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3.0 - C2 Educational Systems - PA2016-114
CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 18, 2016 Agenda Item No. 3 SUBJECT: C2 Educational Systems (PA2016-114) 2121 E. Coast Highway Conditional Use Permit No. UP2016-030 APPLICANT: Coast Business Center OWNER: Coast Business Center, LP PLANNER: Jaime Murillo, Senior Planner (949) 644-3209, jmurillo@newportbeachca.gov PROJECT SUMMARY A conditional use permit to allow a tutoring center for students from 3rd grade through 12th grade. The proposed use would be located in an approximately 1,700-square-foot tenant space within the ground-level of an existing commercial office building. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2016-030 (Attachment No. PC 1). INTRODUCTION Project Setting The property is referred to as the Coast Business Center and is located at the southwesterly corner of East Coast Highway and Avocado Avenue in Corona del Mar. The site is developed with a 31,806-square-foot, two-level office building with two-levels of subterranean parking containing 142 parking spaces. Adjacent land uses include the Corporate Plaza office complex to the north, a three-level office building and two-level parking structure to the west, a three-level residential condominium complex to the south, and a 76 gasoline service station and residential duplexes to the east across Avocado Avenue. 1 V� QP �P C2 Educational Systems Planning Commission, August 18, 2016 Page 2 VICINITY MAP P , ' Subject Property 2A I ANN, GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial Office General (OG) Office building Office (CO-G) Regional Commercial Corporate Plaza Planned NORTH Office (CO-R) Community (PC-17) Office buildings Multiple-Unit Residential Multi-Unit Residential SOUTH RM RM Residential condominiums EAST CO-G OG Office building and parkin Corridor Commercial Commercial Corridor WEST (CC) and Two-Unit (CC) &Two-Unit Gas station and residential Residential (RT) Residential (R-2) duplexes 3 C2 Educational Systems Planning Commission, August 18, 2016 Page 3 Project Description The proposal is to establish a tutoring center specializing in academic assistance, test preparation, and college admission counseling for students from 3rd grade through 12th grade within a vacant 1,700-square-foot ground floor tenant space of the existing commercial office building. According to the applicant, approximately 60 percent of students will be between the ages of 14 to 17, with the balance being under 14. Instruction will be provided within five partially divided tutoring rooms. The facility would also include two testing rooms, a sales office, and a reception area. The applicant states that typical peak occupancy would consist of one manager, three teachers, and nine students. Proposed hours of operation are as follows: Table 1: Hours of O eration During School Year Das of Week Hours Sessions Monday-Thursday 1:30 p.m. to 9:30 p.m 3:30 —5:20 p.m. Sessions end 5:30 —7:20 p.m. 10 min. prior to 7:30 —9:20 p.m. next session to Saturday 9:00 a.m. to 5:30 p.m. 9:00— 11:20 a.m. relieve overlap 11:30 a.m. — 12:50 p.m. of students 1:00-2:50 p.m. 3:00-4:50 p.m. Table 2: Hours of Operation During Summer Recess Das of Week Hours Sessions Monday—Thursday 9:00— 11:20 a.m. Sessions end 9:00 a.m. to 5:30 p.m 11:30 a.m. — 12:50 p.m. 10 min. prior to Saturday 1:00—2:50 p.m. next session to 3:00—4:50 p.m. relieve overlap of students It is anticipated that most students will be dropped off due to the age of students and duration of sessions. A waiting room for parents is intentionally omitted to avoid parents distracting tutoring activities. Proposed alterations are limited to interior remodel of the tenant space. No exterior alterations are proposed. A detailed project description is included as Attachment No. PC 3. 4 C2 Educational Systems Planning Commission, August 18, 2016 Page 4 DISCUSSION Analysis General Plan and Coastal Land Use Plan Consistency The subject property is designated General Commercial Office (CO-G) within the Land Use Element of the General Plan and General Commercial Office (COG-B) within the Coastal Land Use Plan, which are intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. Other uses may be permitted in accordance with these designations. The tutoring center is consistent with these designations because it will provide a support service to the community. Zoning Code Consistency The subject property is located within the Office General (OG) Zoning District, which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. Schools are a permitted use subject to the approval of a use permit. Schools are defined as public or private academic educational institutions or schools providing specialized education/training, including tutoring centers. Off-Street Parking The property currently provides a total of 142 off-street parking spaces. However, the property was originally constructed in 1984 with a total of 146 parking spaces. Four of the parking spaces have since been eliminated due to re-striping for Americans with Disabilities Act (ADA) parking requirements associated with tenant improvements, resulting in a current parking supply of 142 spaces. Pursuant to Municipal Code Section 20.40.110, the Director has administratively approved a reduction to the parking requirements due to ADA requirements. Parking Requirements — Proposed Tutoring Facility Pursuant to Zoning Code Section 20.40.040 (Off-Street Parking Spaces Required), off- street parking for schools is established by conditional use permit based on the specific characteristics of the use. To assist with the establishment of a reasonable parking requirement and evaluate the parking utilization of the building, a parking study was prepared by Kunzman Associates, Inc., a professionally licensed traffic engineering and transportation planning firm (Attachment No. PC 4). To determine the appropriate parking requirement, the following primary factors were considered: 1) the number of faculty (teachers and manager); 2) the number of students; and 3) whether or not students would drive to the facility. Based on the proposed facility layout and scheduling 5 C2 Educational Systems Planning Commission, August 18, 2016 Page 5 data from the applicant, a parking requirement of 7 spaces was established as illustrated in Tables 3 & 4 below. The applicant anticipates approximately four staff members and nine students to be on-site during peak periods. The facility is open to 3`d grade through high school students and projected that 70 percent of students are younger than 16 years old and 30 percent of students are of driving age. Therefore, parking was established at a rate of one per staff plus one per driving age student. Table 3: Established Parking Requirement for Tutoring Center Week Days During School Year Description Time Period 9:00 AM to 2:00 PM 2:00 PM to 5:00 PM 5:00 PM to 9:00 PM Manager 1 1 1 Teacher 0 2 3 Students Driving 0 2 3 A e 30% Not Driving 0 (4) (6) Age 70% Potential 1 5 7 Parked Vehicles Table 4: Established Parking Requirement for Tutoring Center Saturdays $ M-Th During Summer Description Time Period 9:00 AM to 11:30 a.m. — 1:00 — 2:50 3:00 — 4:50 11:20 PM 12:50 p.m. p.m. p.m. Manager 1 1 1 1 Teacher 3 3 2 1 Students Driving Age 3 3 3 2 30% Not Driving (6) (6) (4) (1) A e 70% Potential 7 7 6 4 Parked Vehicles It should be noted that prior use of the space as general office use also required approximately 7 spaces (1,712 square feet divided by 250 square feet equals 6.8 parking spaces); therefore, the proposed use will have a similar parking demand as that of the previous requirement. The result of this requirement is an overall parking demand for the center of 138 spaces as shown in Table 5 below, which can be accommodated on-site. C2 Educational Systems Planning Commission, August 18, 2016 Page 6 