HomeMy WebLinkAbout3.0 - Magic Nails Use Permits - PA2015-194 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
November 5, 2015 Meeting
Agenda Item No. 3
SUBJECT: Magic Nails CUP - (PA2015-194)
3404 Via Lido
Conditional Use Permit No. UP2015-044
APPLICANT: Magic Nails
OWNER: A Square, LLC, Diana Thomas
PLANNER: Brenda Wisneski, Deputy Community Development Director
(949) 644-3297, bwisneski@newportbeachca.gov
PROJECT SUMMARY
A conditional use permit to reduce the required parking spaces associated with a new
nail salon which will have six stations.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-044
(Attachment No. PC 1).
INTRODUCTION
Project Setting
The subject property is located near the northwest corner of Via Oporto and Via Lido.
The property is developed with a two-story building containing two suites at the street
level and two office suites on the second level. The building was constructed in 1956
and is undergoing renovation with a design theme consistent with Lido Marina Village.
The nail salon proposes to occupy the rear of the ground level suite at 3404 Via Lido
and take access from the alley. A jeweler would occupy the front of the suite. The
adjacent ground level suite (3406 Via Lido) has been leased to a retail business. The
existing development is nonconforming as no parking is provided on-site.
Surrounding uses include Lido Marina Village, a retail/office destination, which
surrounds the subject property to the north, east, and west. Via Lido Plaza, a retail
shopping center is located to the south across Via Lido. Site photographs of the subject
property and surrounding uses are included as Attachment No. PC 3.
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Magic Nails CUP
Planning Commission, November 5, 2015
Page 2
VICINITY MAP
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Subject
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GENERAL PLAN ZONING
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LOCATION GENERAL PLAN ZONING CURRENT USE
MU-W2 (Mixed-Use MU-W2 (Mixed-Use Retails (Ground Level)
ON-SITE Water Related Water Related Office 2nd Level
MU-W2 (Mixed-Use MU-W2 (Mixed-Use
NORTH Water Related Water Related Lido Marina Village Retail Center
SOUTH CG (General CG (Commercial Lido Plaza-Retail Shopping
Commercial) General Center
MU-W2 (Mixed-Use MU-W2 (Mixed-Use
EAST Water Related Water Related Lido Marina Village Retail Center
WEST M Water(Rela ed)Mixed-Use MUWater(Rela ed se Lido Marina Village Retail Center
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Magic Nails CUP
Planning Commission, November 5, 2015
Page 3
Background
The subject business, Magic Nails, occupied 3418 Via Lido, Unit B for the past 19 years
and seeks to relocate to 3404 Via Lido. Both properties have no on-site parking. An
off-site parking agreement had previously been in place for the uses at 3404 Via Lido to
utilize the off-site parking structure, but that agreement has expired.
On December 18, 2104, the Planning Commission approved a Conditional Use Permit
allowing 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. Five parcels (3405 Via Oporto, 3404, 3410, 3416, and 3430 Via Lido),
including the subject property, were not included in this approval and each have no on-
site parking. Therefore, any uses on these parcels which require more than one space
per 250 square feet require a conditional use permit to reduce their parking
requirements. In March 2015, a Conditional Use Permit was approved for a coffee shop
to locate at 3405 Via Oporto.
Project Description
The applicant requests a Conditional Use Permit to accommodate a new tenant, Magic
Nails, to occupy a portion of the ground level suite located at 3404 Via Lido. The
ground floor totals 2,850 square feet. The adjacent retail suite is 1,425 square feet.
The jeweler would occupy 875 square feet and Magic Nails proposes to occupy 550
square feet for no more than six stations.
No more than six employees would be present at the site. The hours of operation would
be 9:00 a.m. to 7:00 p.m. Monday through Saturday.
Conditional use permit approval is necessary to reduce the required parking spaces
because the subject property does not provide on-site parking.
DISCUSSION
Consistency with General Plan/Coastal Land Use Plan/Zoning
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 building sites on or near the bay. The project would
allow for the continuation of a use which was previously located in the area. The proposed
project requires a conditional use permit to authorize a reduction in parking because no
on-site parking is provided. A nail salon at this location will be a complimentary use to
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Planning Commission, November 5, 2015
Page 4
other uses in the area and will continue to serve patrons from the surrounding
neighborhoods.
