making strides to encourage other forms of mobility. The property's current 20 bike racks will be increased to 60, a 200% increase. They will be placed at convenient points on the property to encourage utilization. The Bike Exhibit on the following page shows the proposed locations and quantities of each rack: PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC LIM MOBILITY:5. :Oa BIKE EXHIBIT LEGEND EXISTING BIKE RACKS 20 PROPOSED BIKE RACKS ■40 TOTAL BIKE RACKS 60 �Ne elK � . �. � /� • 'P :I Ks I T SI `1P KE I r f �, � i✓ _ RnCKS at of °a. v .• g'\•• ♦ • 1 I � •� ry ��` RPCKP (143 &KE P LK6 INI B PIKE PACFP I 1' 1 Y LU r a'I PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA DJM Capital Partners, Inc. 1�� DJM CAPITAL PARTNERS, INC LIM MOBILITY:5. : • In addition, the overall design and layout of the property makes it very walkable. The Pedestrian Exhibit on the following page illustrates paths of travel through the site: PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC LIM MOBILITY:5. BOAT PEDESTRIAN EXHIBIT LEGEND PEDESTRIAN PATH ----- 1 � , 1 � tt i i � I I _ e' �i � O� 4>`L • • t — t j l T i -'ATTR �1', r ° i�T. \♦ ��� zw % C- 11 t i � � rn�--IPTh�l--rlf �____ ♦vo- ._ ,� �� 66�( .�'� y vv , r 1 '4 \ ' 1. JL r Ih r 1 1 1— --- -------------------------------- ---1 1 I 1 W PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. q ��q DJM CAPITAL PARTNERS, INC �Z Pq••IMq 5. MOBILITY: BICYCLE, PEDESTRIAN AND BOAT Lastly, the marina access and boat slips are expected to accommodate approximately 5% of traffic to the restaurants at Lido Marina Village. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC C` Z . • HOURS As indicated in the Linscott Law and Greenspan Parking Demand Analysis for Lido Marina Village date October 13, 2014 there is a discussion of off-set peak demand for uses throughout the Center. Overview The proposed parking supply for the Center is 422 spaces. As part of the Survey a Shared Parking Demand Analysis was conducted to show the peak demand for spaces exceeded the on-site capacity. The Analysis presents two scenarios: The first scenario (shown in Tables 6, 7, and 8) show the overall demand with the ultimate development program. Under this scenario, the parking shortfall for the Center occurs during the following times with a maximum shortfall of 100 spaces: Weekdays (Thu sample) 12:OOPM - 9:OOPM Peak shortfall of 63 spaces at 7:OOPM Weekends (Sat sample) 12:OOPM - 10:OOPM Peak shortfall of 100 spaces at 6:OOPM The second scenario (shown in Tables 9, 10, and 11) show the overall demand without redevelopment or re-occupancy of 3450 Via Oporto restaurants. Off-Set Solutions To off-set the anticipated shortfall of parking, we propose implementing the following strategies during specific days and times to help mitigate parking shortages. Valet Parking Hours of Operation: Jan - Dec Mon - Sun 11:00AM - 11:OOPM (Hours may be adjusted based on need) Off-Site Parking As described in the Parking Demand Analysis, when the occupancy of the center reaches a certain point, there will be a need to supplement the parking demand at Lido Marina Village with an off- site parking solution. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. DJM CAPITAL PARTNERS, INC (LAZ 7. LAND USES The proposed Land Uses will shall be capped for restaurants at 23,996 sf and exclusive restaurant patio of 5,463 sf to ensure parking demand is not exceeded. The Parking Demand Analysis contemplates occupancy scenarios for the Center under the section "Sensitivity Parking Demand Analysis". Under Sensitivity Scenario A, the project includes all modifications except the vacant 1St floor restaurant and proposed 2nd floor restaurant located at 3450 Via Operto and results in a peak time surplus of 60 parking spaces. Under Sensitivity Scenario B, the project includes approximately half of the vacant/new retail uses, the entire vacant/new restaurant uses [except for 3636 Newport Boulevard, 3416 Via Oporto (Suite 104) and 3420 Via Oporto (Suite 101)], and the vacant office space and results in a peak time surplus of 2 parking spaces. PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. LAZ 8. EXHIBIT A: SIGNAGE Et WAY-FINDING I I � I � I 9 I / 19. I I I I I I I I I I I I I I SITE PROGRAMMING PLAN D• MARINA VILLAGE I CITY SIGNAGE PROGRAM PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. 2 8. EXHIBIT A: SIGNAGE >f WAY-FINDING �o� e Pb.x Pb.. Parking Structure - Level I � IT I P]/ � � D I EXIT ENTRT_, Eli LJ LU P3. 0 .� a y I � PARKING PROGRAMMING PLAN-LEVEL 1 PARKING MANAGEMENT PLAN fSlll C�(_'Sl Cj fl LIDO MARINA VILLAGE I CITY SIGNAGE PROGRAM .• Marina Village, Newport - .. Partners, 2� o - (N�mqvZ 8. EXHIBIT A: SIGNAGE Et WAY-FINDING Parking Structure - Level 2 JI NH - L7 ® J •S: A � Ld J Q H Z U PARKING PROGRAMMING PLAN- LEVEL 2 D• PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. Fm 2 �Z 8. EXHIBIT A: SIGNAGE Et WAY-FINDING Parking Structure - Level 3 � G LIJ no .a J Q LU d 4 U n m m iaw i c PARKING PROGRAMMING PLAN.LEVEL 3 PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. 2 �Z 8. EXHIBIT A: SIGNAGE Et WAY-FINDING Parking Structure - Levels 4 and 5 00 Ir r0 � � x k u� PARKING PROGRAMMING PLAN.LEVEL 4&LEVEL 5 D• PARKING MANAGEMENT PLAN Lido Marina Village, Newport Beach CA I DJM Capital Partners, Inc. 2 P3 V� QP �P egg Attachment No. PC 8 Existing Easements 189 V� QP �P 290 Existing Public Access Easement i a°l< lFs c Access Easement e. c� pyo � 3�O 3� � • P J v j 1 0 1 P _M hpo - y� 9pOA 3400 '�....: 347S b �3q?d Newport Beach Disclaimer: Every reasonable effort hes been made to assure the accuracy of the data provided,however,The City of GIS Newport Beach and its employees and agents disclaim any and all responsibility from or relating to OP .eany results obtained in its use. 0 100 200 Imagery: 2009-2013 photos provided by Eagle Feet Imaging wwwagleaedal.com 16201 V� QP �P 29� Attachment No. PC 9 LLG Parking Demand Analysis 1 J°3 V� QP �P �9� November 14, 2014 Engineers&Planners Traffic Transportation Mr. Ron Lomtzen Parking Lido Group Retail, Inc. 60 South Market Street, Suite 11200 Unscon,Law& San Jose, CA 95113 Greenspan,Engineers 2 Executive Circle LLG Reference No. 2.13.3412.1 Suite 250 Irvine,CA 92614 Subject: Parking Demand Analysis for Lido Marina Village 949.825.61175 a Newport Beach, California 949,6256173 www.11gengin eers.c om Dear Mr. Lomtzen: Pasadena As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Irvine San Diego Parking Demand Analysis for Lido Marina Village. Lido Marina Village is generally Woodland Hills located on the northeast quadrant of Newport Boulevard and Via Lido in the City of Newport Beach, California. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the project site and depicts the surrounding street system. Lido Marina Village is an existing mixed-use center comprised of various retail, restaurant, health club, general office, and medical office uses with a gross building area (GBA) of 112,029 square feet (SF) and a net floor area (GLA) of 108,234 SF. Lido Marina Village currently has 27,141 SF of retail vacancies, 21,218 SF of restaurant vacancies and 6,291 SF of office vacancies. The parking supply for Lido Marina Village will total 422 spaces (inclusive of 12 tandem spaces), which consists of a combination of surface parking spaces and parking structure spaces, totaling 368 private parking spaces and 54 public parking spaces. Figure 2 presents the proposed site plan for Lido Marina Village, which shows the proposed buildings, the on-street parking spaces and the parking structure. This parking demand analysis evaluates the proposed Project, which consists of the conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of 3444 Philip M.Linscon,PElnz mi Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Jack M.Greenspan,PE irnl Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve William A.Law,PE lan) Paul W Wilkinson.PE food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to John P Keating,PE restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to David S.Shender,PE retail space, various patio additions, and the re-occupancy of the remaining vacant John Boarman,PE square-footage to their current use. Clare M.Look-Jaeger.PE Richard E.Baneac,PE Keil D.Maherry,PE Ae&sl al wunadran Based on our understanding, a parking study is required by the City of Newport Beach as part of the `Blanket CUP" application and to determine the parking demand for the existing center with the aforementioned project modifications to ensure that adequate parking will be provided. This report evaluates the parking demand of the existing and proposed land uses at Lido Marina Village. The parking demand analysis evaluates the Project's parking requirements based on the City of Newport Beach Municipal Code and utilization of existing parking surveys combined with the ULI Shared Parking methodology. Our method of analysis, findings, and recommendations are detailed in the following sections of this report. PROJECT DESCRIPTION Table 1, located at the end of this letter report, following the figures, summarizes the existing and proposed land uses/tenants and associated floor areas for Lido Marina Village. The ULI Shared Parking category is also listed for each use. Review of Table I indicates that with the proposed modifications, Lido Marina Village will have a GBA of 112,029 SF (117,492 SF including the restaurant outdoor dining areas) and a GLA of 108,234 SF. Existing vacancies within Lido Marina Village consist of 27,141 GBA SF of retail space, 21,218 GBA SF of restaurant space (18,890 SF restaurant space and 2,328 SF patio space) and 6,291 GLA SF of office space. As we understand it, the proposed Project consists of the conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of a portion of 3444 Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to retail space, various patio additions, and the re-occupancy of the remaining vacant square-footage to their current use. At completion of the proposed conversion/re-occupancy, Lido Marina Village will continue to provide a total GBA of 117,492 SF and a GLA of 108,234 SF with a total parking supply of 422 spaces (inclusive of 12 tandem spaces). Appendix A contains figures illustrating the gross building area square footages for Lido Marina Village. 1J° PARKING SUPPLY-DEMAND ANALYSIS The parking analysis for the Lido Marina Village Project involves determining the expected parking needs, based on the size and type of existing and proposed development components versus the parking supply. For this Project, there are two appropriate methods that can be used to estimate the site's peak parking requirements. These methods include: 1. Application of City Parking Code requirements. 2. Application of parking survey information combined with the ULI Shared Parking methodology, which combines actual parking demand data with proposed uses based on City Code and time of day profiles. CITY PARKING CODE REQUIREMENTS To determine the number of parking spaces required to support the proposed Lido Marina Village Project, the parking demand was first calculated using parking code requirements per the City of Newport Beach Municipal Code — Chapter 20.40, Off- Street Parking, Table 3-10, Off-Street Parking Requirements. The following parking ratios were used to determine the required parking: • Marinas— 0.75 spaces per slip or 0.75 spaces per 25 feet of mooring space. ■ Offices — 1.0 space per 250 SF net floor area for the first 50,000 SF, then 1.0 space per 300 SF net floor area for the next 75,000 SF and then 1.0 space per 350 SF net floor area for any floor area above 125,001 SF. • Retail Sales— 1.0 space per 250 SF. • Grocery Store— 1.0 space per 250 SF. • Nail Salons— 1.0 space per 80 SF • Restaurant— 1.0 space per 30-50 SF of net public area, including outdoor dining areas, but excluding the first 25% or 1,000 SF of outdoor dining area, whichever is less.I ■ Health/Fitness Facilities — 1.0 space per 250 SF (small—2,000 SF or less) or 1.0 space per 200 SF(large—over 2,000 SF). Table 2 summarizes the parking requirements for Lido Marina Village inclusive of the aforementioned modifications as described in the project description section of this letter report using the aforementioned parking code ratios. As shown, direct application of City parking ratios to existing/proposed uses at Lido Marina Village 1 It should be noted that this parking analysis utilized a restaurant code requirement of 1.0 space per 40 SF of net public area plus the parking required for the outdoor dining area,as directed by City of Newport Beach staff. results in a total code parking requirement of 838 parking spaces (inclusive of non- DJM properties, which have a code parking requirement of 81 spaces). The non-DJM property addresses consist of 3400 Via Lido, 3404-3406 Via Lido, 3410 Via Lido, 3412 Via Lido, 3416 Via Lido and 3430 Via Lido. With a proposed parking supply of 368 private spaces, a theoretical parking deficiency of 470 spaces is forecast. It should be noted that the City code parking requirement significantly overstates the amount of parking that will be needed to accommodate the mix of uses within Lido Marina Village since there is a significant opportunity to share parking spaces based on the utilization profile of each land use component as well as the opportunity for customers and employees to walk-in or boat-in to the site. It should be further noted that the City Code parking requirement for restaurant consists of a combination of prior approved Conditional Use Permits for the existing restaurants and the net City Code requirement for the proposed restaurant uses. Appendix B contains the restaurant Conditional Use Permit information as provided by City of Newport Beach staff. PARKING SURVEY DATA ANALYSIS To determine the current parking demand of the existing uses at Lido Marina Village, parking surveys were conducted on two weekdays and one weekend day by Transportation Studies, Inc. The parking surveys were performed at one-hour intervals between 10:00 AM and 11:00 PM on Thursday August 22, 2013, Friday August 23, 2013, and Saturday August 24, 2013. The parking surveys consisted of counting the number of parked vehicles within three zones for the entire mixed-use center site. Figure 3 shows the location of the three parking zones. The results of the weekday (Thursday and Friday) and weekend day (Saturday) parking surveys are summarized in Tables 3, 4 and 5, respectively. As shown in Table 3, the study site experienced a weekday (Thursday) peak parking demand of 151 vehicles (40% utilization) within the entire site at 6:00 PM. In addition, as shown in Table 4, the study site experienced a weekday(Friday)peak parking demand of 108 vehicles (29% utilization) within the entire site at 12:00 PM. Lastly, as shown in Table 5, the study site experienced a weekend day(Saturday) peak parking demand of 214 vehicles (57% utilization) that occurred within the entire site at 3:00 PM. Appendix C contains the Electra Cruises parking demand data recorded during the on- site parking survey days. 1J°8 Survey Data Shared Parking Demand Analysis and Results In order to determine the most appropriate peak-parking requirement for the Lido Marina Village Project, utilization of the survey data for the existing land uses is combined with the parking demand within the ULI shared parking model for the proposed conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of a portion of 3444 Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to retail space, various patio additions and the re-occupancy of the remaining vacant square-footage. This methodology reflects the most accurate peak parking demand for this development because the shopping center is currently approximately 50% occupied, such that the current/actual peak parking demand can be easily measured by conducting parking surveys while the parking demand for the re-occupied/converted and vacant uses can be forecasted using the ULI Shared Parking methodology. The hourly parking demand profiles (expressed in percent of peak demand) utilized in this study and applied to the re-occupied/converted and vacant uses (i.e. existing/proposed land uses — Table 1) are based on profiles developed by the Urban Land Institute (ULI) and published in Shared Parking, 2nd Edition. These factors present a profile of parking demand over time