Table 5: Code Required Parking Based on Use Parking Ratio Required Spaces Use Floor Area (SF) (Space per SF) Parking Actual Medical 6,361.20 1:250 25.44 Office Allocation 13,075.51 1:200 65.38 Vacant Medical suite 180a 1,566.96 1:200 7.83 General Office 8,656.58 1:250 34.63 Vacant General Office suite 255 433.59 1:250 1.73 Per use permit Tutoring Center 1,712.16 See Tables 3 & 4 7 Total Required 31,806 142 spaces -4 space reduction due to ADA 138 spaces Parking Provided 142 spaces Parking Surplus 4 spaces Actual Parking Utilization Although not required in this case due to the ability to meet the Code required parking, the parking study prepared by Kunzman Associates also analyzed whether adequate parking is available within the parking structure to accommodate the proposed use based on actual parking utilization. The analysis considers actual demand generated by the occupied medical and general office space (28,093 square feet), parking required for vacant medical and office space (2,001 square feet), and the proposed tutoring center. A factor of safety is also included to account for variation in counts. Table 6: Projected Parking Demand Spaces Average Peak Demand Observed (28,093 sq. ft.) 87 Vacant Medical Office Space (1,567sq. ft. / 1 per 200 sq. ft. 8 Vacant Office Space 434 sq. ft. / 1 per 250 sq. ft. 2 Tutoring Center (7 spaces) 7 Overage Factor 10% of 87 9 Demand / Available 113 / 142 Surplus 29 Surplus without Overage 38 Parking counts conducted Tuesday, June 7, 2016, between 9:00 a.m. and 6:00 p.m., and on Tuesday, July 12, 2016, between 9:00 a.m. and 6:00 p.m. C2 Educational Systems Planning Commission, August 18, 2016 Page 7 As shown, the analysis projects peak demand of 115 parking spaces, and concludes that the existing supply of parking will adequately meet anticipated demand. The property is developed as an office complex and is anticipated to remain occupied by office uses long term, suggesting that the projected demand will remain consistent. Given the surplus of parking, staff does not believe dedicated or reserved parking spaces are needed within the structure for student drop-off. In addition, on-street parking is readily available outside the building on Avocado Avenue, which offers additional opportunity for parking and drop-off. Use Permit Findings Pursuant to Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the Zoning 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; 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, nor 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. Staff believes sufficient facts exist to support the Conditional Use Permit for the proposed tutoring center as demonstrated in the draft Resolution (Attachment No. PC 1). The proposed use is consistent with the Zoning Code and General Plan and will provide an opportunity for educational growth and development. The proposed tutoring center will operate within a tenant space in an office complex and will function similar to other office uses. In addition, no group activities, seminars, or outdoor activities are proposed limiting any concern regarding noise and compatibility with allowed uses in the vicinity. The location of the building and design of the parking structure allows for adequate public and emergency vehicle access. Due to the surplus of parking as illustrated by the parking utilization study, adequate spaces will be available within the structure for students dropped off without impacting vehicular circulation for existing users of the site. The number of parking spaces on-site will adequately accommodate 2 C2 Educational Systems Planning Commission, August 18, 2016 Page 8 peak summer demand (summer recess) and will provide additional availability during the off peak season (school year) when fewer clients are anticipated. Based on characteristics of the use, the operation proposed will not be detrimental to the growth of the City or constitute a hazard to the safety and general welfare of people working or residing in the neighborhood. Alternatives The Planning Commission may also approve a modified project or deny the application. Should the Planning Commission determine that the required findings cannot be made, the attached Resolution for Denial (Attachment No. PC 2) is provided to facilitate the denial of the project, and would require additional information or findings that the Planning Commission may deem necessary or warranted. Environmental Review Staff recommends that the Planning Commission find the project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). Class 1 exempts projects involving negligible or no expansion of a use including but not limited to interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. The proposed project is limited to interior improvements to convert a previous office use to a tutoring center and involves no expansion in floor area. No traffic impacts are expected and parking on-site is available to accommodate the use. 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: Submitted by: Ja' a Murillo, Senior Planner 9 C2 Educational Systems Planning Commission, August 18, 2016 Page 9 ATTACHMENTS PC 1 Draft Resolution of Approval with Findings and Conditions PC 2 Draft Resolution of Denial PC 3 Project Plans PC 4 Parking Study F:\Users\PLN\Shared\PA's\PAs-2016\PA2016-114\PA2016-114 Staff Report.docx 10 Attachment No. PC 1 Draft Resolution of Approval 11 V� QP �P 2� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2016-030 FOR A TUTORING CENTER LOCATED AT 2121 EAST COAST HIGHWAY (PA2016-114) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Coast Business Center, with respect to property located at 2121 East Coast Highway, and legally described as Parcel 2 of Parcel Map No. 80-711 requesting approval of a conditional use permit. 2. The applicant requests a conditional use permit to allow a tutoring center (Schools, Public and Private) specializing in academic assistance, test preparation, and college admission counseling for students from 3rd grade through 12th grade within an existing two-story office building. 3. The subject property is located within the Office General (OG) Zoning District and the General Plan Land Use Element category is General Commercial Office (CO-G). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is General Commercial Office (COG-B). 5. A public hearing was held on August, 18, 2016, 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). 2. Class 1 exempts projects involving negligible or no expansion of a use including but not limited to interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. 3. The proposed project is limited to interior improvements to convert a previous office use to a tutoring center and involves no expansion in floor area. No traffic impacts are expected and parking on-site is available to accommodate the use. 13 Planning Commission Resolution No. #### Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) 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 subject property is designated General Commercial Office (CO-G) within the Land Use Element of the General Plan which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. Other uses may be permitted in accordance with this designation. 2. The principal use of the facility is a tutoring center specializing in academic assistance, test preparation, and college counseling, and is consistent with the General Plan designation because it will provide a support service to the community. 3. The subject property 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 subject property is located within the Office General (OG) Zoning District, which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. Schools are a permitted subject to the approval of a conditional use permit. Schools are defined as public or private academic educational institutions or schools providing specialized education/training, including tutoring centers. 