Under the General Plan land use designation of MU-W2, the Floor Area Ratio (FAR) for
the subject property is limited to 0.5 for nonresidential development. The existing building
is nonconforming because it exceeds the FAR limit. The proposed application will not
result in an increase in the gross floor area or FAR.
Parking Modification
In accordance with Section 20.38.060 (Nonconforming Parking) of the Zoning Code, the
use may be changed without providing additional parking, provided the new use
requires no more than one space per 250 square feet of gross building area. If the new
use requires more parking, the new use must provide the additional parking equal to a
difference between the two. In this case, no on-site parking is provided, which results in
a six parking space credit under this provision. Thus, a reduction in the off-street
parking requirement of five parking spaces is necessary. Table 1 summarizes the
parking requirements.
Table 1
Parking Requirements
Use Parking Standard Required Parkin
Historic Use I Retail — 1,425 sq.ft. 1 per 250 sq.ft. 6 spaces
Historic use 6 space credit
Proposed Use Retail— 875 sq.ft. 1 per 250 sq.ft. 4 spaces
Salon —550 sq.ft. 1 per 80 sq.ft. 7 spaces
Proposed uses 11 spaces required
5 parking space deficit
Parking Management Plan
A parking management plan is necessary to mitigate impacts associated with a
reduction in the number of required parking spaces. In accordance with Section
20.40.110 (Adjustments to Off-Street Parking Requirements), the Planning Commission
must also consider whether sufficient data is provided 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) in conjunction with a parking management plan. In
November, 2014, a parking study was prepared for the Lido Marina Village parking
structure located at 3434 Via Lido (Attachment No. PC 4). The study details the
availability of parking in the area and although the subject site was not specifically part
of the study or the Lido Marina Village Parking Management Plan, the availability of
parking in the street and in the nearby public parking structure are applicable to this
project.
Magic Nails CUP
Planning Commission, November 5, 2015
Page 5
The following conditions are applicable to the proposed project, which reduce the
overall parking demand of the proposed nail salon:
• Captive Market. Land uses in Lido Marina Village that are within close proximity
of one another generate the opportunity for shared trips. Also, Lido Marina
Village contains on-street parking along Via Lido, Via Oporto, and Central
Avenue that is available to patrons.
• Different Peak Periods. The Parking Management Plan provides details
regarding the peak demand for the proposed use in relation to surrounding retail,
restaurant, and office uses. The proposed nail salon will close at 7:00 p.m. and
on Sundays which will complement the peak periods of restaurants. The Lido
Marina Village area offers public parking. A potential impact between uses may
occur on weekend days during the summer season when demand for parking is
at its greatest. However, the use will serve visitors at Lido Marina Village, thereby
not always generating a new trip.
• Promoting pedestrian and bicycle access to the subject property to limit the
impact on off-street parking. Lido Marina Village is characterized by a higher
level of pedestrian and bicycle traffic. The nail salon has been a tenant in the
area for 19 years and has many patrons who reside in the nearby area and opt to
walk or bike to the facility.
In a dense commercial environment with multiple uses within close proximity, each
building may not need a full supply of parking. The location of land uses within walking
distance of one another generates the opportunity for shared trips and there is a
component of walk-in patronage from nearby areas.
In conclusion, the proposed nail salon is a neighborhood serving use which is consistent
with the City's goals and objectives for Lido Marina Village. Staff recommends approval
of the subject application and the reduction of required off-street parking.
Conditional Use Permit Findings
The requested reduction in the parking requirement requires the approval of a conditional
use permit. Pursuant to Section 20.52.020.F (Findings and Decision) of the Newport
Beach Municipal Code, the Planning Commission must make the following findings in
order to approve 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 this 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;
Magic Nails CUP
Planning Commission, November 5, 2015
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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;and
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.
Sufficient facts exist in support of each finding. The use is consistent with the purpose
and intent of MU-W2 (Mixed-Use Water Related) General Plan land use designation
and Zoning District. The MU-W2 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. Personal service uses
can be expected to be found in this area and similar locations and are complementary
to the surrounding commercial uses.
The proposed use is located in a district which is subject to a captive market that results
in shared trips, different peak periods for a variety of land uses, and a high level of
pedestrian and bicycle activity. These characteristics will reduce the parking demand to
a number lower than the required parking. Public parking is provided nearby along Via
Lido and Via Oporto to accommodate the proposed use.