and have been used directly in the analysis of the re-occupied/converted and vacant uses. Specifically, the profiles for retail uses, restaurant uses (i.e. fine/casual dining restaurant) and office uses were utilized and there characteristics are described below. For retail uses, peak demand occurs between 12:00 PM and 3:00 PM on weekdays and between 1:00 PM and 5:00 PM on weekends. The hourly factors shown for retail uses are taken directly from ULI. The retail demand profile was applied to the vacant and/or new retail suites identified previously in Table 1 (i.e. 28,676 SF). The City's parking code requirement of 1 space per 250 SF was utilized for general retail, the City's parking code requirement of 1 space per 250 SF was utilized for the grocery store and the City's parking code requirement of 1 space per 80 SF was utilized for the nail salon. In addition, the retail parking demand includes a 10% reduction to account for walk-in customers from the surrounding area. 2JJ • The ULI Shared Parking publication indicates that fine/casual dining restaurant uses are shown to experience peak demand between 7:00 PM and 9:00 PM for both the weekday and weekend. The restaurant use profile is based on a fine/casual dining restaurant. Like the retail profiles, the fine/casual dining restaurant profile derives exactly from the ULI baseline and was applied to the vacant and/or new restaurant suites identified previously in Table I [i.e. 20,861 SF restaurant space and 4,780 SF patio space for a total 23,996 SF of restaurant space (inclusive of a 430 SF restaurant increase) and a total of 5,463 SF of patio space]. The parking requirement is based on the restaurant number shown in Table 2 minus the conditional use permit parking requirements for the existing occupied restaurants. In addition, the restaurant parking demand includes a 10% reduction to account for walk-in customers and a 5% reduction to account for boat-in customers from the surrounding area. • For office uses, the ULI Shared Parking publication indicates that peak demand occurs between 10:00 AM and 12:00 PM on weekdays and weekends. The hourly factors shown for office uses are taken directly from ULI. The office parking demand profile was applied to all vacant office suites identified previously in Table I (i.e. 6,291 SF). The City's parking code requirement of 1.0 space per 250 SF net floor area for the first 50,000 SF, then 1.0 space per 300 SF net floor area for the next 75,000 SF and then 1.0 space per 350 SF net floor area for any floor area above 125,001 SF was utilized for general office. Tables 6 and 7 present an approach, which applies the City code parking requirement and ULI time of day parking profiles to the re-occupancy of the remaining vacant retail, restaurant and office square-footage (including the aforementioned modifications as described in the project description section of this letter report) for the weekday (Thursday and Friday, respectively) time frame while directly applying the parking survey data results as a time of day parking profile for the occupied square-footage within the existing Lido Marina Village. In addition, Table 8 presents an approach, which applies the City code parking requirement and site-specific time of day parking profiles to the re-occupancy of the remaining vacant retail, restaurant and office square-footage (including the aforementioned modifications as described in the project description section of this letter report) for the weekend day (Saturday) time frame while directly applying the parking survey data results as a time of day parking profile for the occupied square-footage within the existing Lido Marina Village. Appendix D contains the weekday and weekend day ULI shared parking analysis calculation worksheets for the vacant/new retail, vacant/new restaurant and vacant office uses (i.e. proposed Project). 200 As shown in Table 6, the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 485 parking spaces and occurs at 7:00 PM. In addition, as shown in Table 7, the peak parking requirement for Lido Marina Village during a non-typical weekday(Friday) totals 439 parking spaces and occurs at 7:00 PM. Finally, as shown in Table 8, the peak parking requirement for Lido Marina Village during a weekend day(Saturday)totals 522 parking spaces and occurs at 6:00 PM. As a result, based on a review of Tables 6, 7 and 8, the peak parking survey data shared parking demand for Lido Marina Village is 522 parking spaces and occurs at 6:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a peak parking deficiency of 100 spaces is forecast for the entire site. It should be noted that Lido Marina Village will also experience a parking deficiency of 63 spaces on a Thursday and a parking deficiency of 17 spaces on a Friday. Consequently, in order to offset/manage the forecast parking deficiencies, a Parking Management Plan (PMP) is recommended to be implemented at Lido Marina Village. The primary component(s) of the Parking Management Plan will consist of a valet and/or off-site parking program, thus reducing parking demand at various times during the day at Lido Marina Village. Based on review of Tables 6, 7 and 8, the valet parking program at a minimum is recommended to be in service on Thursdays during the lunch and dinner hours (i.e. 12:00 PM — 2:00 PM and 5:00 PM — 9:00 PM), on Fridays during the dinner hours (i.e. 6:00 PM — 8:00 PM) and on Saturdays between 12:00 PM and 10:00 PM. Sensitivity Parking Demand Analysis This section of the report presents an approach that determines the amount of redevelopment and/or re-occupancy that can occur within Lido Marina Village, while maintaining an on-site parking surplus within the proposed parking supply and thus eliminating the need for a PMP that would require valet and/or off-site employee parking program(s). Two options, referred to as Sensitivity Scenario A and Sensitivity Scenario B have been developed and consist of the following. Sensitivity Scenario A Sensitivity Scenario A includes all of the modifications described in the project description section of this letter report. The only exception is that the vacant ls` floor restaurant (i.e. 7,996 SF) and proposed 2nd floor restaurant (i.e. 6,840 SF) located at 3450 Via Oporto have been omitted from the proposed redevelopment program for Sensitivity Scenario A. 201 Sensitivity Scenario B Sensitivity Scenario B includes approximately half of the vacant/new retail uses (i.e. 14,000 SF); the entire vacant/new restaurant uses, [except for 3636 Newport Boulevard, 3416 Via Oporto (Suite 104) and 3420 Via Oporto (Suite 101)], and the vacant office space. Sensitivity Parking Demand Analysis Results Sensitivity Scenario A Tables 9, 10 and 11 present the survey-shared parking results for Sensitivity Scenario A for a Thursday, Friday and Saturday, respectively. Review of Tables 9, 10 and 11 shows that Lido Marina Village (Sensitivity Scenario A) will experience a peak parking requirement of 313 parking spaces at 6:00 PM on a Thursday, 277 parking spaces at 1:00 PM on a Friday, and 362 parking spaces at 3:00 PM on a Saturday. As a result, based on a review of Tables 9, 10 and 11, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario A) is 362 parking spaces and occurs at 3:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a parking surplus of 60 spaces is forecast for the entire site. It should be noted that Lido Marina Village (Sensitivity Scenario A) will also experience a minimum parking surplus of 109 spaces on a Thursday and a minimum surplus of 145 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the restaurant space at 3450 Via Oporto, it is recommended that a supplemental parking analysis be prepared. The supplemental parking analysis would consist of updated on- site parking utilization counts at Lido Marina Village to establish a new weekday and weekend day parking baseline for the preparation of an updated survey data shared parking demand analysis. Based on the results of the updated parking demand analysis, a PMP would be implemented, if needed, consistent with the PMP detailed above for the proposed ultimate redevelopment program. Appendix E contains the weekday and weekend day ULI shared parking analysis calculation worksheets for the vacant/new retail, vacant/new restaurant and vacant office uses for Sensitivity Scenario A. Sensitivity Scenario B Tables 12, 13 and 14 present the survey-shared parking results for Sensitivity Scenario B for a Thursday, Friday and Saturday, respectively. Review of Tables 12, 13 and 14 shows that Lido Marina Village (Sensitivity Scenario B) will experience a peak parking requirement of 381 parking spaces at 7:00 PM on a Thursday, 335 parking spaces at 7:00 PM on a Friday, and 420 parking spaces at 6:00 PM on a Saturday. Asa 202 result, based on a review of Tables 12, 13 and 14, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario B) is 420 parking spaces and occurs at 6:00 PM on a Saturday. With total (combined private and public) parking supply of 422 parking spaces, a parking surplus of 2 spaces is forecast for the entire site. It should be noted that Lido Marina Village (Sensitivity Scenario B) will also experience a minimum parking surplus of 41 spaces on a Thursday and a minimum surplus of 87 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the remaining retail and restaurant square-footage, it is recommended that a supplemental parking analysis be prepared, consistent with the findings of Sensitivity Scenario A. Appendix F contains the weekday and weekend day ULI shared parking analysis calculation worksheets for the vacant/new retail, vacant/new restaurant and vacant office uses for Sensitivity Scenario B. SUMMARY OF FINDINGS AND CONCLUSIONS 1. Lido Marina Village is generally located on the northeast quadrant of Newport Boulevard and Via Lido in the City of Newport Beach, California. Lido Marina Village is an existing mixed-use center comprised of various retail, restaurant, health club, general office and medical office uses with a total gross building area (GBA) of 112,029 SF (117,492 SF including the restaurant outdoor dining areas) and a net floor area (GLA) of 108,234 SF. Lido Marina Village currently has 27,141 GBA SF of retail vacancies, 21,218 GBA SF of restaurant vacancies (18,890 SF restaurant space and 2,328 SF patio space) and 6,291 GLA SF of office vacancies. The parking supply for Lido Marina Village will total 422 spaces (inclusive of 12 tandem spaces), which consists of a combination of surface parking spaces and parking structure spaces, totaling 368 private parking spaces and 54 public parking spaces. The proposed Project consists of the conversion of 3636 Newport Boulevard (i.e. 1,971 SF) to restaurant space, the conversion of 3422 Via Lido (i.e. 1,467 SF) to a nail salon, the conversion of 3444 Via Lido (i.e. 12,071 SF) to a grocery store, the conversion of a portion of 3424 Via Oporto (i.e. 1,773 SF) and a portion of 3432 Via Oporto (i.e. 1,757 SF) to quick serve food use with less than 6 seats, the conversion of a vacant 6,840 SF game room to restaurant space, the conversion of a portion of 3505 Via Oporto (i.e. 1,955 SF) to retail space, various patio additions, and the re-occupancy of the remaining vacant square-footage to their current use. At completion of the proposed conversion/re-occupancy, Lido Marina Village will continue to provide 203 a total GBA of 117,492 SF and a GLA of 108,234 SF with a total parking supply of 422 spaces (inclusive of 12 tandem spaces). 2. Direct application of City parking ratios to Lido Marina Village results in a total code parking requirement of 838 spaces (inclusive of non-DJM properties, which have a code parking requirement of 81 spaces). With a proposed private parking supply of 368 spaces, a theoretical parking deficiency of 470 spaces is forecast. 3. The Survey Data Shared Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday(Thursday) totals 485 parking spaces and occurs at 7:00 PM (Table 6). In addition, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 439 parking spaces and occurs at 7:00 PM (Table 7). Finally, the peak parking requirement for Lido Marina Village during a weekend day (Saturday) totals 522 parking spaces and occurs at 6:00 PM(Table 8). As a result, the peak parking survey data shared parking demand for Lido Marina Village is 522 parking spaces and occurs at 6:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a peak parking deficiency of 100 spaces is forecast for the entire site. Consequently, in order to offset/manage the forecast parking deficiencies, a Parking Management Plan (PMP) is recommended to be implemented at Lido Marina Village. The primary component(s) of the Parking Management Plan will consist of a valet and/or off-site parking program, thus reducing parking demand at various times during the day at Lido Marina Village. The valet parking program at a minimum is recommended to be in service on Thursdays during the lunch and dinner hours (i.e. 12:00 PM — 2:00 PM and 5:00 PM — 9:00 PM), on Fridays during the dinner hours (i.e. 6:00 PM— 8:00 PM) and on Saturdays between 12:00 PM and 10:00 PM. 4. The Sensitivity Scenario A Survey Data Shared Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 313 parking spaces and occurs at 6:00 PM (Table 9). In addition, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 277 parking spaces and occurs at 1:00 PM (Table 10). Finally, the peak parking requirement for Lido Marina Village during a weekend day(Saturday) totals 362 parking spaces and occurs at 3:00 PM (Table 11). As a result, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario A) is 362 parking spaces and occurs at 3:00 PM on a Saturday. With a total (combined private and public) parking supply of 422 parking spaces, a parking surplus of 60 spaces is forecast for the entire site. It 204 should be noted that Lido Marina Village (Sensitivity Scenario A) will also experience a minimum parking surplus of 109 spaces on a Thursday and a minimum surplus of 145 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the restaurant space at 3450 Via Oporto, it is recommended that a supplemental parking analysis be prepared. The supplemental parking analysis would consist of updated on-site parking utilization counts at Lido Marina Village to establish a new weekday and weekend day parking baseline for the preparation of an updated survey data shared parking demand analysis. Based on the results of the updated parking demand analysis, a PMP would be implemented, if needed, consistent with the PMP detailed above for the proposed ultimate redevelopment program. 5. The Sensitivity Scenario B Survey Data Shared Parking Demand Analysis indicates that the peak parking requirement for Lido Marina Village during a typical weekday (Thursday) totals 381 parking spaces and occurs at 7:00 PM (Table 12). In addition, the peak parking requirement for Lido Marina Village during a non-typical weekday (Friday) totals 335 parking spaces and occurs at 7:00 PM (Table 13). Finally, the peak parking requirement for Lido Marina Village during a weekend day(Saturday)totals 420 parking spaces and occurs at 6:00 PM (Table 14). As a result, the peak parking survey data shared parking demand for Lido Marina Village (Sensitivity Scenario B) is 420 parking spaces and occurs at 6:00 PM on a Saturday. With a total (combined private and public)parking supply of 422 parking spaces, a parking surplus of 2 spaces is forecast for the entire site. It should be noted that Lido Marina Village (Sensitivity Scenario B) will also experience a minimum parking surplus of 41 spaces on a Thursday and a minimum surplus of 87 spaces on a Friday. Consequently, in order to move forward with the redevelopment and occupancy of the remaining retail and restaurant square-footage, it is recommended that a supplemental parking analysis be prepared, consistent with the findings of Sensitivity Scenario A. Mr. Ron Lorntzen LINSCOTT November 14, 2014 Page 12 GREENSPAN We appreciate the opportunity to prepare this analysis for Lido Group Retail, Inc. Should you have any questions or need additional assistance, please do not hesitate to call us at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Keil D. Mabe E. Daniel A. Kloos, P.E. Principal Senior Transportation Engineer ,�pRMAESS/0 9� OQY OFESS/0,� BFRq F �e<c, �rcl9./�01�2 No. 6,= t A S Exp. 1-'Se"5 sl9TF�CALIFOFN\P rT4��AFFiGP�P OF CAUI CR '::' a o� �P � SUSP�NiEW z PAK F 4000 HOA6 1,, 'LYPiEL — nn PO ■ rn sk�A p} ^�COVEl� G OC%c:k r�i GvsT P� Pte'~ IV a LIX e... LLAGE i � � PORT S '�;�, Q ,,�::::' � ■ YACHT CL J9 1 ANZA ST S\ m PAaC \ 2 BEACH CR 3 BOLIVAR ST a sena Ate � r`. 