2. Pursuant to Section 20.40.040 (Off-Street Parking Spaces Required), parking ratios for a private educational facility use (Schools, Public and Private) are as required by use permit approval. To assist with the establishment of a reasonable parking requirement and evaluate the parking utilization of the building, a parking study was prepared by Kunzman Associates, Inc., a professionally licensed traffic engineering and transportation planning firm. Based on the proposed facility layout and scheduling data from the applicant, a parking requirement of 7 spaces was established at a rate of one per staff plus one per driving age student. It should be noted that prior use of the space as general office use also required approximately 7 spaces (1,712 square feet 03-03-2015 -1 4 Planning Commission Resolution No. #### Page 3 of 7 divided by 250 square feet equals 6.8 parking spaces); therefore, the proposed use will have a similar parking demand than the previous requirement and no change in overall peak parking demands for the complex would result. Adequate parking exists within the 142 space parking garage to accommodate the proposed use. 3. The project will comply with all Building, Public Works, and Fire Codes and will comply with all other applicable requirements of the Zoning Code and Municipal Code. 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 project will be located in an office complex and will function similar to other office uses based on the hours of instruction that are typical of surrounding office uses. During the summer, trips to the site will generally occur during the peak periods of each day (beginning, middle, and end), consistent with office uses. During the school year, trips to the site generally occur during late afternoons and on Saturdays, when the other office users are generally closed. 2. The proposed conversion of office space to a tutoring center involves a tenant improvement at the first floor of an existing two-story office building with no expansion in floor area. 3. No group activities, seminars, or outdoor activities are proposed limiting any concern regarding noise and compatibility with allowed uses in the vicinity. 4. The proposed conditions of approval ensure that the potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. 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 has demonstrated that it is physically suitable to support the existing office development on the property. The addition of a tutoring center that will function similar to an office use will not alter the site's ability to provide public and emergency vehicle access or public services and utilities. 03-03-2015 15 Planning Commission Resolution No. #### Page 4of7 2. The project site has demonstrated that it is physically suitable to accommodate the flow of office workers to the site and the proposed tutoring facility is expected to generate similar traffic and parking demands. 3. The parking study prepared by Kunzman Associates, Inc., included a parking utilization analysis that considered actual demand generated by the occupied medical and general office space (28,093 square feet), parking required for vacant medical and office space (2,001 square feet), and the proposed tutoring center. The analysis projects a peak demand of 115 parking spaces, resulting in a 29-space surplus. Therefore, the existing supply of parking within the structure will adequately meet anticipated demand. The property is developed as an office complex and is anticipated to remain occupied by office uses long term, suggesting that the projected demand will remain consistent. In addition, on-street parking is readily available outside the building on Avocado Avenue, which offers additional opportunity for parking and drop- off. 4. The Public Works Department, Building Division, and Fire Department have reviewed the project proposal and provided conditions of approval so as to maintain adequate access, public services, and utilities to the existing development. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor 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 proposed project is intended to support the community and is designed to be compatible with existing office uses on-site. 2. Based on the parking analysis prepared by Kunzman Associates, Inc., the number of available on-site parking spaces is expected to accommodate peak demand and student drop-off. 3. The project site operates as an office complex with all activities contained indoors. The proposed operation will take place indoors consistent with surrounding uses and does not constitute a hazard to public convenience. 4. Multiple entrances are provided into the building allowing for the flexibility in the drop- off and pick-up of clients, which will minimize any potential conflicts on-site. 5. Based on characteristics of the use and the conditions of approval, the operation proposed will not be detrimental to the growth of the City or be detrimental to the safety and general welfare of people working or residing in the neighborhood. 03-03-2015 10 Planning Commission Resolution No. #### Page 5 of 7 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2016-030, 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 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 18T" DAY OF AUGUST, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 03-03-2015 27 Planning Commission Resolution No. #### Page 6 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan and floor plans stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2016-030 shall expire unless exercised within 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. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Conditional Use Permit. 5. A total of 7 parking spaces shall be available for the tutoring center. 6. Hours of instruction shall be limited between the hours of 8:00 a.m. and 10:00 p.m., daily. 7. All activities shall be conducted indoors. 8. Strict adherence to maximum occupancy limits is required. 9. 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. 10. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Conditional Use Permit or the processing of a new Conditional Use Permit. 11. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 12. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 03-03-2015 12 Planning Commission Resolution No. #### Page 7 of 7 13. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:OOAM Between the hours of and 10:OOPM 10:OOPM and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 45dBA 60dBA 45dBA 50dBA 100 feet of a commercial property Mixed Use Property 45dBA 60dBA 45dBA 5OdBA Commercial Property N/A 65dBA N/A 60dBA 14. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 15. Storage outside of the building, in the front or at the rear of the property, shall be prohibited with the exception of the required trash container enclosure. 16. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 17. 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 C2 Educational Systems including, but not limited to Conditional Use Permit No. UP2016-030 (PA2016-114). 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. 03-03-2015 29 V� QP �P �o Attachment No. PC 2 Draft Resolution of Denial 21 V� QP �P RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2016-030 FOR A TUTORING CENTER LOCATED AT 2121 EAST COAST HIGHWAY (PA2016-114) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Coast Business Center, with respect to property located at 2121 East Coast Highway, and legally described as Parcel 2 of Parcel Map No. 80-711 requesting approval of a conditional use permit. 2. The applicant requests a conditional use permit to allow a tutoring center (Schools, Public and Private) specializing in academic assistance, test preparation, and college admission counseling for students from 3rd grade through 12th grade within an existing two-story office building. 