Alternatives
1. The Planning Commission may suggest specific project modifications or
operational changes that are necessary to alleviate concerns. If the changes are
substantial, the item should be continued to a future meeting to allow redesign of
the project.
2. If the Planning Commission believes that there are insufficient facts to support
the findings for approval, the Planning Commission should deny the application
request (Attachment No. PC 2).
Environmental Review
The project is categorically exempt under Section 15301, of the California
Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). The Class
1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing,
or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The
proposed project involves a reduction in the parking requirement associated with a new
use. Therefore, the project qualifies for a categorical exemption under Class 1.
Magic Nails CUP
Planning Commission, November 5, 2015
Page 7
If denied, projects which a public agency rejects or disapproves are not subject to the
California Environmental Quality Act (CEQA) review, pursuant to Section 15270 of the
CEQA Guidelines.
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 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:
rn-��
r n a Wisnes i, ICP, Deputy Director
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Site Photos
PC 4 Lido Marina Village Parking Demand Analysis, November 2014
PC 5 Project plans
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Attachment No. PC 1
Draft Resolution for Approval
With Findings and Conditions
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE
PERMIT NO. UP2015-044 TO MODIFY THE PARKING
REQUIREMENTS ASSOCIATE WITH A NAIL SALON LOCATED
AT 3404 VIA LIDO (PA2015-194)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by J. Scott Souders on behalf of Magic Nails, with respect to
property located at 3404 Via Lido, and legally described as N-Tract: 1235 Block: Lot 3,
and Assessor Parcel Number 423-122-09 requesting approval of a Conditional Use
Permit.
2. The applicant proposes to operate a nail salon within a portion of a tenant suite.
Conditional use permit approval is necessary to reduce the required parking spaces
through the approval of a parking management plan because the subject property
does not provide on-site parking.
3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning
District and the General Plan Land Use Element category MU-W2 (Mixed-Use Water
Related).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-W (Mixed-Use Water Related).
5. A public hearing was held on November 5, 2015, 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. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities). The Class 1 exemption includes the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of existing public or private structures,
facilities, mechanical equipment, or topographical features, involving negligible or no
expansion of use.
2. The proposed project involves a reduction of the parking requirement associated with
a permitted use within an existing structure. Therefore, the project qualifies for a
categorical exemption under Class 1.
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Planning Commission Resolution No.
Page 2 of 7
SECTION 3. REQUIRED FINDINGS.
The proposed use, a nail salon is a permitted use within the Mixed use Water Related zoning
district. The requested reduction in the parking requirement is required approval of a conditional
use permit per Section 20.40.110.B (Reduction of Required Off-Street Parking).
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:
A. 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
the subject property does not include residential uses, the proposed personal service
use is consistent with the visitor-serving land uses intended for 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 is available throughout the City. The proposed use would include
six chairs for providing nail service. Therefore the number of patrons would be limited.
Analysis provided by the Lido Marina Village Parking Demand Analysis demonstrates
that an adequate supply of parking is provided based upon the shared use of parking
within Lido Marina Village.
3. The project site is not located within a Specific Plan area.
Finding:
B. 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. Nail salons are
classified as permitted uses within the MU-W2 (Mixed-Use Water Related) Zoning
District.
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Planning Commission Resolution No.
Page 3 of 7
2. A total of five (5) parking spaces to accommodate the nail salon are waived with this
approval. No on-site parking is required to accommodate the establishment. The
reduction in the parking requirement is consistent with Section 20.40.110 (Adjustments
to Off-Street Parking Requirements) of the Zoning Code based upon the captive
market conditions in Lido Marina Village that result in shared trips and the high level of
pedestrian and bicycle activity from nearby patrons.
3. The existing development is nonconforming to the 0.5 Floor Area Ratio (FAR). The
proposed interior renovation of the existing structure will not result in an increase to
the existing gross floor area and resulting FAR.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding:
1. The commercial building was previously occupied by a retail use. The front portion of
the suite, to be accessed from Via Lido, will be occupied by a jeweler. The Nail Salon
will be accessed from the rear alley. The location is compatible with other nail salon
may also be an important visitor-serving use that benefits the area, which is in
furtherance of the City's Coastal Land Use Plan and the Coastal Act.