47 CH FS VIA �� 9G' ■ 16 AG �IpO 'D300`\ 3 31ST ST ST �ti``•. �� �� -' ( LIQ; 9� fG SC,n:T SOURCE: THOMAS BROS. KEY FIGURE 1 N PROJECT SITE NO SCALE VICINITY MAP LIDO MARINA VILLAGE, NEWPORT BEACH 20 j s SITE SUMMARY BUMNG IVEWPORTBAY N,8M if _ wsm NX70 �. `/ i�r = Ili HE&M MEN 12.Me EON MTWE�FW �wm Of8m6oLwf ma TOIXLILDING 112,= LODGE ok 2575 sf 2892 d mw�l 71 30 E NOVIA SOURCE: DJM CAPITAL PARTNERS, INC. �_ ` iiuf "ilio LINSCOTT KNO PROPOSED engineers D• MARINA VILLAGE, NEWPORT NEWPORTBAP 319VNOP6R10 a s1NVA6 o MNVAOPO6fO NIISVIA0P]pip MVR%owo sxnwAaa6ro VAw=O 3l m momo vwo6omo 2162sf 6 g � 63 B6fiar �1018s 9728.1 1 w ELKS O 1 sf e (�1\1N\A Sts 0T f ❑ L-..�J Q a o LODGE 1594 s.T. s 626s 1215 -- a OPORTO � al2ivuoaarto � m � n � 861 � �a 31s a 1bA 9 O � i 0 a 4330 861 2iMf VIALI6oD o �F Am p PARKING SUPPLY ZONE I = 7 q1e� ZONE II = 358 € ZONE III = 10 E �r TOTAL 375 n 31MVULI N O a i SOURCE; DJM CAPITAL PARTNERS, INC. KNO SCALE FIGURE 3 PARKING SURVEY ZONE MAP LIDO MARINA VILLAGE, NEWPORT BEACH 209 TABLE 1 EXISTING/PROPOSED LAND USE SUMMARY III Lido Marina Village,Newport Beach Current/ Building Size Building Size Proposed Gross Floor Area Net Floor Area ULI Address Suite# Tenant Use (GBA) (GLA) Category 3636 Newport Boulevard Adventure Boat Rentals Boat Rental[2] 1.971 SF 1.950 SF Fine/Casual Dining 3418 Via Lida 101 Vacant Retail 6,934 SF 881 SF Retail 102 Magic Nails Nail Salon 263 SF Retail 3420 Via Lido Le Boudoir Retail 1,430 SF Retail 3422 Via Lido Vacant Retail[3] 1,467 SF Retail 3424 Via Lida Vacant Retail 2,696 SF Retail 3428 Via Lido-2nd Floor Vacant Office 1,113 SF 1,113 SF Office 3434 Via lido-2nd Floor -- Skiver Office 2,938 SF 2,938 SF Office 3434 Via Lido-3rd Floor Vacant Office 2,453 SF 2,453 SF Office 3444 Via Lida-Ist/2nd Fluor -- Vacant Retail[4] 12,071 SF 11,189 SF Retail 3444 Via lido-1st/2nd Floor Vacant Retail 785 SF 727 SF Retail 3400 Via Oporto 101 Vacant Retail 1,639 SF 1,234 SF Retail 102 Gondola Co. Retail 380 SF Retail 103 Bayfront Cafe Retail 1,254 SF 236 SF Retail 104 Suzy Sews Stuff Retail 822 SF Retail 105 McClintock Yachts Retail 196 SF Retail 201 Greystone Office 2,477 SF 717 SF Office 202 Gondola Co. Office 463 SF Office 203 Windward Office 351 SF Office 204 Erie Fulsang Office 946 SF Office 7-oT\iu Oporto 101 Vacant Retail 1,063 SF 1,063 SF Retail 102 Vacant Retail 1,248 SF 227 SF Retail 103 Art Brooks Retail 936 SF Retail 201 Catherine Stemberg Office I --6 573 SF Office 202 Platinum Program Office 1,173 SF Office in Opt,Io 100 Lida Village Books Retail[5] 626 SF 582 SF Retail 102 Vacant Retail[5] 1,909 SF 1,059 SF Retail 103 Electra Retail 297 SF Retail 103A Par.Coast Hydro Retail 263 SF Retail 103B La Vic Jolie Retail 203 SF Retail 201 Vintage Candle Office 3.1-6 SI1.082 SF Office 204 UMC Office 1.202 SF Office 205 Vacant Office 536 SF Office 211 Vacant Office 440 SF Office 3431 Via Oporto too Electra Retail 2,825 SF 2.645 SF Retail 2nd Floor Electra Retail 666 SF 572 SF Retail 3432 Via Oporto 104 Hayden Insurance Retail 1.893 Sl' 756 SF Retail 105 Vacant Retail l5] L.135 SF Retail 106 Vacant Retail[5] %Cn Sl 602 SF Retail 207 Boris Office 3.1'6 1 431 SF Office 208 Short Sale Office 1,079 SF Office 209 Bear Office 1.191 SF Office 210 DCM Office 391 SF Office 3440 Via Oporto 101 Dennison Yacht. Retail 1344 SF 724 SF Retail 102 Vacant Retail 515 SF Retail 3442 Via Oporto 103 Lynch Assoc. Retail 1.011 SF Retail 3444Via Oporto 201 headhunters Once '91 SI 291 SF Office 3446 Via Oporto 104 Le Bistro Restaurant 71 u 11 2,238 SF Fine/Casual Dining 3450 Via Oporto 1st Floor Vacant Restaurant 7,91)6 9f 7,421 SF Fine/Casual Dining IstFloor Vacant Retail 1,541 SI 1,531 SF Retail 2nd Floer Vacant Game Room[21 6,840 9f 6,606 SF Fine/Casual Dining Notes: [I]Source:DJ-M Capital Partners,Inc. [2]Proposed as a re asurant. [3]Proposed as a nail salon. [4]Proposed as a grocery store. [5]Proposed as a quickservefood use with less than 6 seats. 210 TABLE I(CONTINUED) EXISTING/PROPOSED LAND USE SUMMARY III Lido Marina Village,Newport Beach Current/ Building Size Building Size Proposed Gross Fluor Area Net Floor Area ULI Address Suite# Tenant Use (GBA) (GLA) Category 3505 Via Oporto 1st Floor Carl Fitness health Club 8,225 SF 8,136 SF Health Club Ist Floor New Retail Retail 1,955 SF 1,934 SF Retail 2nd Floor Curl Fitness health Club 3,847 SF 3,499 SF Health Club 3408 Via Oporto 101 Blackman Jewelery Retail 1,532 SF 1,223 SF Retail 102 Pirate's Life Retail 305 SF Retail 103 Vacant Restaurant 1,018 SF 1.022 SF Fine/Casual Dining 201 So.Coast Yacht, Office 2,254 SF 500 SF Office 202 Vacant Office 607 SF Office 203 Troy Feinberg Office 337 SF Office 204 Bev Factor Office 222 SF Office 205 Oxbow Office 294 SF Office 206 Heinmiller Office 294 SF Office 3412 Via Oporto tot Hill Realty Retail 1,031) SI 974 SF Retail 103 Bayfront Cafe Restaurant 875 SI 822 SF Fine/Casual Dining 201 NPG Office 1.750 S1 704 SF Office 202 Everett Office 237 SF Office 203 Vacant Office 818 SF Office 3416 Via Oporto 100 Vacant Retail 915 SF 261 SF Retail 101 Lido Jewelers Retail 658 SF Retail 104 Vacant Restaurant 865 SF 794 SF Fine/Casual Dining 200 Safeguard Office 1,853 SF 320 SF Office 201 Vacant Office 324 SF Office 202 1st Fuel Office 125 SF Office 203 RMO Office 228 SF Office 204 RMO Office 856 SF Office 301 Blackhawk Capital Office 1,963 SF 1.963 SF Office 3420 Via Oporto 101 Vacant Restaurant 2,171 SF 2.171 SF Fine/Casual Dining 201 Bakhtar Office 2.185 SF 887 SF Office 203 Electra Office 613 SF Office 204 SBI Office 685 SF Office 3421 Via Oporto 100A My Fair Lady Flowers Retail 2,985 SF 873 SF Retail IOOB Vacant Retail 533 SF Retail 100C Vacant Retail 526 SF Retail 1001) Electra Retail 429 SF Retail 201 Mamie side Office I ice Lido Marina Village Slips -- Lido Marina Village Slips Marina[2] 26 Slips 26 Slips -- Olen Slips Olin Slips Mari. 1 17 Shos 17 Slips - Lido Marina Village Development Totals 112,029 SF 108,234 SF Notes: [I]Source:DJM Capital Partners,Inc. [2]30 existing slips. 211 TABLE 2 EXISTING/PROPOSED LAND USE CITY CODE PARKING REQUIREMENTS Lido Marina Village, Newport Beach City of Newport Beach Spaces Land Use Size Code Parking Ratio [11 Required 0.75 spaces per slip or Marinas 43 Slips 33 0.75 spaces per 25 feet of mooring space Offices 30,217 SF 1.0 space per 250 SF net floor area [2] 121 Retail Sales 32,206 SF [3] 1.0 space per 250 SF 129 Grocery Store 12,071 SF 1.0 space per 250 SF 49 Nail Salons 1,467 SF 1.0 space per 80 SF 19 1.0 space per 30-50 SF of net public area, including outdoor dining areas,but excluding Restaurant 29,459 SF [4] 338 [5] the first 25%or 1,000 SF of outdoor dinning area,whichever is less 1.0 space per 250 SF(small-2,000 SF or less) Health/Fitness Facilities 12,072 SF 68 [6] 1.0 space per 200 SF(large-over 2,000 SF) Non DJM -Retail 11,782 SF 1.0 space per 250 SF 48 Non DJM-Office 1,520 SF 1.0 space per 250 SF net floor area[2] 6 Non DJM-Medical Office 5,306 SF 1.0 space per 200 SF 27 TOTAL PARKING CODE REQUIREMENT 838 TOTAL PROPOSED PARKING SUPPLY 368 PARKING SURPLUS/DEFICIENCY(+/-) -470 Notes: [I]Source:City of Newport Beach Municipal Code;Chapter 20.40;Of Parking; Table 3-10;Off-Street Parking Requirements. [2]The code requirement for offices is 1.0 space per 250 SF net floor area for the first 50,000 SF,then 1.0 space per 300 SF net floor area for the next 75,000 SF and then 1.0 space per 350 SF net floor area for any floor area above 125,001 SF. [3]The retail sales component is comprised of 28,676 SF of retail uses and 3,530 SF of take out food and beverage uses. [4]The restaurant component is comprised.of 22,911 SF of food service uses,5,463 SF of restaurant patio uses and 1,085 SF of buidling revisions. [5]The parking requirement is based on the conditional use permit plus the difference between the approved conditional use permit and the code requirement for the proposed restaurant for 3450 Via Oporto plus the code requirement for the proposed restaurant to be located at 3636 Newport Boulevard plus the code requirement for the various patio additions. [6]The parking requirement is based on the conditional use permit. 212 TABLE 3 PARKING COUNTS Thursday August 22, 2013 Lido Marina Village,Newport Beach Zone I Zone 11 Zone III Total Supply= 7 Supply=358 Supply= 10 Supply=375 Time Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 4 57% 90 25% 8 80% 102 27% 11:00 AM 3 43% 102 28% 8 80% 113 30% 12:00 PM 5 71% 110 31% 5 50% 120 32% 1:00 PM 6 86% 113 32% 7 70% 126 34% 2:00 PM 7 100% 117 33% 7 70% 131 35% 3:00 PM 5 71% 122 34% 9 90% 136 36% 4:00 PM 7 100% 118 33% 1 4 40% 129 34% 5:00 PM 5 71% 131 37% 7 70% 143 38% 6:00 PM 7 100% 136 38% 8 80% 151 40% 7:00 PM 7 100% 134 37% 8 80% 149 39% 8:00 PM 1 7 100% 1 111 31% 5 1 50% 1 123 33% 9:00 PM 7 100% 95 27% 6 60% 108 29% 10:00 PM 7 100% 54 15% 4 40% 65 17% �23 TABLE 4 PARKING COUNTS Friday August 23, 2013 Lido Marina Village,Newport Beach Zone I Zone 11 Zone III Total Supply= 7 Supply=358 Supply= 10 Supply=375 Time Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 4 57% 85 24% 9 90% 98 26% 11:00 AM 4 57% 89 25% 10 100% 103 27% 12:00 PM 7 100% 92 26% 9 90% 108 29% 1:00 PM 6 86% 92 26% 6 60% 104 28% 2:00 PM 7 100% 88 25% 4 40% 99 26% 3:00 PM 6 86% 87 24% 7 70% 100 27% 4:00 PM 7 100% 76 21% 7 70% 90 24% 5:00 PM 4 57% 70 20% 7 70% 81 22% 6:00 PM 7 100% 76 21% 9 90% 92 25% 7:00 PM 6 86% 93 26% 4 40% 103 27% 8:00 PM 1 7 100% 1 88 25% 1 1 10% 1 96 26% 9:00 PM 3 43% 83 23% 1 10% 87 23% 10:00 PM 5 71% 76 21% I 10% 82 22% 21'4' TABLE 5 PARKING COUNTS Saturday August 24, 2013 Lido Marina Village,Newport Beach Zone I Zone 11 Zone III Total Supply= 7 Supply=358 Supply= 10 Supply=375 Time Parking Percent Parking Percent Parking Percent Parking Percent Began Counts Utilization Counts Utilization Counts Utilization Counts Utilization 10:00 AM 0 0% 75 21% l0 100% 85 23% 11:00 AM 5 71% 130 36% 10 100% 145 39% 12:00 PM 7 100% 173 48% 6 60% 186 50% 1:00 PM 6 86% 185 52% 10 100% 201 54% 2:00 PM 5 71% 192 54% l0 100% 207 55% 3:00 PM 6 86% 199 56% 9 90% 214 57% 4:00 PM 7 100% 164 46% 1 9 90% 180 48% 5:00 PM 7 100% 146 41% 5 50% 158 42% 6:00 PM 7 100% 176 49% 6 60% 189 50% 7:00 PM 5 71% 171 48% 6 60% 182 49% 8:00 PM 1 6 86% 1 151 42% 6 1 60% 1 163 43% 9:00 PM 6 86% 131 37% 6 60% 143 38% 10:00 PM 4 57% 118 33% 4 40% 126 34% 215 TABLE6 PROPOSED SURVEY BASED WEEKDAY(THURSDAY)SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 131 15.821 KSF 141 6.291 KSF Total Village 121 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 715 Spa 151 261 Spe.161 26 Spc. 402 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 3 0 1 16 406 7:00 AM 21 8 7 7 43 379 8:00 AM 52 21 18 Is 109 313 9:00 AM 78 45 27 24 174 248 10:00 AM 102 72 63 26 263 159 1100 AM 113 91 112 25 341 81 12:00 PM 120 100 182 22 424 (2) 1:00 PM 126 104 182 23 435 (13) 2:00 PM 131 100 162 26 419 3 3:00 PM 136 95 107 25 363 59 4:00 PM 129 95 126 22 372 50 5:00 PM 143 99 186 12 440 (18) 6:00 PM 151 99 226 6 482 (60) 7:00 PM 149 99 235 2 485 (63) 8:00 PM 123 85 t26 445 (23) 9:00 PM 108 57 1 401 21 10:00 PM 65 33 0 324 98 11:00 PM 43 11 234 188 12:00 AM 13 0 0 77 345 Notes: [1] Source: ULA-Urban Land Institute"Shored Parking,"Second Edition,2005. [2] During the on-site parking surveys,there were 27,t41 SF(GBA)of retail vacancies,6,291 SF of office vacancies and 21,218 SF of restaurant vacancies. [3] The vacant/new retail some consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to count space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF ofreuil space. [4] The vacant/new restaurant space consists of 18,890 SF of vacant restaurant floor space(GBA)and 2,328 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space,the conversion of restaurant space to patio space proposed at 3450 Via Oporto(2nd Floor)consisting of 894 SF and the addition of 742 SF of patio space to various existing resuuunts for a total of 20,861 SF of restaurant space and 4,780 SF ofpatio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants. [5] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [6] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the ...drug area. TABLE7 PROPOSED SURVEY BASED WEEKDAY(FRIDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Size Lido Marina Village 28.676 KSF JI 15.821 KSF 141 6.291 KSF Total 72,626 SF[2] 4/KSF —/KSF 4/KSF Spaces= Comparison tv/ Gross Observed 715 Spe.151 261 Spa 161 26 Spc. 402 Parking Supplv Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Day Demand Spaces Spaces Spaces Demand (Deficiency) 6:OO AM 12 3 0 1 16 406 7:00 AM 21 8 7 7 43 379 8:00 AM 50 21 18 Is 107 315 9:00 AM 74 45 27 24 170 252 10:00 AM 98 72 63 26 259 163 1100 AM 103 91 112 25 331 91 12:00 PM 108 100 182 22 412 10 1:00 PM 104 104 182 23 413 9 2:00 PM 99 100 162 26 387 35 3:00 PM 100 95 107 25 327 95 4:00 PM 90 95 126 22 333 89 5:00 PM 81 99 186 12 378 44 6:00 FM 92 99 226 6 423 (1) 7:00 PM 103 99 235 2 439 (17) 8 00 PM 96 85 t26 2 418 4 9:00 PM 87 57 1 380 42 10:00 PM 82 33 0 341 81 11:00 PM 54 11 245 177 12:00 AM 16 0 0 80 342 Notes: [1] Source: ULI-Urban Land hatione"Shared Parking,"Second Edition,2005. [2] During the on-site parking surveys,there were 27,141 SF(GBA)of retail vacancies,6,291 SF of office vacancies and 21,218 SF of restaurant vacancies. [3] The vacant/new retail some consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [4] The vacant/new,restaurant space consists of 18,890 SF of vacant restaurant floor space(GBA)and 2,328 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space,the conversion of restaurant space to patio space proposed at 3450 Via Oporto(2nd floor)consisting of 894 SF and the addition of 742 SF of patio space to various existing restaurants for a total of 20,861 SF of restaurant space and 4,780 SF ofpatio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants. [5] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [6] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. TABLES PROPOSED SURVEY BASED WEEKEND(SATURDAY)SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 131 15.821 KSF 141 6.291 KSF Total Village 121 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 115 Spa 151 261 Spa 161 26 Spc. 402 Parking Supply Spaces Hourly Shared 422 Spares Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 18 3 0 0 21 401 7:00 AM 19 8 8 0 35 387 8:00 AM 38 I8 12 1 69 353 9:00 AM 69 45 23 2 139 283 10:00 AM 85 66 29 2 182 240 11:00 AM 145 82 62 2 291 131 12:00 PM 186 97 140 2 425 (3) 1:00 PM 201 106 151 2 460 (38) 2:00 PM 207 115 129 1 452 (30) 3:00 PM 214 115 129 1 459 (37) 4:00 PM 180 110 129 0 419 3 5 00 PM 158 105 172 0 435 (13) 6:00 PM 189 94 239 0 522 (100) 7:00 PM 182 88 250 0 520 (98) 8:00 PM 163 77 261 501 (79) 9:OOPM 143 61 239 443 (21) 10:00 PM 126 42 239 407 IS 11:00 PM 103 17 2233 20td 353 69 12:00 AM 49 0 130 179 243 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] During the on-site parking surveys,there were 27,141 SF(GBA)of retail vacancies,6,291 SF of office vacancies and 21,218 SF of restaurant vacancies. [3] The vacant/new,retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [4] The vacant/new,restaurant space consists of 18,890 SF of vacant restaurant floor space(GBA)and 2,328 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space,the conversion of restaurant space to patio space proposed at 3450 Via Oporto(2nd Floor)consisting of 894 SF and the addition of 742 SF of patio space to various existing restaurants for a total of 20,861 SF of testament space and 4,780 SF ofpatio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants. [5] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [6] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the ...drug area. TABLE9 SENSITIVITY SCENARIO A SURVEY BASED WEEKDAY(THURSDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 121 5.614 KSF 131 6.291 KSF Total Village 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 715 Spa 141 66 Spa[5] 26 Spc. 207 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 3 0 1 16 406 7:00 AM 21 8 2 7 38 384 8:00 AM 52 21 4 18 95 327 9:00 AM 78 45 7 24 154 268 10:00 AM 102 72 16 26 216 206 1100 AM 113 91 28 25 257 165 12:00 PM 120 100 46 22 288 134 1:00 