3. The subject property is located within the Office General (OG) Zoning District and the General Plan Land Use Element category is General Commercial Office (CO-G). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is General Commercial Office (COG-B). 5. A public hearing was held on August, 18, 2016, 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. The Planning Commission may approve a conditional use permit only after making each of the required findings set forth in Section 20.52.020 (Conditional Use Permits and Minor Use Permits). In this case, the Planning Commission was unable to make the required findings based upon the following: 2S Planning Commission Resolution No. #### Page 2 of 2 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2016-030, 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 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 18T" DAY OF AUGUST, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 03-03-2015 24 Attachment No. PC 3 Project Plans 25 V� QP �P PA2016-114 Attachment No. PC 3 - Project Plans C p 0 A o4 Interior Planning & Design OT IEE Daryl Malmberg Associates 18831 Von Karman Avenue Suite 240 Li k () 14 k1m Irvine, California 92612 Tel: (949) 752-1150 1)( S; OT IF= RA S; Fax: (949) 851-5135 C2 SUITE 180 Educational C ®AST BUSINESS CENTER Systems 2121 EAST COAST HIGHWAY Suite 180 1 , 698 Sq . Ft. CORONA ® EL MAIC CALIFORNIA 92625 Coast Business Center ABBREVIATIONS ELECTRICAL SYMBOLS REFLECTED CEILING SYMBOLS SHEET INDEX PROJECT DIRECTORY DRAWING SYMBOLS 2121 East Coast Highway Corona Del Mar, Ca 92625 ADJ. ADJUSTABLE 0= ELECTRICAL DUPLEX WALL OUTLET Ib4 SWITCH, SINGLE POLE, AT WALL ARCHITECTURAL OWNER: A.F.F. ABOVE FINISH FLOOR AO COVER SHEET COAST BUSINESS CENTER, LTD., 1 TITLE FORMAT FOR DETAILS/SECTIONS I SCALE 4 AL ALUMINUM 0= ELECTRICAL 4-PLEX WALL OUTLET SWITCH AT WALL TO BE ABANDONED PT-1 PATH OF TRAVEL/SITE PLAN (FOR REFERENCE ONLY) A LIMITED PARTNER AMP AMPERE ZL APPROX. APPROXIMATE SEPARATE CIRCUIT ELECTRICAL DUPLEX WALL OUTLET Ib4 b SWITCH, SINGLE POLE AT WALL - LOWER CASE LETTER PT-2 PARKING PLAN/UPPER LEVEL (FOR REFERENCE ONLY) 1451 QUAIL ST., " 201 TITLE FORMAT FOR ELEVATIONS SCALE 3 9 AT INDICATES FIXTURES CONTROLLED !PT-4 PATH OF TRAVEL/COMMON AREA RESTROOMS (FOR REF. ONLY)-3 PARKING PLAN/LOWER LEVEL (FOR REFERENCE ONLY) NEWPORT BEACH, CA 92660 GAB. CABINET OE SPECIAL ELECTRICAL OUTLET AND RECEPTACLE AS DESIGNATED 3 TEL: (949) 851-0995 (X 158) CER. CERAMIC Ib4 3 THREE-WAY SWITCH FAX: (949) 851-3059 DETAIL/SECTION NUMBER C.I. CASTIRON Q FLUSH FLOOR MOUNTED ELECTRICAL DUPLEX OUTLET -5 PATH OF TRAVEL/EXTERIOR RAMP (FOR REFERENCE ONLY) CONTACT: CORT ENSIGN A SHEET NUMBER C/L CENTER LINE Vb9-M5 OCCUPANCY MOTION SENSOR AT WALL AIRA12 TITLE 24/ADA ACCESSIBILITY/PATH OF TRAVEL PLANS EMAIL: CENSIGN®MESAMANAGEMENTNET CLG. CEILING PEDESTAL TYPE FLOOR MOUNTED ELECTRICAL DUPLEX OUTLET 43 FLOOR PLAN CELL: (949) 400-8301 CL. OPNG. CLEAR OPENINGoQ OCCUPANCY MOTION SENSOR AT CEILING ELEVATION NUMBER CLR. CLEAR FLUSH FLOOR MOUNTED ELECTRICAL 4-PLEX OUTLET A4 POWER PLAN AI SHEET NUMBER COL. COLUMN Vb9-DIM DIMMER SWITCH AS REFLECTED CEILING PLAN INTERIOR DESIGNER: G.O.M. CENTER OF MULLION ( PEDESTAL TYPE FLOOR MOUNTED ELECTRICAL 4-PLEX OUTLET Q A6 FINISH PLAN DMA CONC. CONCRETE Q RECESSED DOWNLIGHT FIXTUREAl FURNITURE PLAN 18831 VON KARMAN AVENUE, SUITE 240 FINISH MATERIAL REFERENCE CONSTR. CONSTRUCTION ELECTRICAL JUNCTION BOX IN WALL FOR HARDWIRE CONNECTION TO SPECIAL IRVINE, GA 92612 WT - WINDOW TREATMENT CONT. CONTINUOUS EQUIPMENT REQUIREMENTS AS DESIGNATED ® RECESSED WALL WASHER FIXTURE A9 CONSTRUCTION DETAILS TEL: (949) 152-1150 (X IOOU WT FG - FLOOR COVERING CONTR CONTRACTOR FAX: (949) 851-5135 I WC - WALL COVERING CORR. CORRIDOR ELECTRICAL JUNCTION BOX ABOVE CEILING FOR HARDWIRE CONNECTION CEILING MOUNTED JUNCTION BOX Q CONTACT: DARYL MALMBERG CT - CEILING TREATMENT D.F. DRINKING FOUNTAIN �'" TO SPECIAL EQUIPMENT REQUIREMENTS AS IDESIGNATEp MECHANICAL EMAIL: DMALMBERG®DMAPLAN.COM DIA. DIAMETER Q SMOKE DETECTOR OFFICE— ROOM NAME DIM. DIMENSION TELEPHONE WALL OUTLET WITH 3/4" DIA, METAL CONDUIT FROM BOX M-1 MECHANICAL ENGINEERING-HVAC NOTESADETAILS/SPECIFICAT IONS T ROOM NUMBER DN DOWN TO + 6" ABOVE CEILING LINE WITH PULL STRING ® CEILING MOUNTED, ILLUMINATED, DIRECTIONAL EXIT SIGN M-2 MECHANICAL ENGINEERING-HVAC PLAN DR DOOR T-24 MECHANICAL ENGINEERING-TITLE 24 FORMS MATCH LINE D.W. DISHWASHER li DATA WALL OUTLET WITH 3j4" DIA. METAL CONDUIT FROM BOX Q EXHAUST FAN DWG DRAWING TO + 6" ABOVE CEILING LINE WITH PULL STRING C� CENTER LINE DWR DRAWER Q FIRE/LIFE SAFETY DEVICE AT CEILING ELECTRICAL E EXISTING COMBINATION TELEPHONEADATA WALL OUTLET WITH 3/4" PIA. METAL CONDUIT ELECT. ELECTRICAL FROM BOX TO + 6" ABOVE CEILING LINE WITH PULL STRING © FIRE/LIFE SAFETY DEVICE AT WALL E-1.0 ELECTRICAL ENGINEERING-SYMBOLS/FIXTURE SPEGIRCATIONS/NOTE5 ELEV. ELEVATOR E-2.0 ELECTRICAL ENGINEERING-LIGHTING PLAN 1 E.P. ELECTRICAL PANEL FAX WALL OUTLET WITH 3/4" DIA. METAL CONDUIT FROM BOX TO + 6" ABOVE ® SPEAKER AT CEILING FOR INTER-OFFICE COMMUNICATION FAX E-3.0 ELECTRICAL ENGINEERING-POWER PLAN COLUMN GRID LINES EQ, EQUAL CEILING LINE WITH PULL STRING A EQUIP. EQUIPMENT FREE SE 5 DTO X LIGHT FIXTURE - E-3.1 ELECTRICAL ENGINEERING-POWER PLAN EXIST. EXISTING ® FLUSH FLOOR MOUNTED TELEPHONE OUTLET E-4.0 ELECTRICAL ENGINEERING-HVAC PLAN EXT. EXTERIOR �_, �____, E-5.0 ELECTRICAL ENGINEERING-SINGLE LINE DIAGRAM/PANEL SCHEDULES SCOPE OF WORK r � r � F.D. FLOOR DRAIN 0 PEDESTAL TYPE FLOOR MOUNTED TELEPHONE OUTLET I II RECESSED 2 X LIGHT FIXTURE - I REVISION DELTA/ KEY NUMBER F.E. FIRE EXTINGUISHER L=J 1L-=_=J EXISTING TO BE REMOVED AND RELOCATED E-6.0 ELECTRICAL ENGINEERING-TITLE 24 INDOOR LIGHTING FORMS F.E.G. FIRE EXTINGUISHER CABINET ® FLUSH FLOOR MOUNTED DATA OUTLET E-1.0 ELECTRICAL ENGINEERING-TITLE 24 POWER DISTRIBUTION Qj INTERIOR TENANT IMPROVEMENT REMODEL FOR AN OFFICE HARDWARE OR FIXTURE TYPE - SEE SCHEDULE REVISIONS F.H.C. FIRE HOSE CABINET RECESSED 2 X LIGHT FIXTURE - FIN. FINISH PEDESTAL TYPE FLOOR MOUNTED DATA OUTLET RELOCATED TO THIS LOCATION USE WITH NO DEMOLITION OF ROOMS AND THE CONSTRUCTION � FT. FOOT/FEET GA. GAUGE FLUSH FLOOR MOUNTED COMBINATION TELEPHONE/DATA OUTLET RECESSED 2 X LIGHT FIXTURE - NEW OPEN TUTORING AREAS, AND (1) STORAGE ROOM. (4) LOW 40 G.F.I. GROUND FAULT INTERUPT ❑ OF (1) RECEPTION ROOM, (1) OFFICE, (2) TESTING ROOMS, (2) NORTH REFERENCE ® GYP. BD. PARTITIONS SHALL BE CONSTRUCTED. GL. GLASS ❑0 PEDESTAL TYPE FLOOR MOUNTED COMBINATION TELEPHONE/DATA OUTLET PARKIN G GYP. BD. GYPSUM BOARD RECESSED NIGHT LIGHT - 2 X LIGHT FIXTURE PLAN CHECK HALL. HALLWAY FLUSH FLOOR MOUNTED COMBINATION ELECTRICAL 4-PLEX/TELEPHONE/DATA ■ D MECHANICAL AND ELECTRICAL WORK SHALL BE REQUIRED. PROJ ECT DATA ZL Co�CTIONS H.B. HOSE BIB ` �� OUTLET IN ONE POKE THRU Box NO PLUMBING WILL BE REQUIRED. THERE SHALL BE NO ENGINEERING H.C. HOLLOW CORE RECESSED CORRIDOR - 2 X LIGHT FIXTURE OFFICE: 31,806 SQ.FT. CEILING WORK. EWSINE NATION FK 7/�/I6 HDWR. HARDWARE iX PEDESTAL TYPE FLOOR MOUNTED COMBINATION ELECTRICAL DUPLEX/ BOXED WITH 1-HOUR MATERIAL s PROJECT ADDRESS: 2121 EAST COAST HIGHWAY ourHEt INATIO HT. HEIGHT TELEPHONE/DATA OUTLET THERE IS NO CHANGE IN OCCUPANCY. CORONA DEL MAR, CA 92625 HR HOUR 0 RECESSED LOW VOLTAGE LIGHT FIXTURE PARKING PROVIDED: 3 1 REVISIONS P IC 6/10/16 H.V.A.C. HEATING, VENTILATION, AIR CONDITIONING - �3 FULLY RECESSED TYPE ELECTRICAL JUNCTION BOX IN WALL TO PROVIDE STANDARD: 134 SPACES EXISTING LIGHTING FIXTURES, DIMMING, AND CONTROLS LEGAL DESCRIPTION: NO. DESCRIPTION BY DATE I.G. INSIDE CLEAR POWER TO OCCUPANT'S MOVABLE PARTITION SYSTEM WITH ELECTRIFIED O RECESSED LOW VOLTAGE WALL WASHER ACCESSIBLE: 1 SPACES " INT. INTERIOR RACEWAY. GENERAL CONTRACTOR TO PROVIDE HARDWIRE CONNECTION. SHALL BE MODIFIED THROUGHOUT AS REQUIRED BY TITLE 24 PORTION OF LOT 2, TRACT 10214 OF BOOK 444, PAGES 16 AND 11, JAN. JANITOR NUMBER DENOTES QUANTITY OF DUPLEX OUTLETS IN RACEWAY TO BE GYPSUM BOARD CEILING VAN ACCESSIBLE: 1 SPACE CALIFORNIA ENERGY CODE, SEC. 5.13.5.8.3.ii ITEM b. COUNTY OF ORANGE. PROJECT NUMBER: 16-115 MATL. MATERIAL POWERED FROM THIS POINT. REFER TO POWER PLAN FOR CIRCUITS/ MAX. MAXIMUM WIRES REQUIRED. PROJECT AREA: 1,698 SQ.FT. 3 DATE: 6/1/16 MECH. MECHANICAL TOTAL: 142 SPACES (1,112 SQ.FT. GROSS FOR PLANNING PURPOSES) MFR. MANUFACTURER � 3 FLUSH TYPE ELECTRICAL JUNCTION BOX AT FLOOR TO PROVIDE POWER TO ALL DRAWINGS AND WRITTEN MATERIALS APPEARING HEREIN CONSTITUTE ORIGINAL MTD. MOUNTED OCCUPANT'S MOVABLE PARTITION SYSTEM WITH ELECTRIFIED RACEWAY. BUILDING USE: OFFICE AND UNPUBLISHED WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,USED OR MUL. MULLION GENERAL CONTRACTOR TO PROVIDE HARDWIRE CONNECTION. NUMBER BY NOTE: A PARKING STUDY DATED JUNE 4, 2014 PREPARED DEFERRED SUBMITTALS DISCLOSED WITHOUT WRITTEN CONSENT OF DESIGNER. 