2. The subject property is located in a relatively dense village area with multiple uses
within a short distance of each other. Lido Marina Village is conducive to a significant
amount of walk-in patrons. No on-site parking is available for the subject property but
adequate parking is provided in the area. Public parking exists in the vicinity along Via
Lido and Via Oporto.
3. The proposed use will not necessitate high levels of lighting or illumination and all
outdoor lighting must conform to Newport Beach Municipal Code Section 20.30.070
(Outdoor Lighting).
Finding:
D. 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 project site is located within an existing commercial building and the tenant space
is appropriate for a nail salon. The design, size, location, and operating characteristics of
the use are compatible with the surrounding neighborhood. The remaining portion of the
ground level tenant space will be utilized for retail purposes.
07-22-2014
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Planning Commission Resolution No.
Page 4 of 7
2. Although the site does not provide on-site parking, the proposed use is located in a
district which is subject to a captive market that results in shared trips, different peak
periods for a variety of land uses, and a high level of pedestrian and bicycle activity.
These characteristics reduce the demand for parking to serve the proposed use.
Adequate parking is provided nearby along Via Lido and Via Oporto to accommodate
the proposed use.
3. Adequate public and emergency vehicle access, public services, and utilities exist for
the site.
4. The design of the tenant improvements will comply with all Building, Public Works, and
Fire Codes, and will be approved by the Orange County Health Department.
Finding:
E. 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 project includes conditions of approval to ensure that potential conflicts with the
surrounding land uses are minimized to the greatest extent possible. The limited number
of patrons to the facility would reduce potential impacts to surrounding land uses and
sufficient parking is available in the area to accommodate the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Conditional
Use Permit No. UP2015-044 (PA2015-194), subject to the conditions set forth in Exhibit
A, which is attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen (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 5T" DAY OF NOVEMBER, 2015.
AYES:
NOES:
07-22-2014
Planning Commission Resolution No.
Page 5 of 7
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Chair
BY:
Peter Koetting, Secretary
07-22-2014
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Planning Commission Resolution No.
Page 6 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
1. Use Permit No. UP2015-044 shall expire unless exercised within twenty-four (24) months
from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions)
of the Newport Beach Municipal Code, unless an extension is otherwise granted.
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Violation of any of
those laws in connection with the use may be cause for revocation of this Use Permit.
4. This Conditional Use Permit may be modified or revoked by the City Council or
Planning Commission should they determine that the proposed uses or conditions
under which it is being operated or maintained is detrimental to the public health,
welfare or is materially injurious to property or improvements in the vicinity or if the
property is operated or maintained so as to constitute a public nuisance.
5. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Use Permit or the processing
of a new Use Permit.
6. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
7. The hours of operation shall be limited between 9:00 a.m. and 7:00 p.m., Monday
through Saturday. No more than six nail stations shall be established.
8. 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 of the restaurant, during business
hours, if directly related to the patrons of the establishment surrounding residents.
9. A copy of this resolution shall be incorporated into the Building Division and field sets
of plans prior to issuance of the building permits.
10. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Conditional
Use Permit file. The plans shall be identical to those approved by all City departments
07-22-2014
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Planning Commission Resolution No.
Page 7 of 7
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately
depict the elements approved by this Conditional Use Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the
plans.
11. To the fullest extent permitted by law, 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 the Magic Nails Conditional Use Permit including, but
not limited to, Conditional Use Permit No. UP2015-044 (PA2015-194). 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.
07-22-2014
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Attachment No. PC 2
Draft Resolution for Denial
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING CONDITIONAL USE
PERMIT NO. UP2015-0044 TO MODIFY THE PARKING
REQUIREMETNS ASSOCIATED WITH A NAIL SALON
LOCATED AT 3404 VIA LIDO, SUITE B (PA2015-194)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by J. Scott Souders on behalf of Magic Nails, with respect to
property located at 3404 Via Lido, and legally described as N-Tract: 1235 Block: Lot 3,
and Assessor Parcel Number 423-122-09 requesting approval of a Conditional Use
Permit.
2. The applicant proposes to operate a nail salon within a portion of a tenant suite.
Conditional use permit approval is necessary to reduce the required parking spaces
through the approval of a parking management plan because the subject property
does not provide on-site parking.