PM 126 104 46 23 299 123 2:00 PM 131 100 41 26 298 124 3:00 PM 136 95 27 25 283 139 4:00 PM 129 95 32 22 278 144 5:00 PM 143 99 47 12 301 131 6:00 PM 151 99 57 6 313 109 7:00 PM 149 99 59 2 309 113 8:00 PM 123 85 59 2 269 153 9:00 PM 108 57 246 1 225 197 10:00 PM 65 33 0 155 267 11:00 PM 43 11 0100 322 12:00 AM 13 0 0 29 393 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new,retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail some to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [3] The vacanUnew restaurant space consists of 4,054 SF of vacant restaurant floor some(GBA)and 1,012 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space and the addition of 742 SF of patio space to various existing restaurants for a total of 6,025 SF of restaurant space and 2,570 SF of patio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants and minus 3450 Via Oporto. [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [51 The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. �29 TABLE 10 SENSITIVITY SCENARIO A SURVEY BASED WEEKDAY(FRIDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sire Lido Marina Village 28.676 KSF 121 5.614 KSF 131 6.291 KSF Total 72,626 SF 121 4/KSF —/KSF 4/KSF Spaces= Comparison w/ Gross Observed 715 Spe.141 Eli Spa[5] 26 Sin. 207 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Day Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 3 0 1 16 406 7:00 AM 21 8 2 7 38 384 8:00 AM 50 21 4 18 93 329 9:00 AM 74 45 7 24 150 272 10:00 AM 98 72 16 26 212 210 1100 AM 103 91 28 25 247 175 12:00 PM 108 100 46 22 276 146 1:00 PM 104 104 46 23 277 145 2:00 PM 99 100 41 26 266 156 3:00 PM 100 95 27 25 247 175 4:00 PM 90 95 32 22 239 183 5:00 PM 81 99 47 12 239 183 6:00 PM 92 99 57 6 254 168 7:00 PM 103 99 59 2 263 159 8:00 PM 96 85 59 242 180 9:00 PM 87 - 246 1 204 218 10:00 PM 82 33 0 172 250 11:00 PM 54 11 0Ill 12:00 AM 16 0 2] 0 32 390 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [3] The vacant/new restaurant space consists of 4,054 SF of vacant restaurant floor space(GBA)and 1,012 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space and the addition of 742 SF of patio space to various existing restaurants for a total of 6,025 SF of restaurant space and 2,570 SF of patio space. The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants and minus 3450 Via Oporto. [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 220 TABLE 11 SENSITIVITY SCENARIO A SURVEY BASED WEEKEND(SATURDAY)SHARED PARKING DEMAND ANALYSIS[7] Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 28.676 KSF 121 5.614 KSF 131 6.291 KSF Total Village 4.0/KSF —/KSF 4/KSF Spaces= Comparison,,/ Gross Observed 115 Spa 141 66 Spa 151 26 Spc. 207 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 18 3 0 0 21 401 7:00 AM 19 8 2 0 29 393 8:00 AM 38 I8 3 1 60 362 9:00 AM 69 45 6 2 122 300 10:00 AM 85 66 7 2 160 262 11:00 AM 145 82 15 2 244 178 12:00 PM 186 97 35 2 320 102 1:00 PM 201 loft 38 2 347 75 2:00 PM 207 115 32 1 355 67 3:00 PM 214 115 32 1 362 60 4:00 PM 180 110 32 0 322 100 5:00 PM 158 105 44 0 307 115 6:00 PM 189 94 60 0 343 79 7:00 PM 182 88 63 0 333 89 8:00 PM 163 77 0 306 116 9:00 PM 143 61 0 264 158 10:00 PM 126 42 0 228 194 11:00 PM 103 17 25H0 178 244 12:00 AM 49 0 0 82 340 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of 13,183 SF of vacant retail space,the conversion of retail space to a grocery store proposed at 3444 Via Lido consisting of 12,071 SF(GBA),the conversion of health club space to retail space proposed at 3505 Via Oporto consisting of 1,955 SF(GBA)and the conversion of retail space to a nail salon proposed at 3422 Via Lido consisting of 1,467 SF(GBA)for a total of 28,676 SF of retail space. [3] The vas anUnew restaurant space consists of 4,054 SF of vacant restaurant floor space(GBA)and 1,012 SF of vacant patio space,the conversion of retail space to restaurant space proposed at 3636 Newport Boulevard consisting of 1,971 SF(GBA)and 816 SF of patio space and the addition of 742 SF of patio space to various existing restaurants for a total of 6,025 SF of restaurant space and 2,570 SF of patio space. The code requirement is based on Table 2 mount the CUP parking requirements for the existing occupied restaurants and minus 3450 Via Oporto. [4] The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 221 TABLE 12 SENSITIVITY SCENARIO B SURVEY BASED WEEKDAY(THURSDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Marina 14.000 KSF 121 11.852 KSF 131 6.291 KSF Total Village 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 51 Spa 141 207 Spa 151 26 Spc. 284 Parking Supply Spaces Hourly Shared 422 Spares Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 1 0 1 14 1 408 7:00 AM 21 3 6 7 37 385 8:00 AM 52 10 14 18 94 328 9:00 AM 78 20 21 24 143 279 10:00 AM 102 32 51 26 211 211 1100 AM 113 41 89 25 268 154 12:00 PM 120 44 145 22 331 91 1:00 PM 126 46 145 23 340 82 2:00 PM 131 44 129 26 330 92 3:00 PM 136 42 84 25 287 135 4:00 PM 129 42 100 22 293 129 5:00 PM 143 44 147 12 346 76 6:00 PM 151 44 179 6 380 42 7:00 PM 149 44 186 2 381 41 8:00 PM 123 38 2t143 2 349 73 9:00 PM 108 25 1 320 102 10:00 PM 65 1 S 11 259 163 11:00 PM 43 5 0 191 231 12:00 AM 13 0 U 63 359 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of approximately half of the 28,676 SF space identifed as part of the Proposed Project. [3] The vacant/new restaurant space consists of all the vacant/new restaurant space identified as part of the Proposed Project except for 3636 Newport Boulevard,3416 Via Oporto(Suite 104)and 3420 Via Oporto(Suite 101). The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants,minus 3636 Newport Boulevard,names 3416 Via Oporto(Suite 104)and ndnus 3420 Via Oporto(Suite 101). [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the smrmuuding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 222 TABLE 13 SENSITIVITY SCENARIO B SURVEY BASED WEEKDAY(FRIDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Size Lido Marina Village 14.000 KSF 121 11.852 KSF 131 6.291 KSF Total 72,626 SF[2] 4/KSF —/KSF 4/KSF Spaces= Comparison w/ Gross Observed 51 Spe.141 207 Spa 151 26 Sin. 284 Parking Supplv Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Day Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 12 1 0 1 14 1 408 7:00 AM 21 3 6 7 37 385 8:00 AM 50 10 14 18 92 330 9:00 AM 74 20 21 24 139 283 10:00 AM 98 32 51 26 207 215 1100 AM 103 41 89 25 258 164 12:00 PM 108 44 145 22 319 103 1:00 PM 104 46 145 23 318 104 2:00 PM 99 44 129 26 298 124 3:00 PM 100 42 84 25 251 171 4:00 PM 90 42 100 22 254 168 5:00 PM 81 44 147 12 284 138 6:00 PM 92 44 179 6 321 101 7:00 PM 103 44 186 2 335 87 8:00 PM 96 38 L86 2 322 100 9:00 PM 87 25 186 1 299 123 10:00 PM 82 I5 2]79 0 276 146 11:00 PM 54 5 143 0 202 220 12:00 AM 16 0 511 U 66 356 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of approximately half of the 28,676 SF space identifed as part of the Proposed Project. [3] The vacant/new restaurant space consists of all the vacant/new restaurant space identified as part of the Proposed Project except Por 3636 Newport Boulevard,3416 Via Oporto(Suite 104)and 3420 Via Oporto(Suite 101). The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurants,minus 3636 Newport Boulevard,minus 3416 Via Oporto(Suite 104)and minus 3420 Via Oporto(Suite 101). [4] The retail parking demand inctudes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 223 TABLE 14 SENSITIVITY SCENARIO B SURVEY BASED WEEKEND(SATURDAY)SHARED PARKING DEMAND ANALYSIS[11 Lido Marina Village,Newport Beach Land Use Existing Occupied Vacant/New Retail Vacant/New Vacant Office Restaurant Sim Lido Montna 14.000 KSF 121 11.852 KSF 131 6.291 KSF Tata] Village 4/KSF —/KSF 4/KSF Spaces= Comparison"/ Gross Observed 51 Spa 141 207 Stir.151 26 Spc. 284 Parking Supply Spaces Hourly Shared 422 Spaces Parking Number of Number of Number of Parking Surplus Time of Dap Demand Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 18 1 0 0 19 1 403 7:00 AM 19 4 6 0 29 393 8:00 AM 38 8 9 1 56 366 9:00 AM 69 20 18 2 109 313 10:00 AM 85 30 23 2 140 282 11:00 AM 145 37 49 2 233 189 12:00 PM 186 43 111 2 342 80 1:00 PM 201 47 120 2 370 52 2:00 PM 207 51 102 1 361 61 3:00 PM 214 51 102 1 368 54 4:00 PM 180 49 102 0 331 9] 5:00 PM 158 47 137 0 342 80 6:00 PM 189 42 189 0 420 2 7:00 PM 182 39 198 0 419 3 8:00 PM 163 35 2t184 0 405 17 9:00 PM 143 28 (1 360 62 10:00 PM 126 19 11 334 88 11:00 PM 103 8 0 295 127 12:00 AM 49 0 0 152 270 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] The vacant/new retail space consists of approximately half of the 28,676 SF space identifed as part of the Proposed Project. [3] The vacant/new,restaurant space consists of all the vacant/new,restaurant space identified as part of the Proposed Project except Por 3636 Newport Boulevard,3416 Via Oporto(Suite 104)and 3420 Via Oporto(Suite 101). The code requirement is based on Table 2 minus the CUP parking requirements for the existing occupied restaurauts,mono 3636 Newport Boulevard,minus 3416 Via Oporto(Suite 104)and minus 3420 Via Oporto(Suite 101). [41 The retail parking demand includes a 10%reduction to account for walk-in customers from the surrounding area. [5] The restaurant parking demand includes a 10%reduction to account for walk-in customers and a 5%reduction to account for boat-in customers from the surrounding area. 224 APPENDIX A LIDO MARINA VILLAGE GROSS BUILDING AREA PLANS LINscom LAW g GREENSPAN,arVinBBB LLO Ref.2.13.3412 Lido Marine Village,Newport Reach N L34W%2133412.Lido Marina Village.Nexpon BencleRcrro 0412 Appendix Dividm 4, 225 w _ i wmo J N�Z 0001001 � . � xx U ff C x � O � Zil $ .0 p �i�• \ \ ac m ` y�� Ohl X 1111 V a � � 3 v • � • ti s • r W � — a R CIDCICvf71J � 0 � ° goo b Z 000 MOW �s F-7 o ' eau`• �€ P Y 9 A A A 1 Y Z L 3 pC y yJ n N p Y ML ��� � V � w � U I/ 'fin v � 0 3 I`� M a M3 X28 APPENDIX B RESTAURANT CUP INFORMATION LINSCOTT,LAw 8 GREENSPAN,englnee(s LLa Ref.2.13.3412 Lido Marina Village,Newport Beach N:`0402133412-Lido Wim Villup.Newlwn awcLV2"iW 412 AplwWin Dividers dou ��9 APPENDIX C ELECTRA CRUISES DATA LINSCOTT,LAw&GREENSPAN,engineers LLa Ref.2.13.3412 Lida Marina Village,Newport Beach NV4=2133412-1.ldo Medlm Vllloaa Empun ll.&Ra 3412 A,pok nlvldc.,WC 230 August 15, 2013 From: Heather Guinther To Whom It May Concern: Please use this letter as authorization for Electra Cruises to load at Lido Marina Village, 3424 Via Oporto, Newport Beach, CA and Park at 3405 Via Lido, Newport Beach. CHARTER AGT TIME # CARS YACHT INV# DATE 8/22/13 DL 6-10PM 29 ATHENA 1437958576 8/22113 TW 6-10PM 30 ETERNITY 1157873379 8123113 LK 7:30PM-12AM 18 ATHENA 1413642477 Ff' 8123113 TW 6-10PM 40 DESTINY 946821292 8124113 DL 12-4PM 14 ATHENA 555657391 8/24/13 DL 12-4PM 31 N.PRINCESS 1062504091 s.� 8/24113 LK 12-4PM 41 ETERNITY 413991 8124/13 SP 6-10PM 20 ELECTRA 609137008 8124113 DL 6-10PM 37 ATHENA 38198932 8/24113 SP 6-10PM 5 N.PRINCESS 1042088718 8/24/13 TW 6-11 PM 33 DESTINY 925288470 8124/13 LK 6-10PM 43 ETERNITY 1671062848 8/25/13 SP 6-11PM 26 ATHENA 52861122 8/25113 TW 5-9PM 26 N.PRINCESS 597990039 8/25113 AD 6-10PM 37 DESTINY 600599443 8/25113 LK 6-10PM 48 ETERNITY 231207425 8128113 SP 6-10PM 6 N.PRINCESS 839615480 8128113 TF 7-11 PM 45 DESTINY 506573094 Should you have any questions, please do not hesitate to contact me at 949-673-1400 Kimmy Gratton DJM Capital Partners I APPENDIX D ULI SHARED PARKING ANALYSIS WORKSHEETS PROPOSED PROJECT I LINSCOTT,LAW g GREENSPAN,engineers LLG RCT.2.13.3412 Lido Marina Village,Newport Beach N:.14=2133412•Lido M.6,m Vilhp.Smrpon flvaG,tRe1,M'J412 AVI'<ndm DM&,doc 232 Appendix Table D•1 SHOPPING CENTER(TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach L:md Usc Shopping Center.(Typical Days) Slze 28.676 KSp Pl:g rtald'-1 4.0(K3P Cross 115 Spaces 5' aces 93 GueSt$ c. 22 Em r:S c. Shared. Time t% I %of aOf Parking of Day Peak 3 S aces .Demand 6:00 AM V. 9% 2 3 7:00 AM14%, 7 8 8:00 AM '36% 8 21 9:00 AM 68% 15 45 10;00 AM. 77% 17 72 .11:00 AM77% 72 86% 19 91 12:00 PM 86% 80 90% 20 100 I DO I'M 90'% 34 90.1 20 104 2;00 PM 86% 80 90% 20 100 3:00 PM 81% 75 90% 20 95 4:00 PM 81% 75 90% 20 95 50 PM 86% 80 86% 19 99 6:001'M 1 869% 1 30 86""%d 19 99 7;00 PM 86% 80 86% 19 t33 8:00 PM 72% 67 81% I89:00 PM 45% 42 68°% IS 10:00 PM 27% 25 36%11:00 PM 9% 8 14% 3 12:00 AM 0!% 0 0% 0 Nmcs: [I'] Source; IJLI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates lour all land uses based on IJLI procedure normalized to express percentage in terns of abselulc peak demand ratios.Breakdown of gucsl vs.employee [31 Perceninge of peak parking demand factors reflect relationships between weekday parking demand tabus tied peak parking demand relies,as summarized in"fable 2.2 of the "Shared Parking"monuai. o-N 233 APpendlxTable D-2 FINEICASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS 111 Lido Marina Village,Newport Beach Land Usc Fine/Casual Dining 15.821 KSF Pkg Rate[21 —IKSF Cross 261 Spaces S aces 221 Cucs1 Siac. 40 Emp.S e. Shared Time % HOf IV.Of HOf Parking of Day Peale 131 Spaces Peak 131 Spaces .Demand 6:00 AM 0% 0 0% '0 0 7:00 AM 0%, 0 18% 7 7 8:00 AM 0% 0 45% 18 IN 9:00 AM 0°% 0 68% 27 27 10:00 AM 14% 31 81%, 32 63 11:00 AM 36% 80 81°% 32 112 12:00 PM 68% ISO 81% 32 182 1:00 PM 68% 150 81°% 32 182 2:00 PM 59% 130 8'1% 32 162 3;00 PM 36% 80 68% 27 107' 4:001'M 45°% 99 68% 27 126 5:00 PM 68% I50 90%n 36 186 6:00 PM 86% 190 90% 36 226 7:00 I'M 90% 199 9070 36 235 8:001'M 90% 199 90% 36. 235 9:00 PM 90% 199 90% 36 235 '.10:00 PM 86% 190 90% 36 226 11:00 PM fib% ISO 77% 30 180 12:00ANI 23% 51 320% 13 64 [I] Source: UI,1-Urban land lustiiure"Shared Parking,'Second Edition,2005. [2] Perking rates for all land rues based on ULI proccdmo normalized to express percentage in terms of absolute peak demand ratios.Breakdown orguest vs.employee [3] Percentage of peak parking demand factors reflect relationships between Iveekday parking demand Nies and peak parking demand ruling,its summarized in Table 2-2 of flu; "Shared Parking"manual, Appendix Table D3 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS I1) Lido Marina Village,Newport Beach LonJ UsC Office .Size 6.291 KSP PkgRatcl2i 4 116SP Grins 26 Spaces S aces ,2 Visitor S ac. 24 Ena .S c Shared Time '%Of Hof %.Of Hof Parking of Oa Pada 3 Spaces; Peal,131 Spaces Demand. 6:00 AM 0% 0 3% 1 1 7:00 AM I% 0 301% 7 7 8:00 AM 20% 0 75"/ 18 18 9:00 AM 60% 1 9501. 23 24 10:00 AN4 100% 2 100%.. 24 26 11:00 AM 45%. 1 IQU%. 24 25 12:00 PM 15% 0 90% 22 22 1':00 PM 45% 1 90 22 23 2:00 PM 100°%.. 2 100%. 24 26 3:00 PM 45% 1 100%, 24 25 4:001'M 15% U 90% 22 22 5:00 PM 10%. 0 50% 12 12 6;00 PM 5% 0 25% 6 6 7:00 PM 2% 0 =71/ 2 8t00 PM 1% 0 2 9:00 PM 0%u 0 1 10:00 PM 0°/ 0 0 11:00 PM 0% 0 0 12:00 AM 0% D 0 Nalm III Spinet': ULI-U:'ba:l Land Institute"Slurred Pocking,"Second Edition.2005. 2J Parking rates for all land uses based on ULI procedure nounalized 4:express percentage in terms of absolute peak demand ratios.DreakdoWn of guest vs.employee 131 Peccenu:ge of peak parking demand factors rolled relationships between weekday parking demand ratios and peak parking demand ratios,[is sumiiaariv-ed in Table 2-2 of the"Shared Parking'manual. ^3 235 Appendix Table 0.4 SHOPPING CENTER(TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS Il] Lido Marina Village,Newport Beach Land Use Shopping Center(Typical Days) Size 28.676 KSF Pita Ratel21 4.0/KSF Cross 115 Spaces Spaces 92 Guest Sire. 23 Emp.S e. Shared Time or hOf % Hof Parking of Day Peak 131 Spaces Penh 131 --!races Demand 6:00 AM 1% 1 10% 2 3 7:00 AM 5% 5 15% 3 8 8:00 AM ID% 9 40% '9 18 9:00 AM 30% 28 75% 17 45 10:00 AM 50% �46 85'% 20 66 11:00 AM 65% 1 X60 95% 1 22 82 12:00 PM 80% 74 10000% 23 97 1:00 PM 90°% 83 100% 23 106 2:00 I'M 100% 92 100'% 23 115 3:00'PM 100'% 92 100% 23 115 4:00,PM 95'% 87 100% 23 110 5:00 PM 90% 83 95% 22 105 6700 PM 80% 74 85% 20 94 7:00 PM 75% 69 gSK" 19 88 8:00 PM 65% 60 17 77 9:00.PM 50% 46 IS 61 IO:OO YM 35% 32 10 42 11:00 I'M 15% 14 3 17 12:00 M9 0°/' 0 0 0 Notes: I I) Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. 