6U N NEW DENOTES QUANTITY OF DUPLEX OUTLETS IN RACEWAY TO BE POWERED KUNZMAN ASSOCIATES, INC., TRAFFIC ENGINEERS, OCCUPANCY: B N.I.C. NOT IN CONTRACT FROM THIS POINT. REFER TO POWER PLAN FOR CIRCUITS/WIRES REQUIRED. SUPPORTS THE ABOVE PARKING COUNTS. IT IS AVAILABLE IF REQUIRED. OCCUPANTS: 34 N.T.S. NOT TO SCALE THE FOLLOWING ITEMS ARE TO BE SUBMITTED FOR SEPARATE OBS. OBSCURE PERMITS AND ARE NOT WITHIN THE CURRENT SCOPE OF WORK: CONSTRUCTION TYPE. TYPE II-A O.G. ON CENTER a�3 PEDESTAL TYPE ELECTRICAL JUNCTION BOX AT FLOOR TO PROVIDE POWER FIRE SPRINKLERS: YES R RADIUS TO OCCUPANTS MOVABLE PARTITION SYSTEM WITH ELECTRIFIED RACEWAY. DOOR SCHEDULE I. FIRE SPRINKLER SYSTEM. REF. REFRIGERATOR GENERAL CONTRACTOR TO PROVIDE HARDWIRE CONNECTION. NUMBER NUMBER OF STORIES: 2 REQ'D. REQUIRED DENOTES QUANTITY OF DUPLEX OUTLETS IN RACEWAY TO BE POWERED 2. FIRE/LIFE SAFETY ALTERATIONS. BUILDING HEIGHT: 25'-O" SECT. SECTION FROM THIS POINT. REFER TO POWER PLAN FOR CIRCUITS/WIRES REQUIRED, DOOR NUMBER PER SUITE SIM. SIMILAR LEGAL OWNER: COAST BUSINESS CENTER, LTD., S.C. SOLID CORE S TELEPHONE OCCUPANT'S CONDUIT FURNITURE TYPE) IN WALL T ONE DOOR TYPE A LIMITED PARTNER S.F.D. SMOKE/FIRE DAMPER HARDWARE 1451 QUAIL ST., " 201 SQ. SQUARE CABLING BASED ON NUMBER OF GABLES INDICATED A. FIRE RATED DOOR WITH 20 MINUTE ASSEMBLY - VICINITY MAP NEWPORT BEACH, GA 92660 S.S. STAINLESS STEEL 3'-0" W X 8'-0" H, S.C., STAIN GRADE, PLAIN SLICED a. LOCKSET TEL: ORT 851-0995 (X 158) SUSP. SUSPENDED TELEPHONE CONDUIT ACCESS (FLUSH TYPE) AT FLOOR TO CHERRY VENEER WITH PAINTED HOLLOW METAL FRAME. TEL. TELEPHONE -� 3 OCCUPANT'S MOVABLE FURNITURE SYSTEM FOR TELEPHONE FAX: (949) 651-3059 TEMP. TEMPERED CABLING BASED ON NUMBER OF CABLES INDICATED B. SAME AS "A" EXCEPT PAIR. b. LATCH SET CONTACT: CORT ENSIGN (TYP.) TYPICAL EMAIL: CENSIGN'MMESAMANAGEMENT.NET U.O.N. UNLESS OTHERWISE NOTED � 3 TELEPHONE CONDUIT ACCESS (PEDESTAL TYPE) AT FLOOR C. INTERIOR DOOR - 3'-0" W X 8'-0" H, S.C., STAIN GRADE c. LOCKSET AND CLOSER. 1 CELL: (949) 400-5301 V.CT. VINYL COMPOSITION TILE TO OCCUPANT'S MOVABLE FURNITURE SYSTEM FOR TELEPHONE PLAIN SLICED CHRRY VENEER, AND WESTERN INTEGRATED dLATGHSET AND CLOSER V VOLT CABLING BASED ON NUMBER OF GABLES INDICATED . .BLACK ANODIZED ALUMINUM FRAME. Fvs V.I.F. VERIFY IN FIELD De. PANIC HARDWARE. r� W/ WITH ` 3 FURNITURE ATA SYSTEM FOR DATA CABLING NG BASEDUIT ACCESS (FLUSH TYPE) IN WALL ONNUM ER OF CABLESO OCCUPANT'S p SAME AS G EXCEPT PAIR psr PROJECT W. . WASTE DISPOSER W.H. WATER HEATER INDICATED E. SAME AS "C" EXCEPT FIRE RATED WITH f. DUMMY HARDWARE W/ FLUSH BOLT TOP AND BOTTOM 20 MINUTE ASSEMBLY. Gy�4} SCALE PROVIDE COORDINATOR AND ASTRAGAL -� SITE DATA CONDUIT ACCESS (FLUSH TYPE) AT FLOOR TO OCCUPANT'S MOVABLE g. �Q� a -�3 FURNITURE SYSTEM FOR DATA CABLING BASED ON NUMBER OF CABLES F. INTERIOR DOOR - 3'-0 W X 8'-0 H, PAINT GRADE PRIVACY LOCK AND CLOSER. INDICATED WOOD WITH 10" BOTTOM RAIL AND (15) CLEAR GLASS p tiP LITES (3W X 5H). Q � g DATA CONDUIT ACCESS (PEDESTAL TYPE) AT FLOOR TO OCCUPANT'S m pP� L4 APPLICABLE CODES: MOVABLE FURNITURE SYSTEM FOR DATA CABLING BASED ON NUMBER Q1– OF CABLES INDICATED NOTE: PROVIDE (2) PAIR OF BUTT HINGES IN OIL RUBBED 0 Ike P� E" BRONZE FINISH AT ALL INTERIOR DOORS (U.ON.). Q 1 W _pv \PP THESE PLANS AND PERMITS ARE IN COMPLIANCE 1 0 WALL MOUNTED ELECTROMAGNETIC DOOR HOLD-OPEN DEVICE TIED INTO IV 6 " Fp P PU WITH THE 2013 GALIFONIA BUILDING G01-DE (GBC); h BUILDING LIFE/SAFETY SYSTEM O 2013 CALIFORNIA FIRE CODE (CFC;); Ca P�` 2013 CALIFORNIA PLUMBING CODE (GPG); E DENOTES EXISTING ITEM TO REMAIN (U.ON.) wry QIP 2013 CALIFORNIA MEGINANICAL CODE (GMG); k=== DASHED ITEMS INDICATE EXISTING ITEM TO BE REMOVED NORTH °� ��" 2013 CALIFORNIA ELECTRICAL CODE (GEC); V6-115U5115AO.tlwg ALL DOOR HARDWARE TO BE LEVER DESIGN (U.O.N.) 2013 TITLE 24 CALIFORNIA ENERGY CODE; N DENOTES NEW ITEM TO BE INSTALLED (U.ONJ INTERIOR DOORS: ®� 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE COVERago n o CAL-ROYAL. CYLINDRICAL HARDWARE WITH LEVER HANDLE IN OIL (CALGREEN); SHEET ,/•�` RUBBED BRONZE FINISH TO MATCH EXISTING. 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C2 EDUCATION CENTER PARKING STUDY July 29, 2016 Prepared by: Robert Kunzman Carl Ballard, LEED GA William Kunzman, P.E. QPpF ESSIpN ti���oJP�A. KUNG l< • v� ,x� ,y 3 No. TR0056 Z a * TRAFF% q1�-OFCAU 1111 Town & Country Road, Suite 34 Orange, California 92868 (714) 973-8383 www.traffic-engineer.com 5178b 32 KLINZMAN ASSOCIATES, INC. OVER 4O YEARS OF EXCELLENT SERVICE J u ly 29, 2016 Mr. Cort Ensign, Commercial Leasing MESA MANAGEMENT, INC. 1451 Quail Street, Suite 201 Newport Beach, CA 92660 Dear Mr. Ensign: INTRODUCTION The firm of Kunzman Associates, Inc. is pleased to submit this parking study for the C2 Education Center in the Coast Business Center within the City of Newport Beach. The proposed project consists of converting existing office land use to learning center land use. Kunzman Associates, Inc. has been asked to conduct an analysis of the parking for the proposed project in order to ascertain if adequate parking spaces are currently provided at the Coast Business Center for existing and future conditions. This report summarizes our methodology, analysis, and findings. Although this is a technical report, every effort has been made to write the report clearly and concisely. To assist the reader with those terms unique to transportation engineering, a glossary of terms is provided within Appendix A. PROJECT DESCRIPTION The project site is located at 2121 East Coast Highway in the City of Newport Beach. The site currently provides 142 parking spaces. Figure 1 shows the project location map and Figure 2 illustrates the site plan. As shown in Table 1, the site is currently occupied with financial, medical, and office land uses. Currently, 3,713 square feet of the site is vacant. The total square footage of the existing site is 31,806 square feet. Of the 3,712.71 square feet of vacant units, one is proposed to be the 1,712.16 square foot C2 Education Center, one is assumed to be a future 1566.96 square foot medical office, and one is proposed to be a 433.59 square foot office. PARKING GARAGE The existing two story parking garage located at the project site is illustrated on Figures 3 and 4. The parking garage currently provides 67 parking spaces on the top level and 75 parking spaces on the bottom level for a total of 142 parking spaces (67+75 = 142). 