3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning
District and the General Plan Land Use Element category MU-W2 (Mixed-Use Water
Related).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-W (Mixed-Use Water Related).
5. A public hearing was held on November 5, 2015, 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 . Pursuant to Section 15270 of the California Environmental Quality Act (CEQA)
Guidelines, projects which a public agency rejects or disapproves are not subject to
CEQA review.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020.F (Findings and Decision) of the Zoning Code, the
Planning Commission may approve a use permit only after making each of the five required
findings set forth in Section 20.52.020.F. In this case, the Planning Commission was unable
to make the required findings based upon the following:
21
Planning Commission Resolution No. ####
Page 2 of 3
1. The Planning Commission determined, in this case, that the proposed use permit for
the reduction of parking is inconsistent with the legislative intent of Title 20 of the
NBMC.
2. The design, location, size, and operating characteristics of the use are not compatible
with the allowed uses in the vicinity.
3. The site is not physically suitable in terms of design, location, shape, size, operating
characteristics. The property does not provide on-site parking to accommodate the
proposed use. The Planning Commission does not consider the existing structure on
the subject property a unique circumstance resulting in any necessity to warrant
approval for a reduction in the off-site parking requirement through the approval of a
parking management program.
4. The proposed use is neither required by code nor necessary for the enjoyment of the
property. If desired, and as shown through previously approved building permits, the
subject property can be utilized to comply with the requirements of the NBMC and be
used for general commercial or retail uses.
5. The subject property is consistent in orientation, size and shape with typical lots in this
neighborhood which are designed with commercial and mixed-use development.
Parking is already deficient in this district. Operation of the use at the location
proposed would be detrimental to the harmonious and orderly growth of the City.
6. Granting of the use permit would provide special privileges to the subject property as
the City has required the minimum parking provided by the Zoning Code in similar
circumstances with nonconforming commercial uses.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use
Permit No. UP2015-044 (PA2015-194).
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
PASSED, APPROVED, AND ADOPTED THIS 5th DAY OF NOVEMBER, 2015.
AYES:
NOES:
ABSTAIN:
07-22-2014
22
Planning Commission Resolution No. ####
Page 3 of 3
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Pater Koetting, Secretary
07-22-2014
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Attachment No. PC 3
Site Photos
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Attachment No. PC 4
Lido Marina Village Parking Analysis
Summary Only. Figures and tables available
upon request.
29
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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 f
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
M IG" ft."d IM
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.
32
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.
33
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.
3.4
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.
3.�
• 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).
so
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.
37
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
38
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
39
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
40
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.
-r{-1
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
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Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - NOVEMBER 5, 2015
PLANNING COMMISSION—NOVEMBER 5, 2015
ITEM NO. 3a:ADDITIONAL MATERIALS RECEIVED
MAGIC NAILS PARKING WAIVER (PA2015-194)
-----Original Message-----
From: Dina [mailto:dinamoatazedi@gmail.coml
Sent: Wednesday, November 04, 2015 11:24 AM
To:Wisneski, Brenda
Subject: Magic Nails
Dear Ms. Wisneski,
I am writing to show my support for our local nail shop.This shop has been on Lido long before I moved to the
neighborhood seven years ago. I have a weekly tradition of walking over the bridge from our home on Via Eboli with
my mom and my daughter and getting our nails done together. It's this type of ritual that makes living on Lido special
for my family.The women who work at Magic Nails have become our friends over the years. Magic Nails is a local
favorite and as much apart of Lido's history as the historic theatre and Woody's. I am in favor of the Lido Village
renovation and am excited about the new businesses coming to the area. I just want to see my favorite nail shop stay
in the village. I understand that the issue is related to parking, but so many of us walk and ride our bikes to get our nails
done.