121 Parking rotes farn111and uses based on UI.1 procedure normalized to express percentage in Leanis of ubsoluto pack demand ratios.Breakdown ol'gueslvs.employee 1,3] Percentage of peakparkingdomand factors reflect relntionships.between weekday parking demand ratios and peak parking demmid ratios,as summarized in'rable 2-2 of the "Shared Parking"manual. Appendix 0.5 FINEICASUAL DINING WEEKEND SHARED PARKING DEMAND ANALYSIS(1] Lido Marina Village,Newport Beach Land Use Fine/Cnsual Dining Size 15.821 KSF Pkg Ratel2l --/KSF Gross 261 Spaces Spaces 222 Guests c. 39'Era .S e. Shared Time % NOf %Of it Of Parking ofDay Peak t3l Since$ Peakl3l Spaces Demand 6:00 AM 0'% 0 0% 0 0 7:00 AM 0"% 0 20"% 8 S 8:00 AM 0% 0 30% 12 12 9:00 AM 0"/" 0 60% 23 23 10:00 AM 0% '0 75% 29 29 11:00 AM 15% 33 75"/0 29 62 12:00 I'M 50% III 75% 29 140 1:00 PM 55% 122 79Pa 29 151 2:00 PM 45"% IUU75% 29 129 3;00 PM 45% 100 75% 29 129 4;00 PM 45% IOU 75%" 29 1129 St00 I'M 60% 133 100%. 39 172 6:00 PM 901r. 200 1001% 39 239 7:OD PM 95% 211 1001% 39 250 8:00 PM 100%" 222 100% 39 261 9:001"M 90% 200 100%, 39 239 10:00 PM 90% 200 100% 39 239 11:00 PM 90% 200 85% 33 233 12:00 AM 50% III 50% 19' 130 aqtql� (I] Source: ULI•Urban Land Institute"Shared'Parking,"Second Edition,2005. [2] Parking rates for all land uses bnsed on ULI procedure normalized to express percentage in terms ofabsohne peak demand ratios.Breakdown of guestvs..employee (3] Percentage ofpenk parking demand factors reflect elntioaships between weekday parking demand ratios and peak parking demand ratios,as summarized in'fnhle 2-2 of the "Shared Parking"mental, Appendix 0.6 OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS[I] Lido Marina Village,Newport Beach .Lard use Office Size 6.291 KSP Ply,Ratcl2l 4/KSP Cross 26 Spaces Spaces 2 Visitor S e. 24 Em .Se. Shared Time %Of nor %Of H of Parldog of Da Peak J S mdev Pwk J —12=-- Demand 6:00 AM 01Y° U 01% '0 0 7:00 AM _ 2% 0 2% 0 U 8:00 AM 6% 0 6% 1 1 9:00 AM 80A 0 8% 2 2 10:00 AM9% 0 9°% 2 2 IE00AM. 10% 0 10% 2 1 2 12:00 PNI 9%, 0 9% 2 2 1:00 I'M 8°%a 0 8% 2 2 2:00.PM 6% 0 69/6 1 '1 3:00 PM 4% 0 4%n 1 1. 4:00 PM '2% 0 2% 0 0 5:001'M 1°%n 0 '1% 0 0 6:O0 PM 1% 0 1-A 0 0 7:00 PM 0% 1 0 0% 1 0 1 0 it PM 0% U 0%, 0 0 9:00 I'M 0% 0 U% 0 0 10:00 PM 0% 0 0% U U 1100 PM 0% 0 0% 0 0 12;00 AM 0% 0 0°% U 0 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates Tor all land uses based on ULI procedure normalized to express percentage in terms of nbsolyde peak domnnd ratios.Breakdown of guest vs.employee [3] Percentage ofpcak parking demand ftmlors reflect relationships between weekday parking demand ratios and peak parking demand ratius,as summarized in'foble 2-2 of the"Shared Parking"ntmNal. 0-u 238 APPENDIX E U SHARED PARKING ANALYSIS WORKSHEETS SENSITIVITY SCENARIO A LINSCOTT,LAw g GREENSPAN,engineers LLG Ref.2.13.3412 Lido Marina Village,Newport Beach N.C140012133412•Lido Maxim Village,Newpon HvaclORepnW3412 App ndie Uividen doc 239 Appendix Table E4 SHOPPING CENTER[TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Lido Marina Village,Newport Beach Liuld Ilse Shopping Center('rypical.Days) Size 28.676 KSP Plig Ralcl2l 4.0/KSP Gross IIS Spaces S aces 93 Guests c. 22.Emp.Svc. Shaved Thne '%Or it or % ti Or Parking or Day Peak 13 Spaces Peak 131 Spaces Demand 6:00 AM I°G. 1 9%, 2 3 7:00 AM 5% 5 14% 3 8 8:00 AM 14% 13 36% 8 21 9:00 AM 32% 30 68% 1.5 45 10:00 AM 59% 55 77% 17 72 11:00 AM 77% 1 72 '86% .19 91 12:00 PM 86% 80 90% 20 100 1'00 PM 90% 84 90% 20 104 2:00 PM 86% 80 90% 20 100 3:00 I'M 81% 75 90% 20 95 4:00 PM 81% 75 90% 20 95 5:00 PM 86% 80 86% 19 99 6:00 PM 86% 80 86% 19 99 7:00 PM 86% 80 86% 19 99 8:00 PM 72% 67 81%a 118 A5 9:00 I'M 45% 42 68% 1557 10:00 PM 270/. 25 36% 18' 33 11:00 PM 9% 8 1'4% 3 '11 12:00 AM 0% 0 0% 0 0 Notes- 1.11 otes:1,.] Source: ULI-Urban Lard Institute"Shared Parking,"Second Edition,2005. 1'2] Parking rites Ibr nil land uses based on ULI procedum normalizud to express percentage in terms ol'ahsolute peak demand ratios,Breakdown orguest vs.employee [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand mons,as summarised in Table 2-2 of "Sharer.Parking"manual. Appendix Tabla E•2 FINEICASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS[i] Lido Marina Village,Newport Beach Load Use Pine/Casual Dining Size 5.614 KSF I'kg Ratel2i --/KSF Gross 66 Spaces S races 56 Guests e. 10 Em S e. Shared Time 1/.Of U:Of %.or 0o Parking of Un Peak 3 tirades Peak 31 S r11CC4 Demand 6:00 AM U% 0 0"/0 0 0 7:00 AM 0% '0. 18% 2 2 8:00 AM 0% 10 45% 4 4 9:00 AM 07. 0 68% 7 7 10:00AM 14°/ 8 81% 8 16 1,1:00 AM 36% 1 20 81% 8 28 12:00 PM. 68% 38 811y° 8 46 1:00 PM 68% 38 81% '8 46 2:00 PNI 59°% 33 81% 8 41 3:00 PM 36% 20 68% 7 27 4:00 PM 45%. 25 68% 7 32 5:00 I'M 68% '38 90% 9 47 6:00:PM 86% 48 90% 9 57 7:00 PM 90% 50 90% 19 59 870 PM 90"% 509094 '9 59 9:00 PMT ff48 90% 9 59 I O:OU PM9U% 9 i7 11:00 Plot77% 8 46 12:00 AM32% 3 W lc [I] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005, 121 Parking rales I'nr oll land uses based on ULI prucadore normalized to express perccnmgc in terms of absolute peak demand ratios,Drenkdowm orguest ys.eiaployee [3] Percentage of peak parking demand radars reflect relationships between weekday parking demand ratios and peak parking Uemapd ratios,as summarized in Table 2-2 orlhc "Shared parking"manual. E'ti 241 Appendix Table E•3 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS Ir] Lido Marina Village,Newport Beach l:urd Use Office Size 6.291 KSF PkC ftatel2l 4/KSF Cross 26 Spaces S Dees 2 VlsltorS c. 24 Fm .S e. Shared 'rine %Or fr Or % nor Parking of Day Peak 131 Spaces; Peak 3 --!nieces Demand 6:00 AM 0'% 0 3% 1 1 7:00 AM 'I% 0 30% 7 7 8:00AM 20% 0 75% 18 IS 9:00 AM 60% 1 95°/ 23 24 10:00 AM 100% 2 100% 24 26 11:00 AM 45% 1 1 100% 24 25 12:00 PM IS% U 90'% 2? 22 1:00 PM 45% 1 90% 22 23 2:00 PN4 100% 2 100% 24 26 3:00 PM 45% 1 100% 24 25 4:00 PM 15% 0 90% 22 22 5:00 PNI IO 0 50% 12 12 6:00 PM 5% 0 25% 6 6 7:00 PM 1 2% 1 0 10% 2 2 8:00 PM 1% 0 7% 2 2 9:001'M _ 0% 0 3% 1 1 10:00 PM 0'% 0 11:00 PM 0°% 0 U% 0 0 12:00 AM 0% 0 0% 0 0 Notes, [1] Sourcc: ULI-Urban Land Institute"Shored Parking,"Second Edition,2005. 121 Parking rales for all land uses based on ULI procedure normalized to express percentage in teens orobsolule peak dentand ratios Breakdown orguest vs.employee, [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and punk parking.demand ratios,as summarized in'rnble 2-2 of (hu"Shared Parking"manual. -3 242 Appendix Table E•4 SHOPPING CENTER(TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS ill Lldo Marina Village,Newport Beach Land Use Shopping Center(Typical Days) Size 28.676 KSP Pkg Italel2i 4.0/KSF Oross 115 Spaces S aces 92 GuesfSpic. 23 Earls.S c. Shared Time X.Of to Or A Of nor Parhing of Da Peak 31 Spaces Peak 131 Spaces Demand 6:00 AM 1% 1 10% 2 3 7:00 AM 5%. 5 15% 3 8' 8:00 AM 10% 9 40% 9 Is 9:00 AM 30°% 28 75% 17 45 10:00 AM 50% 46 85% 20 66 11100 AM 65% 1 X60 95% 22 82 12:00 PM 80% 74 100% 23 97 1:00 I'M 90% 83 100% 23 ,106 2:00 PM 100% 92 100% 23 II 15 3:001'M 100% 92 100°V% 23 its 4:00 I'M 95% 87 100'% 23 110 5:00 PN'I90% 83 95140 22 105 6:001'M _ 80% 74 85% 20 94 7:00 PIA 75'% 69 8U% 19 88 8:00 PM 657u 60 75% 17 77 9:00 PM 50%. 46 65% 15 61 10:00 PM 35% 32 45% 10 42 11:00 PM IS--A 14 15°% 3 17 12:00 AM 0% 0 0% 0. 0 ger [IJ Seure'C: ULI-Urban Laid Inmiiutc"Shared Parking,"Second Ecilion,2005. [2] Parking rales for all land uses based on ULI procedure normalized to express percentage in'Iernts of absolute peals demand ratios.Breakdonm of guest Vs.employee [3] Percentage of peak parking demand factors reRect relationships between weekday Purking,dematd ratios and peak parking demand ratios,as summarized in Table 2.2 of the "Shared Parkins"manual. Appendix E•5 FINEICASUAL DINING WEEKEND SHARED PARKING DEMAND ANALYSIS 11) Lido Marina Village,Newport Beach lanai Uye FinclCasuul Dining Size 5.614 KSF flip itn1el21 —A<SF Gross 06 Spaces 5 races 56 Guest S c. 10 Emp.SPc. Shared 'rime %%or 0O %Of ti or parking of Day Peak 131 Spaces Peak 131 Spaces Demand 6:00 AM 0'%a 0 0%, 0 0 7:00AM 0% 0 20% 2 2 8:00 AM 0% 0 30% 3 3 9:00 AM 0% 0 60% 6 6 10:00 AM 0% 0 75°%a 7 7 11:00 AM 15% S 75% 7 15 12:00 I'M 50% 28 75% 7 35 1:00 PM 55% 31 75% 7 38 2:001'M 45% 25 75% 7 32 3:001'M 45% 25 75% 7 32 4:00 PM 45% 25 75% 7 32 5100 PNI 60% 34 100% 10 44 6:00 PM 90% 50 100% 10 60 7:00 PM 95% 53 100'% 10 63 9:001'M 100% 56 100% 10 66 9:00 PM 90% 50 1()0% 10 60 10:00 PM 90% 50 100% 10 60' 11:00 I'M 90% 50 85% 8 58 12:00 AM. 50% 28 50% 5 33 Notes: [I] Souice: ULI-Ui ban Land Institute"Shared Parking,"Second Edition,2005.. [2] Parking rates for all land uses based on ULI procedure nortanlized to express percentage in terms of nbsulule peak demand mhos.Breakdown of guest vs.employee 131 Percentage of perk parking demand factors resect reintionships between weekday parking demand ratios.and peak parking demand ratios,its summarized in Table 2.2 of the "Shared Puling"manual. Appendix E-6 OFFICE WEEKEND.SHARED PARKING DEMAND ANALYSIS 11] Lido Marina Village,Newport Beach Land Usc Office Size 6.291 I(SF Pkg liatcl2] 4 IKSF Crass 26 Spaces 5 aces 2 Visitors c. 24 Nm .S c. Shared 'time %Of a Of y Of N of Parking of Day peak 131 Sraces Peak 131 Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 2% 0 2"% 0 b 8:00 AM 6% 0 6%^ 1 1 9:00 AM. 8% 0 8%" 2 2 10:00 AM 9% 0 9% 2 2 11:00 AM 10"/0 0 10% 2 2 12:00 PM 9% 0 9% 2 2. 1:00 PM 8% 0 8'% 2 2 21001'M 6% 0 6'% 1 1 3:00 I'M 4% 0 4% 1 1 4:00 PM 2% 0 2% 0 0 5:00 I'm I% 0 1%° 0 0 6:00 PM 1% 0 1% 0 0 7:00 I'M 0%u 0 0%^ 0 0 8:00 I'M 0% D 0% 01 0 9:00 PM U% 0 0%, 0 0 16:001'M 0% 0 0% 0 0 11:00 PM b'% 0 0G1 0 6 12:00 AM b% D U% 0 0 [1] Source: ULI-Urban Lund Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses based on UI,1 procedure normalized to express percentage in terms of nbsolule peak demand ratios,.Breakdown of guest vs.employee [3] percentage of peak parking demand factors reflect relationships between weekday parking dennad mhos and peak parking demand rutins,us summarized in 7lible 2-2 of die"Shared Parking"manual. 245 E-�+ APPENDIX F UU SHARED PARKING ANALYSIS WORKSHEETS SENSITIVITY SCENARIO B UNSCOTT,Lnw&GREENSPAN,engineers LLO Ref.2.13.3412 Lido Marina Village,Newport Beach N334W.3133412•Lido M.H.. illoar.Newport B.00A,,0\3413 ApaWixDMdm dm 240 Appendix Table F•1 SHOPPING CENTER(TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS[1j. Lido Marina Village,Newport Beach Lrmd Use Shopjdng Center Crypfcal Days) Sixe 14.000 KSI 1'kD 12a1e121 4.0 IKSP CrOSti 51.Spaces 41 Guest S.c. 10 Crap.S e. Shared T1me %Of tl Of % HOf Parking of Day Peak 13 S aces kL3L was Demand 6:00 AM1% 0 9% I 1 7:00 AM 5% 2 14% I. 3 8:00,AM 14% 6 36% 4 III 9:00 AM 32'%n 13 68% 7 20 10:00 AM 59% 24 77% 8 32 11:00 AM 77% 1 32 86% 9 41 12:00 I'M X86% 35 90% 9 44 1:001'M 90% 37 90% 9 46 2:001'M 16% 35 90% 9 44 3:00 PM 81% 33 90% 9 42 4:001'M 81% 33 90% 9 42 5:001'M .86% 35 _ 86% 9 44 6:00 PM 869/6 35 86% 9 44 7:00 PM; C72% 30 86% 9 44 8:00 I'M' 84% 8 38 9:00 I'M. 68% 7 25 10:00 PM. 36% 4 I5 11:00 PM14% 1 512:00 AM N(114G; [I] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking mlcn fur oil land uses based on ULI procedure nonnulimc!to express purecr age,in terms ofnbsolute peakdemand ratios.Breakdown ul'gucst vs.employee [31 Percentage ol'peak parking demand factors reflect relationships between weekday parking demand ratios and peak Barking demand mtiiis,as summarized in Tuble 2-2 Grille ';Shared,Parking"maned. Appendix Table F•2 FINEICASUAL DINING. WEEKDAY SHARED PARKING DEMAND ANALYSIS[7] Lido Marina Village,Newport Beach L:mA Use :Fine/Casual Dining Slzc 11.852 KSF Pirg WrteR1 --IKSF Cross 207 Spaces S acc4 175 Cuesi S e. 32 Emu.$ e. Shared 'rime % 11 Of 1%or HOf _ Parking of Day Peak 131 S races Pcelr 111 Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 'IS% 6 6 8:00 AM 0% 0 45% la 14 9:00 AM 0°% 0 68% 21 21 10:00 AM II4% 25 81% 26 51 11:00 AM 36% 63 81"/° 26 89 12700 I'M 604 119 8'1% 26 145 1:00 PM tib% 119 81% 26 145 2:00 PM 59% 103 81% 26 129 3:00 PM 36% 63 68%u 21 84 4=,I1M 45-A 79 - - 68°6i 21 100 5:00 PM 68% 119 90% 28 147 6:00 PMI 1 86% 151 90% 28 179 7:00 PM 90%. 158 90% 28 186 8:00 PM 90% 158 90% 28 186 9:00111VI 90% 158 90°% 28 186 10100 PMI 86% 151 90%i 28 179 11:00 I'M' 68% 119 77% 24 143 12:00 AM23% 40 32% 10 50 t'8r [I] Somtic: ULI-Urban Land institute"Slimed Perking,"Second Edition,2005. [21 Parking rates for till land uses based on UI,I procedure normalized to express percentage in terms of absolute peak demand'mhos.Breakdown of guest vs,employee 13 Percentage of peak parking denand i'nclors mllect relationships between weekday parking demand mus and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual. Appandlx Table F3 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS li] Lido Marina..Village,Newport Beach Land Use Office Size 6.291 KSP Pkg Rotel2l 4IICSF Cross 26 Spaces Spaces 2.Visilor S e. 24 Eire .Ste. Shared Thne Or ff Of Of mor .Parking of Day Tea1c[3 Spaces Penk 131 Spaces Demand 6:00 AM 0% 0 3% I. I. 7:00 AM 1"% 0 30% 7 7 8:O0 AM 20% 0 75% 18 18- 9:00AM 60% 1, 95% 23 24 10:00 AM 100'% 2 100"A 24 26 11:00 AM. 45% 1 1 100% 24 25 12:00 PM 13% 0 90% 22. 22 1100 PM 45% 1 96% 22 23 2:001'M 100% 2 100% 24 26 3:00 PM 45°% 1 too% 24- 25 4'.00 PM 1511. 0 90% 22 22 5;00 PM 10"% 0 50% 121'2 6:001'M 5% 0 25'% 1 6 6 7:00 PM 2%, 0 10% 2 2 8:00 PN•I I% 0 7'% 2 2 9:00 PNI 0°/n 0 3% 1 1 10:00 PM D°lo 0 1% 0 0 11:00 PM 0°/ 0 01Y° 0 0 12:00 AM 0°/" 0 0% 0 0 hLg [I) Source: 'ULI-Urban Ltmd lus(Rute"Shared Parking,"Second Edition,2005. [21 Parking rates for all land uses based on ULI procedure normalized to express percemage'in terms of absolute peak demand ratios.Breakdown.of guest vs.empluyce [3) Pereeninge orpenk parking demand Iimtars roncel relationships belrw:en weekday parking demand ratios and peak parking demand radios,as suiomarized in•fable 2.2 of lhe'Shared Parking"manual. Appendix Table F•4 SHOPPING CENTER(TYPICAL DAYS( WEEKEND SHARED PARKING DEMAND ANALYSIS(1) Lido Marina Village,Newport Beach Land Use Shopping Center(Typical Days) Sizc 14.000 KSP Vkg ILtlel2i 4.0/KSP 'GI'USY 51 Spaces 'S mets 41 Guest S c. I11 Emp.S c. Shared Time Or 11 Of %,Of #Of Parking ol'Dny Penit 3 Spaces Pen 1< 3 Smct_s Demand 6:00 AM 1% 0 10% 1 1 7:00 AM 5% 2 15% 2 4 8t00,AM 10% 4 40% 4 81 9;00 AM 30% '12 75% 8 20 10:00 AM 50'% 21 85% 9 30 11:00 AM10% 27 95% 10 37 12:00 I'M33 100°% '10 43 1:00 PM 37 100% IU 47 2:00 I'M. 41 100% 10 51 3;00 PM 41 111000/ IU 51 4:00 PM 39 10000% 10 49 5:00 PNI 37 95% 10 47 6100 PM 33 85°% 9 42 7:00 PM 31 80% a 39 9:OOPM 27 75% 8- 35 9:00I'm 21 65%n 7 28 10;00 Ph1 14 45°/ 5 19 11:00 I'M 6' 15% 2 8 .12:00 AM ntr.: (11 Source: ULI-Urban Land Institute"Shared Parking;"Second Edition,2005. 1.2J Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak,demand ratios.Breakdown of guest vs.employee [31 Percentage of peal(parking demand fanciers reflect relationships between weekday parking demand ratios add peak parking demand ratios,as summarized in'I'abic 2.2 of the "Shared Parking"manual. V:-k\ 2�0 Appendix F-5 FINEICASUAL DINING WEEKEND SHARED PARKING DEMAND ANALYSIS ill Lido Marina Village,Newport Beach Ia+nJ Usc Fine/Casual Dining Sire 11.852 ICSF Phg wne[21 —/KSF Cross 207 Spaces S races 176 Guest S e. 31 Emp.S e. Shared Time '%Or 11 or %Of nor Parking, of Day Peak 131 Spaces Peak 131 Spnces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 20% 6 6 8:00 AM 0°% 0 30% 9 9 9:00 AM 0% 0 60% 18 18 10:00 AM 0% 0 75% 23 23 11;00 AM 1 15% 1 26 75% 1 23 49 12:00 I'M 509/. 88 75% 23 III 1:00 PKI 55% 97 75°/ 23 120 2:00 PM 45% 79 75°/, 23 102 3:00 PM 45% 79 75% 23 102 4:00 PM 45°% 79 75% 23 102 5:00 PM 60% :106 10U% 31 137 6:00 PM 90% ',158 100%, 31 189 7:00 PM 95% 167 100% 31 198 8:00 PM 100% 176 100% 31 2U7 9:00 PM 90"% 158 100°/ 31 189 10:00 pM 90% 158 100% 31 189 11:00 PM 911% 158 85% 26 184 12:OOAM. - 50% 88 50% 15 103 Notes: 111 Source: ULI-Urban Laid InsUwte"Shared Pocking,"Second Edition,2005. [21 Parking rales fur all land uses based on UIJ procedure nommlimd to express percentage in terms of absolute peak demand mhos.Breakdown ofguest vs.employee 131 Percentage of peak parting demand factors reflect relationships between weektiny parking demand ratios and peak parking demand milos,us summarized in Table 2-2 of the "Shared Parking"mount. F-S 251 Appendix F•6 OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS Ill Lido Marina Village,Newport Beach Land Use Office Sizc 6.291 KSF Pkg Rntcl2l 4IICSF _ Gross 26 Spaces S aces 2 Visitors c. 24 Em .S e. Shared Time X.Or NOr P/OI' .4 Or Parking of Da Peak 13 5 aces peak 131 ICU .Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 2% 0 2% 0 0 8:00 AM 6°% 0 6% I 1 9:00 AM 8% 0 8% 2 2 10:00 AM 9"% 0 4% 2 2 11;00 AM 10%r 0 10% 2 2 12:00 PM 9% 0 9% 2 2 1:00 PM 8% 0 8% 2 2 2:00 PM 6% 0 6% 1 1 3:001'M 4% 0 4% 1 1 4:00 PM 2'70 0 2% 0 0 5:00 PM '1% 0 1'%. 