1111 TOWN&COUNTRY ROAD,SUITE 34 (714)973$383 $00$LA MART DRIVE,SHITE 201 ORANGE,CALIFORNIA 92868 WWW.TR.AFFIC-ENGINEER.COM RIVERSIDE,CALIFORNIA 92.507 39 Mr. Cort Ensign, Commercial Leasing MESA MANAGEMENT, INC. July 29, 2016 PARKING CODE-VACANT UNITS The City of Newport Beach Parking Code requirements are included in Appendix B. Table 2 calculates the number of parking spaces required for the vacant units based upon the City of Newport Beach Parking Code. Based upon the City of Newport Beach Parking Code requirements for medical office and office land uses,the vacant units are projected to require 10 parking spaces (see Table 2). PARKING CODE—C2 EDUCATION CENTER Based on discussions with the City of Newport Beach Planning Staff, the C2 Education Center falls under the "Schools, Public and Private' land use. The Zoning Code does not establish a parking rate, but requires a rate to be established as part of the use permit process. Based on further discussions with the City of Newport Beach Planning Staff, they agreed with a methodology that takes into account facility staff, students, hours of operation, age of students, etc. Table 3 calculates the number of parking spaces required for the proposed C2 Education Center. Based on information from the applicant, the maximum projected parking demand for the proposed C2 Education Center is 7 parking spaces (see Table 3). This accounts for when school is in session and when school is out of session. The peak parking demand is anticipated to remain the same but it is likely to occur at different points in time. To remain conservative, this analysis assumes that the facility is operating at its maximum parking demand the entire day. PARKING REQUIREMENTS PER CODE Based on the City of Newport Beach Zoning Code and the above calculated C2 Education Center parking rate,the facility is projected to require 142 parking spaces (see Table 4). PARKING DEMAND SURVEY Based upon discussions with the City of Newport Beach staff and the applicant, the peak periods for parking at the site was determined to be from 8:00 AM to 5:00 PM on a typical weekday. To quantify the existing parking demand,the site was surveyed at 30-minute intervals on Tuesday (June 7, 2016) and Tuesday(July 12, 2016). The project site parking area is divided into three (3) parking zones as shown on Figure 5. The parking survey is shown in Tables 5 and 6. The parking survey shows the maximum number of occupied parking spaces is 87 parked vehicles from 3:30 PM and 4:00 PM (see Table 6). This is a maximum parking occupancy of 61 percent(87/142 =61%). W W W.TRAFFIC-ENGINEER.COM 2 40 Mr. Cort Ensign, Commercial Leasing MESA MANAGEMENT, INC. July 29, 2016 PROJECTED PEAK PARKING DEMAND Based upon the parking demand survey, the required parking spaces for the vacant units and the parking demand for the proposed C2 Education Center, the expected peak parking demand is 113 parking spaces for the site (87 +9 + 10 + 7 = 113) (see Table 7). This includes a ten (10) percent overage factor applied to the peak parking demand during the parking survey to allow for variations in the existing unit parking demand. Sufficient on-site parking is provided by the Coast Business Center based upon the parking study. CONCLUSIONS 1. The project site is located at 2121 East Coast Highway in the City of Newport Beach. The site currently provides 142 parking spaces. 2. The existing site is currently occupied with financial, medical, and office land uses. Currently, 3,713 square feet of the site is vacant. The total square footage of the existing site is 31,806 square feet 3. Based upon the City of Newport Beach Parking Code requirements for medical office and office land uses,the vacant units are projected to require 10 parking spaces. 4. Based upon direction from City of Newport Planning Staff and information from the applicant, the maximum projected parking demand for the proposed C2 Education Center is 7 parking spaces. This accounts for when school is in session and when school is out of session. The peak parking demand is anticipated to remain the same but it is likely to occur at different points in time. To remain conservative, this analysis assumes that the facility is operating at its maximum parking demand the entire day. 5. Based on the City of Newport Beach Zoning Code and the calculated C2 Education Center parking rate,the facility is projected to require 142 parking spaces. 6. Based upon discussions with the City of Newport Beach staff and the applicant, the peak periods for parking at the site was determined to be from 9:00 AM to 6:00 PM on a typical weekday. 7. The existing parking demand was determined by surveying the project site at 30-minute intervals on Tuesday (June 7, 2016) and Tuesday (July 12, 2016). The parking survey shows the maximum number of occupied parking spaces is 87 parked vehicles from 3:30 PM and 4:00 PM. This is a maximum parking occupancy of 61 percent. 8. The expected peak parking demand is 113 occupied parking spaces for the site. This includes a ten (10) percent overage factor applied to the peak parking demand during the parking survey to allow for variations in the existing unit parking demand. W W W.TRAFFIC-ENGINEER.COM 3 41 Mr. Cort Ensign, Commercial Leasing MESA MANAGEMENT, INC. July 29, 2016 9. Sufficient on-site parking is provided by the Coast Business Center based upon the parking study. It has been a pleasure to service your needs on the Coast Business Center project. Should you have any questions or if we can be of further assistance, please do not hesitate to call at (714) 973-8383. Sincerely, KUNZMAN ASSOCIATES , INC. QP�FESS/pN KUNZMAN ASSOCIATES, INC. yLL� LL q ,6 l/ vi q Z M Robert Kunzma W 3 No. TR0056 William Kunzman, P.E. Senior Associate d Principal * rgAFF�G JN 5178b 9�OF CAUC� W W W.TRAFF IC-ENGINEER.COM 4 42 Table 1 Coast Business Center Tenant List In Operation Square Floor Suite Tenant Land Use Days Hours Footage Subtotal Total 100 Metro Estates Office Monday-Sunday SAM-8PM 1,687.96 110 Newport Dermatology Institute Medical Office Monday-Friday SAM-5PM 1,515.53 120 Beverly Hills Rejuvenation Center Medical Office Monday-Friday 10AM-5PM 2,450.25 1 130 Edward Jones/Mary E.Molnar, Financial Advisor Office Monday-Friday SAM-5PM 825.83 140 Barbara Malone,D.D.S Medical Office Monday-Friday 9AM-6PM 2,128.60 160 IThe Greystone Group Office Monday-Friday 9AM-6:30PM 3,260.96 180a IVacant 1,566.96 180b I Vacant 1,712.16 15,148.25 200 Kessler Facial Rejuvenation,Breast Medical Office Monday-Friday SAM-5PM 2,003.57 210 Garrett Wdowin,N.M.D.,A.B.A.A.H.P.,F.A.A.R.M. Medical Office Monday-Friday 9AM-5PM(M,T,Th,F)9AM-4PM(W) 1,832.15 220 Coast Dental Center Medical Office Monday-Saturday 9AM-6PM(M,T,W,S)9AM-SPM(Th)9AM-7PM(F) 1,737.36 230 Douglas J.Hauck,DDS Medical Office Monday-Thursday SAM-5PM 1,420.75 2 250 Bonakdar Institute Medical Office Monday-Friday 10AM-5PM(M)9AM-SPM(T,W,Th,F) 3,519.10 255 Vacant 433.59 260 Plastic Surgery Body Contouring Medical Office Monday-Saturday 9AM-5:30PM(M-F)9AM-1PM(S) 1,554.86 280 Remer,Di Vincenzo&Griffith Law Office Office Monday-Friday 9AM-SPM 2,881.53 290 Newport Beach Dentist/Andrew Spath DDS Medical Office Monday-Friday 7AM-6PM(M-Th)SAM-3PM(F) 1,274.54 16,657.75 31,806.00 S / J Table 2 Additional Parking Spaces Required per the City of Newport Beach Parking Code Required Suite Land Use Quantity Units Parking Code Parking Spaces 180a Proposed Medical Office 1,566.96 Square Feet 1 parking space for each 200 square feet 7.8 255 Proposed Office 433.59 Square Feet 1 parking space for each 250 square feet 1.7 Total 2,000.55 9.5(Say 10) 6 4� Table 3 C2 Education Center Maximum Parking Demand' Week Days During School Year Time Period Description 9:00 AM to 2:00 PM 2:00 PM to 5:00 PM 5:00 PM to 9:00 PM Manager 1 1 1 Teacher 0 2 3 Students Driving Age(30%) 0 2 3 Not Driving Age(70%) 0 4 6 Potential Parked Vehicles 1 1 5 7 Saturday and Monday through Thursday During the Summer Time Period Description 9:00 AM to 11:20 AM 11:30 AM to 12:50 PM 1:00 PM to 2:50 PM 3:00 PM to 4:50 PM Manager 1 1 1 1 Teacher 3 3 2 1 Students Driving Age(30%) 3 3 3 1 Not Driving Age(70%) 6 6 4 2 Potential Parked Vehicles 1 7 7 6 3 16ased on the proposed facility layout,scheduling data from the applicant,and discussions with the City of Newport beach Planning Staff,there is projected to be a maximum of 4 staff members and 9 students being tutored. The facility is open for 3rd grade students through high school students. It is projected that 40 percent of students are 13 years old or under and 60 percent of students are 14 to 17 years old. Of the 60 percent of older children,it is assumed that half of them drive and park within the parking structure. 