Sincerely,
Dina Moatazedi
117 Via Eboli
Newport Beach, Ca 92663
t
Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - NOVEMBER 5, 2015
PLANNING COMMISSION—NOVEMBER 5, 2015
ITEM NO. 3b:ADDITIONAL MATERIALS RECEIVED
MAGIC NAILS PARKING WAIVER(PA2015-194)
From: Cynthia koller [mailto:gracenblOyahoo.com]
Sent: Wednesday, November 04, 2015 9:19 PM
To: Brown, Leilani
Subject: Fw: MAGIC NAILS PARKING WAIVER
----- Forwarded Message -----
From: cynthia koller<gracenb1 CcDvahoo.com>
To: "pzak newportbeachca.gov"<pzak@newportbeachca.gov>; "eweigand .newportbeachca.gov"
<eweigand mewportbeachca.gov>; "ray.lawler .hines.com" <ray.lawler hines.com>; "bhillgren(dhighrhodes.com"
<BHillgren .HighRhodes.com>; "pkgleneagles .gmail.com" <pkgleneagles .gmail.com>; Tim Brown <tim-
brown(gDsbcglobal.net>; "kkramerCa)pacifichospitality.com"<kkramer(?�pacifichospitality.com>;
"lbrown(cDnewportbeach.ca.gov" <Ibrown(cDnewportbeach.ca.gov>
Cc: Diane Dixon <ddixon(cDnewportbeachca.gov>; Lori Morris <IorlrmorrisCcDgmaII.com>; Linda Klein
<Iklein14(cDme.com>; Bettina Deininger<bettina22Cc roadrunner.com>; Bobbie Fesler<bobbief100ame.com>; George
Schroeder<schroederg(a)gmail.com>; Kathryn Branman <kbranman(@gmail.com>; Ken Darleen Kuhlmann
<darleenku hl(c)yahoo.com>
Sent: Wednesday, November 4, 2015 9:17 PM
Subject: MAGIC NAILS PARKING WAIVER
PLEASE ENTER INTO THE PUBLIC RECORD:
COMMISSIONERS;
I have lived permanently in West Newport for the last 13 years and I have been a client of Magic
Nails for a good part of those years. This is a business that withstood the recession and the blight of
Lido Village and managed to keep the ladies and yes some gentlemen very happy through it all.
Over the years our city has worked with many business owners here on the Peninsula providing
accommodations. We are hopeful you will do the same for Magic Nails and grant the requested
parking wavier so Magic Nails can continue to serve their very large, loyal costumer base.
Respectfully,
Cindy Koller
West Newport
i
z
Magic Nails CUP
Reduction in on -site parking requirements
j
115 'j-
Planning
15j-Planning Commission, November 5, 2015
3404 Via Lido
-
Conditional Use Permit No. UP2015-044 (PA2015-194)
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Vicinity Map
b
� .� P ♦! �� � ,.raj uy �+
\ A
O _
;1 ` F Subject '-
b
r Property
ol
� 4po i4 9Aoo i \
� .
;: • `ate
i
,3
,mow 34?3
07/13/2012 Community Development Department - Planning Division 2
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
f
a
07/13/2012 Community Development Department- Planning Division 3
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Alley Entrance •
lon
•I �3
4 � '
I
�t !
07/13/2012 Community Development Department- Planning Division 4
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Adjacent Land Uses
i
y :art[
07/13/2012 Community Development Department- Planning Division 5
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
agic Nails Parking Waiver 194)
�dEW�R>
A
Floor Plan
V
a
cqC/FORNP
ONail Salon Jeweler
550 sq.ft. 875 sq.ft.
v El El El El
Q
Retail
1,425 sq.ft.
07/13/2012 Community Development Department - Planning Division 6
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Parking Requirements
Required
• - Parking
' - 1 ,425 sq.ft. 1 : 250 sq.ft. 6 spaces
(credit)
Retail 875 sq.ft. 1 : 250 sq.ft. 11 spaces
Salon 550 sq.ft. 1 : 80 sq.ft.
Parking Deficit 5 spaces
07/13/2012 Community Development Department - Planning Division 7
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Parking Demand Analysis
CompletedAugustof 2013 to reflect future
occupancy of Lido Marina Village .
Shortfall of loo spaces at 6 : oo p . m . on
Saturday.
Real -time data to be collected with re -
occupancy of Lido Marina Village .