0 0 6:00 PM I% 0 11% 0 0 7:00TM TNE 0% 0 0 8:00 Phi 0% 0 0 9:00 PM 0'Y° 0 0 10:00 I'M 0% 0 6 11:00 PM 0'% 0' 0' 12:00 AM 0% 0 0 ea• [I] Source; ULI-Urban Laid Institute"Shnred parking,"Second Edition,2005. (2) parking mos for all land uses bused on ULI procedure normnlimd to express percentage in terns of absolute peak demand rains.nreakdom orguest vs,.employee C31 Percentage ol'peak parking demand lactors renect relationships between wcekdoy parking demand ratios and peak parking demand ratios,its summarized in Table 2.2 of the"Shared Parking'manual. F-u 252 Attachment No. PC 5 Redline changes proposed by Chairman Tucker on December 4, 2014 253 V� QP �P EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. UP2014-014 1. TheParking at subject property is intended to operate in an integrated manner under one permit. Therefore, each portion of subject property shall comply with the approved Parking Management PIanPfegrare dated November 13, 2014 prepared by LAZ Parking, and any amendments to the Parking Management PlanPregr-am shall be reviewed and be approved by the Community Development Director [Planning Commission?lprior to implementation. 2. In no case shall the intensity of land uses exceed the maximum gross floor area of uses identified the Land Use Summary dated November 3, 2014, attached to the December 4, 2014, Planning Commission staff report as Attachment No. PC 6. [Does this mean each type of use cannot be greater than what is shown even if another type of use is lesser. What if market pets smaller and retail gets bigger? And what is the measure of intensity of a land use? Do you mean the amount of square footage, or the types of uses of the square footage?] 3. Conditional Use Permit No. UP2014-014 (PA2014-002) sets forth the conditions under which a,&(;rizes a parking reduction from what would otherwise be required by the Zoning Codean par-1 ^^ ^ ^^^^^^ ^^+ ^'^^ and establishes the maximum intensity of uses within Lido Marina Village that may be allowed. ARdThis Use Permit does not authorize furtherer conditional use permits or minor use permits for any other activity where the Zoning Code requires said permits. 4. Prior to the approval of permits for uses in excess of Occupancy Scenario A or Occupancy Scenario B [I do not believe it is very clear as to what space Scenario B includes. Further, at some point, does the Applicant have to pick which of the Scenarios it will be operating under and therefore which space remains vacant? Who will keep track of what space is occupied and what is not versus what is allowed under this CUP?las identified in the approved Parking Demand Analysis dated November 14, 2014 prepared by Lindscott, Law & Greenspan MaRageMeRt Pla [probably be better to attach the Scenarios to the Use Permit so that everything is in one place. Otherwise, this may be a challenge to staff to figure this out years from now.l, the applicant shall submit a parking demand analysis prepared by a qualified traffic consultant or traffic engineer that identifies expected parking demands for the remainder of unoccupied spaces within the Lido Marina Village for review and approval by the City Traffic Engineer and Community Development Director. If the approved study does not shows that insufficient parking is available within Lido Marina Village to serve said uses, the applicant shall secure off-site parking to meet anticipated parking demands. Off-site parking shall be reviewed by the City Traffic Engineer and Community Development Director and shall be consistent with Section 20.40.110 of the Zoning Code [Isn't off-site parking usually a Commission approval? If so, is the Commission willing to delegate this oversight to the Director?l. Prior to the approval of any off-site parking lot, the Director shall provide notice and an opportunity to comment) to residents, businesses, and property owners within 100 is that enough of a distance?lfeet of the proposed parking lot. 26.5 Planning Commission Resolution No. Page 2 5. If off-site parking is secured and made available for patron use, the applicant shall provide appropriate signage indicating the availability and location of the off-site parking to the satisfaction of the Community Development Director. 6. Prior to the issuance of occupancy for restaurants within Lido Marina Village, the existing triple tandem parking spaces on fifth level of the parking structure shall be shall be removed. The parking structure shall provide a minimum of three hundred forty five (345) parking spaces and and a maximum of 26 tandem parking spaces. rls this right? LLG Study says 368 spaces in structure, but this indicates 371, right?] 7. Valet parking operations may be provided and shall be conducted consistent with the Parking Management Plan or as otherwise authorized in writing by the City Traffic Engineer. Valet parking service shall be provided when parking demand is expected to exceed 85% utilization of the parking structure. 8. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs Standards) of the Newport Beach Municipal Code. The applicant shall install and maintain appropriate public access signage for all public walkways. The size, location, and message of said public access signs shall be subject to the review and approval of the Director of Community Development. 9. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10. Fair share traffic fees apply for the addition of new exclusive outdoor dining patios and additional use intensity within Lido Marina Village [what is considered more intense?]. The applicant will be credited for existing uses and the loss of any gross floor area. Fair share fees shall be applied in accordance with the current fee schedule that is effective at the time eachef building permit is issued. 11. Should the property be sold or otherwise come under different ownership or control, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. [Maybe these conditions should be recorded so future owners see that parking is being handled in an integrated fashion.l 12. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 13. Conditional Use Permit No. UP2014-014 (PA2014-002) shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060.A (Time 250 Planning Commission Resolution No. Page 3 Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. The project 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. 15. This Conditional Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained 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. 16. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Conditional Use Permit No. UP2014-014 (PA2014-002), the including, but not limited to the Lido Marina Village Parking Management Plan, valet parking, any future off-site parking agreements, all non-standard or private improvements within the public right-of-way, and encroachments within any easements. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attomeys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 17. Adequate lateral public access along the entire project waterfront (3400-3450 Via Lido) shall be provided consistent with Coastal Land Use Plan policies. rpoes what is in place today not meet this requirement?lThe walkway shall be a minimum of 6 feet in width but preferably 10 feet wide or more. The final location, width, design of the walkway shall be reviewed and approved by the Harbor Resources Division and Community Development Director. Public access to the waterfront walkway shall be maintained at all times. This lateral access walkway shall be need tahe constructed prior to issuance any of permits by the Community Development Director for: 1) improvements within the existing public access easement along the waterfront; or 2) tenant improvements for uses in excess of Occupancy Scenario A or B as identified in the approved Parking Management Plan; whichever event comes first. How do TI's beyond Scenario A or B relate to the need to build the lateral walkway?] 18. A minimum of three public walkways shall be provided between Via Oporto and the lateral public access walkway along the waterfront. The walkways shall be a minimum of 257 Planning Commission Resolution No. Page 5 18. [Numbering is off as there is already a paragraph 18 and 191For existing fire access roadways, the minimum street width shall be 20 feet, with no parking on either side. The width shall be increased to 26 feet within 30 feet of a fire hydrant, with no vehicle parking allowed on either side of the street. Existing nonconforming conditions may remain until such time when the project site is redeveloped and all nonconformities shall be removed. No new structures will be allowed within fire access roadways without the prior review and approval of the Fire Department. 19. Where areas of No Parking are required due to access and roadway widths, No Parking signs and/or red curbing will be required and must comply with Newport Beach Fire Department Guideline C.02. 20. Valet drop-off and pick-up may be conducted in designated parking spaces along the Via Oporto curb and shall not be conducted in fire access roadways. 21. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 22. All improvements subject to an encroachment agreement or encroachment permit shall be constructed as required by Ordinance and the Public Works Department. 23. An encroachment permit shall be required for all work activities or development within the public right-of-way, any public easements, on City-owned utilities or City-owned property. 24. All non-standard or private improvements within Via Lido, Central Avenue, and Via Oporto (between Via Lido and Central Avenue) shall be reviewed and approved by the Public Works Department and City Council. An updated encroachment agreement and permit shall be completed for non-standard or private improvements prior to installation. 25. Prior to final inspection of encroachment permits for work within Via Lido, Via Oporto, " and Central Avenue, the applicant shall remove and replace any damaged concrete curb, gutter, sidewalk, or roadway per City Standards. Limits of repair or reconstruction shall be determined by the Public Works Department. 26. All parking spaces shall comply with City Standard #805-L-A&B. In addition, parking spaces and parking aisle widths within the parking structure shall comply with City Standard #805-L-A&B. 27. All improvements shall comply with the City's sight distance requirement, City Standard #110-L. 28. This Use Permit supersedes Use Permit No. 1636. 29. [Should there be a condition that makes it clear that none of the parking is for excursion boats absent a Marine Activities Permit on a case by case basis?] 252 Planning Commission Resolution No. Page 6 30. [Should there be a condition that there be at least one customer service ambassador available at specific (all business hours?) times to help out people that can't figure out how to get out of the parking structure and can push a button for help? Parking Management Plan says they "anticipate" having them. 1 2-7,31. [What if occupancy rights are granted and the Parking Demand Analysis turns out to be wrong? It does not look like there will be much on-street parking in the general area. x.59 Planning Commission - December 18, 2014 Item No. 2a: Additional Materials Received Lido Marina Village (PA2014-002) Ramirez, Brittany From: Nova, Makana Sent: Wednesday, December 17, 2014 11:10 AM To: Ramirez, Brittany Cc: Biddle, Jennifer Subject: FW: Lido Marina Village Parking Conditional Use Permit Hi Brittany, Please distribute the following correspondence to the Planning Commission for their consideration of Lido Marina Village. Msks+.oL Nevs I ASSISTANT PLANNER, AICP Planning Division I Community Development Department City of Newport Beach 100 Civic Center Drive I Newport Beach, CA 92660 P. 949.644.3249 m nova Cil new portbeachca gov www new portbe a ch ca gov H From: Larry Tucker [mailto:Tucker(cDGTPCenters.coml Sent: Wednesday, December 17, 2014 9:57 AM To: Mulvihill, Leonie Subject: Lido Marina Village Parking Conditional Use Permit Leonie, Through review of old staff reports and the original Kell use permit for the parking structure (vintage about 1972-1973), the following is roughly what has happened: 1. Prior to Koll's involvement in the project area in or about 1972, there was existing development in what was then called Lido Village as follows: Offices and Bank-- 28,400 s.f.; Retail--33,000 s.f.; Restaurants--11,400 s.f.; Medical Offices--7,600 s.f.;Apartments--24 units; and Marina --66 slips. There were 256 parking spaces in the area comprised of 58 spaces on the street; 27 spaces owned by the City but on City-owned lots and 171 off street spaces on private property (all or mostly in a single surface lot), or 256 spaces total. 2. Koll sought approval to increase the entitlement in the area to the following totals: Offices and Bank-- 55,836 s.f.; Retail --65,564 s.f.; Restaurants-- 11,400 s.f.; Marina -- 100 slips, with the medical office and apartments being demolished. There were proposed to be 446 parking spaces, 381 in a parking structure to be built by Koll; 38 spaces on the street(20 street spaces were lost due to the parking structure) and the 27 spaces owned by the City remained. The off street lot that accommodated the 171 spaces was replaced by the parking structure. 3. For reference,today,the parking count is shown in the staff report as follows: Parking structure--362 spaces and on-street and City owned lot of 46 spaces or a total of 408 spaces. 4. In the Koll project staff reports, staff indicated that"it appears that all of the existing commercial uses are nonconforming in regard to parking although several of the uses do provide some parking". Also, staff 1 Planning Commission - December 18, 2014 Item No. 2a: Additional Materials Received stated that "although this [171 space] parking lot is used to mee�Idoo MOO palr�r�g n�ed?i0 the��e), it should be pointed out that this is a private lot and is not required parking". 5. So, it appears that none of the existing commercial buildings that predated the Koll project were required to provide any parking, although some parking was actually provided. 6. When Koll processed its project,there was nothing that staff could do about buildings that did not have conforming parking, so staff only was able to address the parking demand that would be created by the added development. There was no practical ability to address that the then existing entitlement had no parking requirement. 