7 45 Table 4 Parking Spaces Required per the City of Newport Beach Parking Code Required Laund Use Quantity Units Parking Code Parking Spaces Office 8,656.58 Square Feet 1 parking space for each 250 square feet 34.63 60361.20 Square Feet 1 parking space for each 250 square feet 25.44 Medical Office 13,075.51 Square Feet 1 parking space for each 200 square feet 65.38 Vacant(Future Medical Office) 1,566.96 Square Feet 1 parking space for each 200 square feet 7.83 Vacant(Future Office) 433.59 Square Feet 1 1 parking space for each 250 square feet 1.73 Vacant(Proposed School) 1,712.161 Square Feet 17 Parking Spaces per Table 3 7.00 Total 1 31,806.001 1 142 8 40 Table 5 Tuesday(June 7, 2016) Parking Survey Number of Parked Vehicles and Percentage of Occupied Parking Spaces Project Site Parking Zone' (Zones A and B) Time Period A(Top Level) B(Bottom Level) C(On-Street Along Avacado) Total Parking Spaces Provided 67 75 18 142 9:00 AM to 9:30 AM 48 72% 5 7% 3 17% 53 37% 9:30 AM to 10:00 AM 57 85% 9 12% 3 17% 66 46% 10:00 AM to 10:30 AM 58 87% 16 21% 4 22% 74 52% 10:30 AM to 11:00 AM 57 85% 19 25% 4 22% 76 54% 11:00 AM to 11:30 AM 59 88% 20 27% 3 17% 79 56% 11:30 AM to 12:00 Noon 61 91% 19 25% 2 11% 80 56% 12:00 Noon to 12:30 PM 53 79% 18 24% 3 17% 71 50% 12:30 PM to 1:00 PM 54 81% 15 20% 3 17% 69 49% 1:00 PM to 1:30 PM 50 75% 14 19% 5 28% 64 45% 1:30 PM to 2:00 PM 63 94% 16 21% 4 22% 79 56% 2:00 PM to 2:30 PM 61 91% 19 25% 9 50% 80 56% 2:30 PM to 3:00 PM 59 88% 22 29% 7 39% 81 57% 3:00 PM to 3:30 PM 58 87% 22 29% 5 28% 80 56% 3:30 PM to 4:00 PM 59 88% 19 25% 6 33% 78 55% 4:00 PM to 4:30 PM 55 82% 16 21% 8 44% 71 50% 4:30 PM to 5:00 PM 48 72% 14 19% 6 33% 62 44% 5:00 PM to 5:30 PM 40 60% 13 17% 7 39% 53 37% 5:30 PM to 6:00 PM 21 31% 9 12% 9 50% 30 21% &=Maximum number of occupied parking spaces far project site(Parking Zones A&B)-81 vehicles from 2:30 PM and 3:00 PM. I Parking Zone Cwas included for information purposes only. 9 47 Table 6 Tuesday (July 12, 2016) Parking Survey Number of Parked Vehicles and Percentage of Occupied Parking Spaces Project Site Parking Zone' (Zones A and B) Time Period A(Top Level) B(Bottom Level) C(On-Street Along Avacado) Total Parking Spaces Provided 67 75 18 142 9:00 AM to 9:30 AM 53 79% 7 9% 4 22% 60 42% 9:30 AM to 10:00 AM 57 85% 16 21% 4 22% 73 51% 10:00 AM to 10:30 AM 56 84% 22 29% 5 28% 78 55% 10:30 AM to 11:00 AM 57 85% 23 31% 6 33% 80 56% 11:00 AM to 11:30 AM 58 87% 23 31% 7 39% 81 57°% 11:30 AM to 12:00 Noon 59 88% 27 36% 8 44% 86 61% 12:00 Noon to 12:30 PM 55 82% 25 33% 11 61% 80 56% 12:30 PM to 1:00 PM 49 73% 27 36% 11 61% 76 54% 1:00 PM to 1:30 PM 56 84% 22 29% 9 50% 78 55% 1:30 PM to 2:00 PM 60 90% 24 32% 10 56% 84 59% 2:00 PM to 2:30 PM 61 91% 24 32% 10 56% 85 60% 2:30 PM to 3:00 PM 61 91% 23 31% 10 56% 84 59% 3:00 PM to 3:30 PM 61 91% 25 33% 11 61% 86 61% 3:30 PM to 4:00 PM 59 88% 28 37% 11 61% 87 61% 4:00 PM to 4:30 PM 54 81% 26 35% 13 72% 80 56% 4:30 PM to 5:00 PM 49 73% 22 29% 11 61% 71 50% 5:00 PM to 5:30 PM 42 63% 19 25% 7 39% 61 43% 5:30 PM to 6:00 PM 27 40% 16 21% 7 39% 43 30% 87=Maximum number of occupied parking spaces for project site(Parking Zones A&B)-87 vehicles from 3:30 PM and 4:00 PM. ' Parking Zone Cwas included forinformation purposes only. 10 42 Table 7 Parking Demand Summary Number of Descriptor Parked Vehicles Additional Parking Spaces Required by City Code for Vacant Units' 10 Additional Parking Spaces Required for C2 Education Center 7 Peak Parking Demand During Parking Survey' 87 Overage Factor(10%of 87 Parked Vehicles During Survey)4 9 Expected Peak Parking Demand 113 Iparking Spaces Provided' 142 1 See Table 2. 2 See Table 3. 3 See Table 6. 4 A factor of safety to allow for variation in existing unit parking demand. 5 See Figures 4 and S. 11q Figure 1 Project Location Map o` �i C` ca o� 3Q �e Ja �C P a° oa A �o dcif. P °C °a S rh,�h d '7/ n Site J i ccQ G� NTS 5178b/1 KUNZMAN ASSOUATES, INC. OVER 40 Vegas OF EXCELLevT S�evica 12 150 Figure 2 Site Plan ♦ :A 4� 0A ;f M Legend ®=Project Site NTS 5178b/2 KUNZMAN ASSOCIATES, INC. OVER 40 YEARS OF EXCELLENT SERVICE 13 Jr1 Figure 3 Top Level (67 Parked Vehicles) N E N m 16' 4- 16, 4- 16, 4- 15,101, '15'10" °' " 16' 4' iD m 3' 16' � N� 15'10.. w 16' 4' �� o � w 3' 16' �_ 15'3" 15'10" °J 16' 4' 26 5 v C N—� 3' 16' °' °' 15'3" 16' 4' BO 15'3"a°i 3' 16' 16' 4' Ell 0 3' 16' 15'3" 15'3-' v n m 16' 4' O N 268' 3' 16' °J zo 13' 16' CO 16' 4' 16' °� 0 0 4' c0 13' 13' 16' 4' � in in 4' 16' 00 16'3" 16' °' °' 16' 4' 0 ———— /J N N Z 4' 16' °J 00 16'3" 15'8" °J 16' 4' 4' 16' °' °J 16'3" 1510" CO 16' 4' 00 00 00 N N 4' 16' �_ _ 00 16'3" 15'6" �_ C0 16' 4' N N 20'6" 8'6" 8'10" 19'10" N N 4' 16' w 2 16' 4' o 4' 16' w o� ^ 16 4 N O 21' 00 27" 2' 2'7" 8'6" 8'8" 8'10" 8'6" 8'6" 8'10" 8'6" 8'6" 8'10" 8'6" 8'6" 9'4" O N ri c4 r4 ri ri ri r4 ri ri ri r4 c v c c c o c c c o c 1,IINZMAN AssouATes, ING 51786/3 OVER 40 Vegas of EXCELLENT SERVICE 14 52 Figure 4 Bottom Level (75 Parked Vehicles) 4' 4' U L 14'4" UN ( 16' 4' 0 0 3' 16' '" '" E ^� m 1110" 14'4" ^ 16' 4- 3- 16' 14'4" ^ 16' 41 r+ 3' 16' °� ~ 1 10 14- " ro 16' 4' N O � 16' 16' ro m 16' 4' io 16' 16' °� m 1 3' 16' 6' 4' 3' 16' b�, 16' 16' _ BO 16' 4' N Ifl� tO N tD - l0 3' 16' °' -°° 16' 13'5„ CO 16 4 iD � io 3' 16' °J 13'5" m CO 16 4 o � � � o 3' 16' °� °J 16' 16' 16' 4' 1026-6" -O1N�--� O �-�^N 26-6^ m 3' 16' 13'5" 13'5" °J CO 16' 4' O O O O 4' 16' °J °' 13'5" 13'5" °' CO 16' 4' 4' 16' - 00 16' 16' °J _ CO 16' 4' N Lo O N tD tO m T 4' 16' 16' 16' °J CO 16' 4' 4' 16' °' °J 16' 16' CO 16' 4' m 4' 16' 16' 16' °J CO 16' 4' N N 20,1„ 8,8., 8,8„ 20,6„ N N O 4' 16' °J 2".. , „ n 16' 4' N r 4' 16' °J N ^ 16 4 o � 20' 3'6” 2' 2'7" 8'6" 8'6" 9' 8'6" 8'6" 8'9" 8'6" 8'6' 8'9" 8'6" 8'6" 9'3" O o zo z m Lo m zo z m Lo zo a N ti ti ti N c v c c c o c c c o c 1,IINZMAN AssouATes, ING 51786/4 OVER 40 Vegas of EXCELLENT SERVICE 15 Figure 5 Parking Zone Map ` Parking Zone A is the underground top level Parking Zone B is the underground lower level \ � I f ❑ A . M L .J Legend —=Parking Zone Boundary A =Parking Zone >fc =Parking Zone C was included for information purposes only NTS 5178b/5 KUNZMAN ASSOCIATES, INC. OVER 40 YEARS OF EXCELLENT SERVICE 16 54 APPENDIX A Glossary of Transportation Terms GLOSSARY OF TRANSPORTATION TERMS COMMON ABBREVIATIONS AC: Acres ADT: Average Daily Traffic Caltrans: California Department of Transportation DU: Dwelling Unit ICU: Intersection Capacity Utilization LOS: Level of Service TSF: Thousand Square Feet V/C: Volume/Capacity VMT: Vehicle Miles Traveled TERMS AVERAGE DAILY TRAFFIC: The total volume during a year divided by the number of days in a year. Usually only weekdays are included. BANDWIDTH: The number of seconds of green time available for through traffic in a signal progression. BOTTLENECK: A constriction along a travelway that limits the amount of traffic that can proceed downstream from its location. CAPACITY: The maximum number of vehicles that can be reasonably expected to pass over a given section of a lane or a roadway in a given time period. CHANNELIZATION: The separation or regulation of conflicting traffic movements into definite paths of travel by the use of pavement markings, raised islands, or other suitable means to facilitate the safe and orderly movements of both vehicles and pedestrians. CLEARANCE INTERVAL: Nearly same as yellow time. If there is an all red interval after the end of a yellow,then that is also added into the clearance interval. CORDON: An imaginary line around an area