07/13/2012 Community Development Department- Planning Division 8
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
LMV Parking Analysis
ya a
NIB'20•J9•f .S @Q
�f
2911
N09.09 w 122
W
Fee Simple
Ieev f I EIKs Lodge
9,849 sq It �A
(0.23 acres) g "� "��. O�T Leasehold
f ,e•°i „• Sion-site
R g"g I soaces and ^E e
6 k• 38 spaces Not'99 8`-®ia C Not a Part
Q--f after bpm in eP
municipal lot `d
salvor 191.16
a � II i e_rese'is I I ejJ �A �
e°m59r n s i € II ��a
n a I I
O
V
n! � P
�"•�� Subject
PropertyA
, �lie
y �
l I E 109i'JM1yW� BC 9e• ���PPPIII���
I j nonconformingto a ng` _
Q� iJia.35'/BTV�'3]5 4M•a]-]al , • 9
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Parking Management
Lido Marina Village area
Captive Market — many uses in close proximity
generate the opportunity for shared trips .
Different Peak Periods — Nail salon different peak
hours than retail, office, and restaurant uses .
High pedestrian and bicycle access — in close
proximity of residential
07/13/2012 Community Development Department- Planning Division 10
i
r
46
y�N
*i
a
ti
4
r
I _
For more information contact: -
Makana Nova,Associate Planner
949-644-3249
mnova@newportbeachca.gov
www.newportbeachca.gov
Magic Nails CUP
Reduction in on -site parking requirements
j
115 'j-
Planning
15j-Planning Commission, November 5, 2015
3404 Via Lido
-
Conditional Use Permit No. UP2015-044 (PA2015-194)
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Vicinity Map
b
� .� P ♦! �� � ,.raj uy �+
\ A
O _
;1 ` F Subject '-
b
r Property
ol
� 4po i4 9Aoo i \
� .
;: • `ate
i
,3
,mow 34?3
07/13/2012 Community Development Department - Planning Division 2
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
f
a
07/13/2012 Community Development Department- Planning Division 3
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Alley Entrance •
lon
•I �3
4 � '
I
�t !
07/13/2012 Community Development Department- Planning Division 4
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Adjacent Land Uses
i
y :art[
07/13/2012 Community Development Department- Planning Division 5
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
agic Nails Parking Waiver 194)
�dEW�R>
A
Floor Plan
V
a
cqC/FORNP
ONail Salon Jeweler
550 sq.ft. 875 sq.ft.
v El El El El
Q
Retail
1,425 sq.ft.
07/13/2012 Community Development Department - Planning Division 6
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Parking Requirements
Required
• - Parking
' - 1 ,425 sq.ft. 1 : 250 sq.ft. 6 spaces
(credit)
Retail 875 sq.ft. 1 : 250 sq.ft. 11 spaces
Salon 550 sq.ft. 1 : 80 sq.ft.
Parking Deficit 5 spaces
07/13/2012 Community Development Department - Planning Division 7
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Parking Demand Analysis
CompletedAugustof 2013 to reflect future
occupancy of Lido Marina Village .
Shortfall of loo spaces at 6 : oo p . m . on
Saturday.
Real -time data to be collected with re -
occupancy of Lido Marina Village .
07/13/2012 Community Development Department- Planning Division 8
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
LMV Parking Analysis
ya a
NIB'20•J9•f .S @Q
�f
2911
N09.09 w 122
W
Fee Simple
Ieev f I EIKs Lodge
9,849 sq It �A
(0.23 acres) g "� "��. O�T Leasehold
f ,e•°i „• Sion-site
R g"g I soaces and ^E e
6 k• 38 spaces Not'99 8`-®ia C Not a Part
Q--f after bpm in eP
municipal lot `d
salvor 191.16
a � II i e_rese'is I I ejJ �A �
e°m59r n s i € II ��a
n a I I
O
V
n! � P
�"•�� Subject
PropertyA
, �lie
y �
l I E 109i'JM1yW� BC 9e• ���PPPIII���
I j nonconformingto a ng` _
Q� iJia.35'/BTV�'3]5 4M•a]-]al , • 9
Planning Commission - November 5, 2015
Item No. 3c: Additional Materials Presented at Meeting
194)
Parking Management
Lido Marina Village area
Captive Market — many uses in close proximity
generate the opportunity for shared trips .
Different Peak Periods — Nail salon different peak
hours than retail, office, and restaurant uses .
High pedestrian and bicycle access — in close
proximity of residential
07/13/2012 Community Development Department- Planning Division 10
i
r
46
y�N
*i
a
ti
4
r
I _
For more information contact: -
Makana Nova,Associate Planner
949-644-3249
mnova@newportbeachca.gov
www.newportbeachca.gov