7. The staff report noted that the project proposed to add 190 parking spaces but was creating demand for 228 parking spaces,then stated that"it should be noted that all of the parking requirements of this project are being met," although why that conclusion was reached is not clear to me. The staff report does note that the existing surface lot could have been developed, leaving the area woefully short of parking, with the implication that it was a good trade-off to ensure this lot continued to be used for parking (by effectively being the ground floor of a parking structure) and adding a lot more parking (by way of the structure) than the surface lot provided. So that brings us to today. Staff shows the existing development as follows: Retail --36,598 s.f.; Office--30,217 s.f.; Restaurant-- 23,566 s.f. with 3,223 s.f. of outdoor dining; Health and Fitness-- 14,027 s.f.; Boat Rentals and Sales -- 7,358 s.f.; Misc--263 s.f.; and 47 slips. DJM does not propose to increase the amount of building area, but does propose to add an additional 3,127 of outdoor dining space. Through re-striping street spaces from parallel to angled parking, 18 street spaces will be added and 4 spaces will be lost in the parking structure, so a total of 422 spaces will be available in the area. If the uses of the spaces desired by DJM were allowed, under the City's current parking code the project would be several hundred spaces short. In order to address the code parking shortfall, DJM had a parking demand analysis prepared and seeks a use permit to reduce the amount of code required parking based upon expected actual parking demand from the proposed uses. The parking demand analysis shows two alternatives that the parking consultant expects will more than max out the number of spaces that exist. Once DJM fills the project to a level contemplated in one of the two scenarios, DJM will not be able to lease any more of the space. So DJM wants to be able to update the parking demand analysis to see if there is more parking that is still actually available beyond the chosen scenario, or alternatively, seek off-site parking to allow more footage to be occupied. Off-site parking always sounds easier than it is because it is difficult to get a property owner to agree that its parking may be used by someone else for any length of time. If space is allowed to be occupied based upon an off-site parking agreement which is later terminated,then the City's solution has historically been that the property owner has to find acceptable alternative off-site parking, or cause the space that depends on the off-site parking to be vacated. Another complicating factor with the Lido Marina Village parking is while the parking structure is a private facility, it was originally permitted as a "public garage". In the typical development, required parking is for a project's customers and employees, not for any one else. In this case,the parking structure can be used by anybody. It could serve overflow Lido Theatre demand, or demand from Electra Cruises (discussed below). The City has granted several use permits that recognize that parking for those uses is expected to be in the parking structure. But the number of use permits and as well variances related to parking makes for a confusing regulatory framework if parking for the project were to be evaluated on a premises by premises basis using past use permits and variances as a guide. So the staff is suggesting addressing parking on an overall basis like the DJM plan were a new project since the space in the project has largely been vacated. As for Electra Cruises,their patrons are members of the public who could use the parking structure like any other member of the public since the structure is a public garage. However, at the current time, Electra's has no right to conduct cruises when it desires to do so (i.e. a by right use), but rather,the City will only grant a permit for Electra operated cruises out of Lido Marina Village if DJM has confirmed to the City that there is expected to be parking in the structure at the time of the specified cruise. That has not been an issue for a long time, if ever, due to the fact that the project has not been successful since Electra has been there (i.e. parking has been abundant in the structure). If DJM becomes successful in occupying much of its space, the situation with Electra could become an issue. The more successful the project becomes,the less frequently parking would be available for Electra's passengers. Nothing in the 2 Planning Commission - December 18, 2014 Item No. 2a: Additional Materials Received Use Permit process addresses the situation with Electra since the City has nOW sssYc?aiuse peram�tetFlat a�ow4tR0Efbctra cruise uses on a permanent basis. Thanks. Larry Tucker 3 Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Lido Marina Village (PA2014-002) RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2014- 014 AUTHORIZING A PARKING MANAGEMENT PLAN, A PARKING REDUCTION, AND OFF-SITE PARKING FOR LIDO MARINA VILLAGE (PA2014-002) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Lido Group Retail, LLC, with respect to Lido Marina Village located at 3636 Newport Boulevard, 3418-3444 Via Lido, 3400-3450 Via Oporto, and 3431-3505 Via Oporto requesting approval of a conditional use permit for a parking reduction, parking management plan, and off-site parking. The properties are legally described as a portion of S22356, Section 28, Lots 1 through 9 of Tract 1235, and Lots 1112 through 1125 of Tract 907. 2. The applicant requests a conditional use permit for a reduction in on-site parking requirements in conjunction with the renovation of uses within a shopping area known as Lido Marina Village. The requested reduction in on-site parking requirements is based upon anticipated parking demand over time taking into account the various uses at the site. The proposal also includes a parking management plan (PMP) pursuant to Section 20.40.110 and off-site parking pursuant to Section 20.40.100. 3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone and the Coastal Land Use Plan category is MU-W (Mixed-Use Water Related. 5. Use Permit No. UP1636 was approved in 1972 and authorized the construction of a public parking garage that exceeds the basic height limit within the 26/35 foot height limitation zone, and the acceptance of an Environmental Impact Report (EIR/NB 72-020). 6 A ShRrpd-^QP,^ ar,4 Parking Demand Analysis dated November 14, 2014, was prepared by Linscott Law & Greenspan, on behalf of the applicant, to determine the specific parking needs of the center. 7. A public hearing was held on December 4, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. The Planning Commission voted to continue the item to the December 18, 2014, meeting. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 6b%r�s jGf XiiJly8g&Q4-002) Page 2 8. A public hearing was held on December 18, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The proposed project is a parking reduction and PMP associated with the renovation and re-occupancy of an existing 112,029 square feet commercial area (Lido Marina Village). Interior and exterior changes to the existing commercial buildings are largely cosmetic, necessary repair and maintenance, or seismic upgrades. The gross floor area will not be increased and a maximum of 430 square feet of existing commercial floor area will be converted from retail uses to restaurant uses and approximately 3,127 square feet of additional outdoor dining areas will be located adjacent to existing commercial buildings. With the implementation of the Proposed PMP, parking necessary to meet actual parking demand will be provided by a combination of on-site parking and off-site parking consistent with Section 20.40.100 (Off-Site Parking). 2. The project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 (New Construction or Conversion of Small Structures). This Section exempts the construction and location of limited numbers of new, small facilities or structures (up to 10,000 square feet in area) and the conversion of existing small structures from one use to another where only minor modifications are made to the interior or exterior of the structure. Additionally, the proposed project is exempt from pursuant to Section 15301 (Existing Facilities). This section exempts interior and exterior alterations and small additions to existing structures when the changes involve a negligible or no expansion of existing uses. SECTION 3. FINDINGS. The existing parking structure was constructed pursuant to Use Permit No. UP1636 (as approved on December 14, 1972). Seatiaaatien of tThe parking structure is in substantial conformance with the UP1636 and requires no amendment. The request to modify parking is considered a substantial change where this Conditional Use Permit shall supersede UP1636. In accordance with Section 20.40.110.6.1 (Reduction in Off-Street Parking) of the Newport Beach Municipal Code), the following conditions are set forth for the parking reduction and PMP: Finding: A. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on- street parking available, greater than normal walk in trade, mixed-use development). Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60rfttjo� XiiJly8g&Q4-002) Page 3 Facts in Support of Finding: 1. A pParking dDemand aAnalysis dated November 14, 2014, prepared by Linscott Law & Greenspan, concluded that parking demand for the renovated Lido Marina Village can be accommodated within a combination of private and public spaces in the immediate area for most of the planned uses. The pParking 4Demand aAnalysis includes two partial occupancy4Yd4d-eu4 scenarios referred to therein as Scenario and A and Scenario B (attached as Exhibits C and D to this resolution) where only portions of the vacant spaces in Lido Marina Village wcould be leased and occupied and parking demand would be observed to see if additional parking intensive uses could be accommodated given limited parking resources within Lido Marina Village. If not, the applicant will be required to secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code in order to be allowed to occupy further building area. 2. Parking within Lido Marina Village includes a multi-level parking structure, parking within Central Avenue, Via Oporto (planned), and along the north side of Via Lido. All of these spaces are within a convenient distance to the uses they serve. The most remote spaces are located within 650 feet of the most remote uses; however the nasi majority of the spaces are located within the parking structure and" are located within 300 feet of uses. 3. The parking demand analysis is reliant upon modifications to the pedestrian and parking areas within the Central Avenue and Via Oporto rights-of-way. The parking demand analysis, proposed right-of way improvements, modifications to the Lido Marina Village parking structure, and proposed valet operations plan have been reviewed and found convenient, safe and effective by the City Traffic Engineer. Finding: B. A parking management plan (PMP) shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). Facts in Support of Finding: 1. The applicant has provided a PMP dated November 13, 2014, and prepared by LAZ Parking. The PMP provides a comprehensive strategy to manage the existing parking structure in Lido Marina Village including: valet operations, improvements to facilitate increased mobility for bicycles, pedestrians, & boats, the provision for future off-site parking when parking demand exceeds on-site supply, and limits on uses which generate higher parking demand. The Parking#affis Demand AnalVaiSsPUR includes two partial occupancy ~44d-^om scenarios where only portions of the vacant spaces in Lido Marina Village would be leased and occupied and parking demand would be observed to see if additional parking intensive uses could be accommodated given the limited parking resources within Lido Marina Village. If not, the applicant will be required to secure off-site parking, consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60r�s jGf XiiJly8g&Q4-002) Page 4 In accordance with Section 20.40.100 (Off-Site Parking) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: C. The parking facility is located within a convenient distance to the use it is intended to serve. On-street parking is not being counted towards meeting parking requirement. Facts in Support of Finding: 1. The Planning Commission shall review any proposed off-site parking locations to ensure that they are located a convenient distance from Lido Marina Village. If the distance necessitates it, a shuttle service will be provided for employees or patrons. 2. Fifty four (54) public and municipal metered spaces are available within Lido Marina Village with the planned improvements within the Central Avenue and Via Oporto public rights-of-way. These spaces do not contribute to satisfying the off-street parking requirement for Lido Marina Village; however, these public spaces will likely be utilized by visitors to Lido Marina Village due to proximity. The public spaces will remain available to the public and will not be controlled by the applicant. Finding: D. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. Facts in Support of Finding: 1. The Planning Commission and City Traffic Engineer shall review any proposed off-site parking locations to ensure that they are located and operated to avoid undue traffic hazards or impacts to surrounding uses prior to implementation. Prior to the approval of any off-site parking lot, notice shall be provided to residents, businesses, and property owners within 300 feet of the proposed parking lot. Finding: E. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Facts in Support of Finding: 1. Recorded or other binding agreements shall be provided to demonstrate that parking will be available to serve the uses within Lido Marina Village when the project demand requires. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60rfttjo� XiiJly8g&Q4-002) Page 5 2. Off-site parking for marine entertainment and excursion services may be provided at an off-site parking consistent with this Conditional Use Permit and Section 20.40.100 (Off-Site Parking) of the Zoning Code. 3. Appropriate signage shall be provided, indicating the availability of any off-site parking provided, subject to the review of the Community Development Director. 3-A. Off-site parking will be provided in accordance with in accordance with Section 20.40.100 (Off-Site Parking) of the Zoning Code. In accordance with Section 20.52.020.E (Conditional Use Permit, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: F. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: 1. The MU-W2 (Mixed-Use Water Related) land use designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. Although Lido Marina Village does not include residential uses, the proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are consistent with the MU-W2 (Mixed-Use Water Related) land use designation of the General Plan. 2. The Circulation Element Goal 7.1 (Parking) is to ensure that an adequate supply of convenient parking throughout the City. Analysis under the proposed Parking Demand Analysis and Implementation of the proposed PMP PMP will ensure that an adequate supply of parking is provided for Lido Marina Village based upon the shared use of parking within Lido Marina Village and future off-site parking for patrons or employees when parking demand warrants it. Any future off-site parking must meet the conditions of Section 20.40.100 (Off-Site Parking) of the Zoning Code to ensure the parking is convenient and available when it is necessary while minimizing other conflicts or nuisance to surrounding properties. 3. The project site is not located within a Specific Plan area, Finding: G. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60rfttjo� XiiJly8g&Q4-002) Page 6 Facts in Support of Finding: 1. The MU-W2 (Mixed-Use Water Related) zoning district applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor- serving commercial and residential dwelling units on the upper floors. The proposed mix of retail, marine-related commercial, service commercial, office, and restaurant uses are permitted or conditionally permitted in the MU-W2 (Mixed-Use Water Related) Zoning District. 2. The existing development within Lido Marina Village is nonconforming to the 0.5 Floor Area Ratio (FAR). The proposed renovation of the existing structures will not result in increases to the existing gross floor area and resulting FAR. 3. The proposed parking reduction and PMP are consistent with Section 20.40.110 (Adjustments to Off-Street Parking Requirements) of the Zoning Code based upon the findings contained within this resolution and implementation of the conditions of approval. 4. Off-site parking may be required and must be found consistent with Section 20.40.100 (Off-Site Parking) if it is required by the parking demand study for the implementation of Occupancy Scenario A or B (provided as Exhibits C and D to this resolution). Finding: H. The proposed project is consistent with applicable policies of the Coastal Land Use Plan that require public access to and along the waterfront. Facts in Support of Finding: 1. The project will include an improved public waterfront walkway no less than 6-feet wide, but preferably 10-feet wide across the entire project site 3400-3450 Via Lido. Public access between Via Oporto and the waterfront walkway will be provided by a minimum of three separate public walkways that will also be 6 feet in width. 2. The walkways will be improved and provided prior to issuance permits for outdoor patios in the existing public easement as identified in the approved PMP. 3. All public walkways will be open to the public at all times and appropriate coastal access signage will be provided. Finding: I. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60r�s jGf XiiJly8g&Q4-002) Page 7 Facts in Support of Finding: 1. The Lido Marina Village commercial area has been operating from its current location in Lido Village since the early 1970's and has been compatible with the commercial, institutional, and residential uses in the Lido Village area. The site has been operating with a significant number of vacancies for quite some time and revitalization of the area has been a priority of the City for quite a number of years. As a result, the City adopted the Lido Village Design Guidelines in 2012, to guide property owners toward making improvements to promote revitalization and compatibility. The proposed parking reduction and PMP will allow for the re-occupancy of Lido Marina Village with uses consistent with the General Plan and Zoning Code in an orderly way while ensuring that parking meets actual parking demand over time. 2. Lido Marina Village is a developed site. The applicant is not seeking any additional building area; however, the proposed changes in uses and the provision of exclusive restaurant dining areas will increase required parking as identified by the Zoning Code. Lido Marina Village will provide 368 private parking spaces and 54 public parking spaces for visitors to the area with the implementation of the proposed PMP. The PMP is a comprehensive parking management solution that includes additional off-site parking consistent with the requirements of the Zoning Code, should it prove necessary in the future as Lido Marina Village is re-occupied. As a result, the project site, with the implementation of the PMP, is physically suitable for the proposed mix of uses planned as parking will be supplied to meet actual parking demands. 3. This is an existing mixed-use district that is compatible with other commercial uses in the area. The restaurant uses included within Lido Marina Village will serve visitors, area businesses, and residents in furtherance of the City's Coastal Land Use Plan and the Coastal Act. 4. Adequate lateral and vertical public access, consistent with Coastal Land Use Plan policies, will be provided to Newport Bay as required by the conditions of approval. Finding: J. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The facts in support of Finding F support this finding and are incorporated by reference. 2. Emergency access to and through Lido Marina Village is currently provided from Central Avenue, Via Lido and Via Oporto. Fire access driveways and fire hydrants are currently provided and proposed changes to the rights-of-way have been reviewed and approved by the City Traffic Engineer and Fire Department as being safe, convenient and adequate to provide public and emergency vehicle access. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60r�s jGf XiiJly8g&Q4-002) Page 8 3. Lido Marina Village is presently served by public services and utilities and the overall renovation of the site involves very limited intensification that can be accommodated by existing public services and utilities. 4. The design of the improvements will comply with all Building, Public Works, and Fire Codes, and any restaurant uses will be reviewed by the Orange County Health Department. Finding: K. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The facts in support of findings A through G support this finding and are incorporated by reference. 2. The renovations to Lido Marina Village should have a positive impact on the area and may promote further revitalization of commercial properties in the Lido Village area. Potential restaurants within Lido Marina Village will require either a subsequent Minor Use Permit or Conditional Use Permit or an amendment to existing permits that will provide a public review process to ensure that the parking for said uses are consistent with the PMP and parking demand analysis. Additionally, the process will ensure that these uses will be compatible and not detrimental to the neighborhood or City. 3. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots, during business hours, if directly related to the patrons of the district. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2014-014 (PA2014-002), subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference, to replace and supersede Use Permit No. 1636. As a result, Use Permit No. 1636 is hereby rendered null and void. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning �brrs� �o�ii�l � 0� 14-002) Page 9 accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 18TH DAY OF DECEMBER, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60r�s jGf XiiJly8g&Q4-002) Page 10 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. UP2014-014 1. Parking at Lido Marina Village is intended to operate in an integrated manner under one permit. Therefore, each portion of subject property shall comply with the approved Parking Management Plan (PMP) dated November 13, 2014, prepared by LAZ Parking, and any amendments to the PMP shall be reviewed and be approved by the Community Development Director with notice on the Planning Commission agenda prior to expiration of the appeal period for decisions of the Community Development Director'^ o ,. 2. In no case shall higher intensity land uses (e.g. restaurant and nail salon that have a higher parking requirement than the base retail rate) exceed the maximum gross floor area of uses identified the Land Use Summary dated November 3, 2014, attached as Exhibit "B" to this resolution. 3. Conditional Use Permit No. UP2014-014 (PA2014-002) authorizes a parking reduction from what would otherwise be required by the Zoning Code and establishes the maximum intensity of uses within Lido Marina Village that may be allowed. This Use Permit does not authorize further conditional use permits or minor use permits for any other activity where the Zoning Code requires said permits. 4. Prior to the approval of permits for uses in excess of Occupancy Scenario A or Occupancy Scenario B as shown in Exhibits C and D, attached,- Tthe applicant shall submit a new Pparking Ddemand Aanalysis prepared by a qualified traffic consultant or traffic engineer that identifies expected parking demands for the remainder of unoccupied spaces within Lido Marina Village for review and approval by the City Traffic Engineer and Planning Commission. If the approved study does not show that sufficient parking is available within Lido Marina Village to serve said uses, the applicant maysha4 secure off-site parking to meet anticipated parking demands. Off- site parking shall be reviewed and approved by the City Traffic Engineer and Planning Commission prior to the implementation ofby the G;+„ T'^ffi^ F.^^'^^^F and o'^^^O^^ GGMFRi68l„^ pFier to the ^a Occupancy Scenario A or B and shall be consistent with Section 20.40.100 (Off-Site Parking) of the Zoning Code. Prior to the approval of any off-site parking lot, notice and an opportunity to comment shall be provided_to residents, businesses, and property owners within 300 feet of the proposed to lot. 5. If off-site parking is secured and made available for patron use, the applicant shall provide appropriate signage indicating the availability and location of the off-site parking to the satisfaction of the Community Development Director. 6. Prior to the issuance of occupancy for restaurants within Lido Marina Village, the existing triple tandem parking spaces on fifth level of the parking structure shall be shall be removed. The parking structure shall provide a minimum of three hundred forty five (345) parking spaces and 13 tandem parking spaces. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60rfttjo� XiiJly8g&Q4-002) Page 11 7. Valet parking operations may be provided and shall be conducted consistent with the PMP or as otherwise authorized in writing by the City Traffic Engineer. Valet parking service shall be provided when parking demand is expected to exceed 85percent utilization of the parking structure. 8. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs Standards) of the Newport Beach Municipal Code. The applicant shall install and maintain appropriate public access signage for all public walkways. The size, location, and message of said public access signs shall be subject to the review and approval of the Director of Community Development. 9. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10. Fair share traffic fees apply for the addition of new exclusive outdoor dining patios and additional use intensity within Lido Marina Village. The applicant will be credited for existing uses and the loss of any gross floor area. Fair share fees shall be applied in accordance with the current fee schedule that is effective at the time each building permit is issued. 11. Should the property be sold or otherwise come under different ownership or control, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 13. Conditional Use Permit No. UP2014-014 (PA2014-002) shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060.A (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. The project 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. 15. This Conditional Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60fiasfjo� XiiJly8g&Q4-002) Page 12 injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 16. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Conditional Use Permit No. UP2014-014 (PA2014- 002), the including, but not limited to the Lido Marina Village PMP, valet parking, any future off-site parking agreements, all non-standard or private improvements within the public right-of-way, and encroachments within any easements or access walkways. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 17. Adequate lateral public access along the entire project waterfront (3400-3450 Via Lido) shall be provided and maintained consistent with Coastal Land Use Plan policies. The walkway shall be a minimum of 6 feet in width but preferably 10 feet wide or more. Minor encroachments may be permitted into the existing public access easement with the approval of a Public Works encroachment permit, provided adequate access will be maintained. The final location, width, design of the walkway shall be reviewed and approved by the Harbor Resources Division and Community Development Director. Public access to the waterfront walkway shall be maintained at all times. 18. A minimum of three vertical public walkways shall be maintained between Via Oporto and the lateral public access walkway along the waterfront, consistent with Coastal Land Use Plan policies. The walkways shall be a minimum of 6 feet in width but preferably wider. Minor encroachments may be permitted by the Community Development Director provided adequate access will be maintained. The three public walkways shall not be gated or otherwise blocked and shall be open for public access at all times. a. One walkway shall be provided and maintained at 3448 Via Oporto (APN 423-123- 04). b. The second walkway shall be provided and maintained between 3424 and 3432 Via Oporto (APN 423-123-06) where an existing public access easement is currently located. c. The third walkway shall be located at 3400-3420 Via Oporto (APN 423-123-07) with the final location to be reviewed and approved by the Community Development Director. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60r�s jGf XiiJly8g&Q4-002) Page 13 19. Off-site parking for marine entertainment and excursion services may be provided at off-site parking locations with this Conditional Use Permit and Section 20.40.100 (Off- Site Parking) of the Zoning Code. 20. For existing fire access roadways, the minimum street width shall be 20 feet, with no parking on either side. The width shall be increased to 26 feet within 30 feet of a fire hydrant, with no vehicle parking allowed on either side of the street. Existing nonconforming conditions may remain until such time when the project site is redeveloped and all nonconformities shall be removed. No new structures will be allowed within fire access roadways without the prior review and approval of the Fire Department. 21. Where areas of No Parking are required due to access and roadway widths, No Parking signs and/or red curbing will be required and must comply with Newport Beach Fire Department Guideline C.02. 22. Valet drop-off and pick-up may be conducted in designated parking spaces along the Via Oporto curb and shall not be conducted in fire access roadways. 23. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 24. All improvements subject to an encroachment agreement or encroachment permit shall be constructed as required by Ordinance and the Public Works Department. 25. An encroachment permit shall be required for all work activities or development within the public right-of-way, any public easements, on City-owned utilities or City-owned property. 26. All non-standard or private improvements within Via Lido, Central Avenue, and Via Oporto (between Via Lido and Central Avenue) shall be reviewed and approved by the Public Works Department and City Council. An updated encroachment agreement and permit shall be completed for non-standard or private improvements prior to installation. 27. Prior to final inspection of encroachment permits for work within Via Lido, Via Oporto, and Central Avenue, the applicant shall remove and replace any damaged concrete curb, gutter, sidewalk, or roadway per City Standards. Limits of repair or reconstruction shall be determined by the Public Works Department. 28. All parking spaces shall comply with City Standard #805-L-A&B. In addition, parking spaces and parking aisle widths within the parking structure shall comply with City Standard #805-L-A&B. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60r�s jGf Xiijly8g&Q4-002) Page 14 29. All improvements shall comply with the City's sight distance requirement, City Standard #110-L. 30. This conditional use permit supersedes Use Permit No. UP1636,- except Tthis Use Permit continues to authorize the existence^^�tiOR of a public parking garage that exceeds the basic height limit up to 35 feet in height. Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60fi jGt Xiijly8g&Q4-002) Page 15 EXHIBIT "B" LAND USE SUMMARY DATED NOVEMBER 3, 2014 Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60rfttjo� Xiijly88&Q4-002) Page 16 EXHIBIT "C" OCCUPANCY SCENARIO A rnq 8 Q 0 N O N O O ' W N � N � ^ O S � N W N w 2 ZN Z LJ 0 j H , ® u I © psS Lo I _ 1 N� m ,l O � i ♦ � �_ OOH r P _ N N 1 O _CCC � �i • _ N 5 [3 N • W N SSS � m V •i 1N J% A � •1 O� O y QYYY ) 111(\ N • _ 11II1 � Planning Commission - December 18, 2014 Item No. 2b: Additional Materials Received Planning 60rfttjo� Xiijly8g&Q4-002) Page 17 EXHIBIT "D" OCCUPANCY SCENARIO B o a m m r_ 7 n O \n O 1O .i e1 h C M N < O1 p zWz to W U3 m w ui __[T� LL itLLJQ7 yua�l ]CS[. ;fug+ 'r 0000IIUII o LO LIC N •• • -\ • _ a a. N N t U O � F .l^ O • N r m • m �N 1 •• O \ 00 4 H v a \4N15 N \ e w ilii m $ko/ Planning Commission - December 18, 2014 Item No. 2c: Additional Materials Presented At Meeting Lido MarinaVillagem aVrlKin4-002'CUP g t , i 4 •� r it Conditional Use Permit No. UP2014-014 (PA2014-002) .• Planning Commission Public Hearing December 18, 2014 Planning Commission - December 1 Item No. 2c: Additional - - At - •• Marina Village " 1 11 Ownership Interestsin LMV 9 e: MpWpyyc $ �4 1; Neg��E N]e�YMfW 1'+101 awe Fee Simple f Elk's Lodge k (�`� 9,849 sq It = A (0.23 acres) �,,. �Q� Leasehold �.°I° yo• Son-site ;: � �'• '`'; d spaces and ;L� ¢ $o, a 38 spacessM .� Not a Part after bpm in ¢ / „ye^ municipal lot I W Y wax: I :ami W � p w z 19].+8 l\ 99• ri I e Y pd I I I is°'o:s _� n9-MNeO' UDI �, +I,0' ,y C m III WIN $}II]L1Z 1 O W P I y \'Qj�- R.1'r xesae'y w OJ e-ta w I PARCEL O ' ,y� / u7] LP'"�¢ �J ,;• �Ke9v>'ye'w zu.er 9ey.M•ux.]- - .,. ` /¢ / �. • w � Q I I .:a ,c9.00T -- uss. sew! � � i ~ I I1 s ...Lido Shops weo)'aw O I ' I �k�. a I n 12,090 sq it(0.28 ac) i j I nonconforming to parking` +yxa9' +oo. m.w Q; a xsem'3s'w 3s..m — __ 35135'/W..935.uM O-pn] ��` 2 Planning Commission - December 1 Item No. 2c: Additional - - At - •• Marina Village " 1 11 Draft Resolution for Approval Revised draft resolution has been provided : Incorporates redline comments per Chairman Tucker Includes staff formatting changes to the findings for approval 07/13/2012 Community Development Department- Planning Division 3 Planning Commission - December 18, 2014 Item No. 2c: Additional Materials Presented At Meeting Lido Marina Village (PA2014-002) • t 1• *• 1 f 1 T r I For more information contact: Makana Nova,Assistant Planner 949-644-3249 m nova(a)newportbeachca.gov www.newportbeachca.gov