across which vehicles, persons, or other items are counted (in and out). CYCLE LENGTH: The time period in seconds required for one complete signal cycle. CUL-DE-SAC STREET: A local street open at one end only, and with special provisions for turning around. DAILY CAPACITY: The daily volume of traffic that will result in a volume during the peak hour equal to the capacity of the roadway. DELAY: The time consumed while traffic is impeded in its movement by some element over which it has no control, usually expressed in seconds per vehicle. DEMAND RESPONSIVE SIGNAL: Same as traffic-actuated signal. DENSITY: The number of vehicles occupying in a unit length of the through traffic lanes of a roadway at any given instant. Usually expressed in vehicles per mile. DETECTOR: A device that responds to a physical stimulus and transmits a resulting impulse to the signal controller. DESIGN SPEED: A speed selected for purposes of design. Features of a highway, such as curvature, superelevation, and sight distance (upon which the safe operation of vehicles is dependent) are correlated to design speed. DIRECTIONAL SPLIT: The percent of traffic in the peak direction at any point in time. DIVERSION: The rerouting of peak hour traffic to avoid congestion. FORCED FLOW: Opposite of free flow. FREE FLOW: Volumes are well below capacity. Vehicles can maneuver freely and travel is unimpeded by other traffic. GAP: Time or distance between successive vehicles in a traffic stream, rear bumper to front bumper. HEADWAY: Time or distance spacing between successive vehicles in a traffic stream, front bumper to front bumper. INTERCONNECTED SIGNAL SYSTEM: A number of intersections that are connected to achieve signal progression. LEVEL OF SERVICE: A qualitative measure of a number of factors, which include speed and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs. LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the roadway, energized by alternating current and producing an output circuit closure when passed over by a vehicle. MINIMUM ACCEPTABLE GAP: Smallest time headway between successive vehicles in a traffic stream into which another vehicle is willing and able to cross or merge. MULTI-MODAL: More than one mode; such as automobile, bus transit, rail rapid transit, and bicycle transportation modes. OFFSET: The time interval in seconds between the beginning of green at one intersection and the beginning of green at an adjacent intersection. PLATOON: A closely grouped component of traffic that is composed of several vehicles moving, or standing ready to move, with clear spaces ahead and behind. ORIGIN-DESTINATION SURVEY: A survey to determine the point of origin and the point of destination for a given vehicle trip. PASSENGER CAR EQUIVALENTS (PCE): One car is one Passenger Car Equivalent. A truck is equal to 2 or 3 Passenger Car Equivalents in that a truck requires longer to start, goes slower, and accelerates slower. Loaded trucks have a higher Passenger Car Equivalent than empty trucks. PEAK HOUR: The 60 consecutive minutes with the highest number of vehicles. PRETIMED SIGNAL: A type of traffic signal that directs traffic to stop and go on a predetermined time schedule without regard to traffic conditions. Also, fixed time signal. PROGRESSION: A term used to describe the progressive movement of traffic through several signalized intersections. SCREEN-LINE: An imaginary line or physical feature across which all trips are counted, normally to verify the validity of mathematical traffic models. SIGNAL CYCLE: The time period in seconds required for one complete sequence of signal indications. SIGNAL PHASE: The part of the signal cycle allocated to one or more traffic movements. STARTING DELAY: The delay experienced in initiating the movement of queued traffic from a stop to an average running speed through a signalized intersection. TRAFFIC-ACTUATED SIGNAL: A type of traffic signal that directs traffic to stop and go in accordance with the demands of traffic, as registered by the actuation of detectors. �g TRIP: The movement of a person or vehicle from one location (origin) to another (destination). For example,from home to store to home is two trips, not one. TRIP-END: One end of a trip at either the origin or destination; i.e. each trip has two trip-ends. A trip-end occurs when a person, object, or message is transferred to or from a vehicle. TRIP GENERATION RATE: The quantity of trips produced and/or attracted by a specific land use stated in terms of units such as per dwelling, per acre, and per 1,000 square feet of floor space. TRUCK: A vehicle having dual tires on one or more axles, or having more than two axles. UNBALANCED FLOW: Heavier traffic flow in one direction than the other. On a daily basis, most facilities have balanced flow. During the peak hours, flow is seldom balanced in an urban area. VEHICLE MILES OF TRAVEL: A measure of the amount of usage of a section of highway, obtained by multiplying the average daily traffic by length of facility in miles. 59 10RARIMMMUM-051 ROOM=, C2 Educational Systems CUP zizz. East Coast Highway (PA203.6-3.3-4) 100 ir Planning Commission • //,, �► Public Hearing \ \' August 18, 2o16 Vicinity Map mew \VFFO� e .. j A � y Planning Commision - August 18, 2016 Item No. 3a Additional Materials Presented at Meeting 14) Project Details � z a a.C'dt/FORNP Tutoring Center (School) — Conditional Use Permit Grades 3- Zz Academic assistance Test preparation College admission counseling 6o% - Ages 14-17 years Typical Peak Occupancy 1 manager 3 teachers g students 09/17/2015 Community Development Department - Planning Division 3 Planning Commision - August 18, 2016 Item No. 3a Additional Materials Presented at Meeting 14) Hours of Operation C9CIF00.N�P , Hours of Operation During SchoolYear Hours Sessions Monday • • 1:30 p.m.to 9:30 p.m 3:30—5:20 P.M. 5:30—7:20 P.M. 730—9:20 P.M. 9:oo a.m.to 5:30 p.m. 9:00—11:2o a.m. 11:3o a.m.-12:50 p.m. 1:00—2:50 p.m. 3:00—4:50 P.m. OperationHours of Days of Week How; Sessions • . • . - 9:00-11:2oa.m. 11:3o a.m.—12:50 P.M. 1:00—2:50 P.m. 3:00—4:50 p.m. 9:oo a.m.to 5:30 p.m 09/17/2015 Community Development Department - Planning Division 4 Planning Commision - August 18, 2016 Item No. 3a Additional Materials Presented at Meeting 14) Floor Plan ® 1,700 square feet OFEN TUTOMO - Reception area Mm - Sales office - 2 testing rooms sT - 5 tutoring stations - Storage 00 107 Torm • XCE 104 o8/18/2oi6 5 Planning Commision - August 18, 2016 Item No. 3a Additional Materials Presented at Meeting 14) Parking Requirementsa a.C'dt/FORNP CUP established # of staff, students, and driving students ■ Students primarily dropped off During peak occupancy 4 staff 3 driving age students (30% of students) 7 spaces required Parking is equal to existing office demand o8/o6/2015 Community Development Department - Planning Division 6 Planning Commision - August 18, 2016 Item No. 3a Additional Materials Presented at Meeting 14) Parking Provided ■ Provided parking — 142 spaces Code required parking — 138 spaces 4 space surplus Parking study prepared Actual parking utilization based on counts Anticipated actual parking demand 113 spaces (29 space surplus) ■ Adequate parking and on -site drop-off 08/o6/2015 Community Development Department - Planning Division 7 Planning Commision - August 18, 2016 Item No. 3a Additional Materials Presented at Meeting 11 14) Recommendation 'n a.C'dt/FORNP Adopt the draft resolution approving Conditional Use Permit No . UP2o16 -030 . Consistent with GP, CLUP, and Zoning Similar intensity and function as general office No group activities, seminars, or outdoor activities . Adequate parking and on -site drop-off L--08/o6/2Oi5 Community Development Department - Planning Division 8 r 46 y�N *i w a ti 4 M I _ For more information contact: IF Jaime Murillo 949-644-3209 jmurilloQa newportbeachca.gov www.newportbeachca.gov