HomeMy WebLinkAbout20190822_PC_Staff ReportCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
August 22, 2019
Agenda Item No. 4
SUBJECT: Coast Business Center Parking Waiver (PA2019-101)
Coastal Development Permit No. CD2019-025
Conditional Use Permit No. UP2019-025
SITE LOCATION: 2121 East Coast Highway
APPLICANT: Coast Business Center, Ltd.
OWNER: Coast Business Center, Ltd.
PLANNER: Chelsea Crager, Associate Planner
949-644-3227, ccrager@newportbeachca.gov
PROJECT SUMMARY
A coastal development permit and conditional use permit for a reduction of 18 parking
spaces of the required 160 off-street parking spaces to allow the existing 31,806-square-
foot Coast Business Center building to be occupied entirely by medical office uses. Coast
Business Center is an existing office building currently occupied by a mix of professional
office and medical office uses and a tutoring center located at the southwest corner of Coast
Highway and Avocado Avenue. The existing on-site parking is provided in a two-level,
subterranean, 142-space parking structure accessible from Avocado Avenue.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3)Adopt Resolution No. PC2019-025 approving Coastal Development Permit No.
CD2019-025 and Conditional Use Permit No. UP2019-025 (Attachment No. PC 1).
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE General Commercial
Office (CO-G) Office General (OG) Office building
NORTH Regional Commercial
Office (CO-R)
Corporate Plaza Planned
Community (PC-17) Office buildings
SOUTH Multiple-Unit Residential
(RM)
Multi-Unit Residential
(RM) Residential condominiums
EAST CO-G OG Office building and parking
WEST
Corridor Commercial
(CC) and Two-Unit
Residential (RT)
Commercial Corridor
(CC) & Two-Unit
Residential (R-2)
Gas station and residential
duplexes
Subject Property
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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 across East Coast Highway, 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.
Project Description
The proposed project is a coastal development permit and conditional use permit for a
reduction of 18 parking spaces of the required 160 off-street parking spaces to allow the
entire building to be occupied by medical office uses. The current tenant mix includes
professional and business offices, medical offices, outpatient surgery, and a tutoring
center. Medical office land uses are permitted by right within the Office General (OG)
Zoning District, subject to off-street parking requirements.
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. Commercial and medical offices are
consistent with these designations because they provide a service to the community.
Zoning Code and Local Coastal Program Implementation Plan
The subject property is located within the Office General (OG) Zoning District and the
Office General (OG) Coastal Zoning District, which are intended to provide for
administrative, professional, and m edical office uses with limited accessory retail and
service uses. Commercial and medical offices are permitted within the OG Zoning District
and OG Coastal Zoning District, subject to off-street parking requirements.
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Off-Street Parking
The property currently provides a total of 142 off -street parking spaces. However, the
property was originally constructed in 1984 with 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 Newport Beach Municipal Code (NBMC)
Section 20.40.110 (Adjustments to Off-Street Parking Requirements), the Director of
Community Development has administratively approved this parking reduction.
Pursuant to NBMC 20.40.040 and 21.40.040 (Off-Street Parking Spaces Required), off-
street parking for medical offices is required at a rate of one space per 200 square feet of
gross floor area. For the entire office building to be medical, this equates to a 160-space
(31,806 square feet / 1 space per 200 square feet) requirement. The parking s tructure is
currently developed with 142 parking spaces resulting in an overall parking deficien cy of
18 spaces if the entire building were occupied by medical office uses.
NBMC Section 20.40.110(B) and 21.40.110(A) allow off-street parking requirements to
be reduced with the approval of a conditional use permit and coastal development permit,
respectively, when the applicant has provided sufficient data to indicate that parking
demand will be less than the required number of spaces and a parking management plan
is prepared in compliance with NBMC Section 20.40.110(C) and 21.40.110(B). In this
case, the applicant provided “Coast Business Center Parking Study” dated July 9, 2019
(Attachment No. PC 3). The study was prepared by a qualified professional, a traffic
engineer, from Ganddani Group.
The parking study provides half-hourly counts of parking spaces occupied on-site from
8:00 a.m. to 5:00 p.m. on two Tuesdays in May of 2019. The study acknowledges that
there are currently vacancies at the Coast Business Center and accounts for future
demand of these vacant spaces. The study concludes that the projected peak future
demand is 123 parking spaces; therefore, the reduction of 18 required off -street parking
spaces is appropriate and not expected to create any parking deficiencies. The analysis
and conclusions of the study were reviewed and accepted by the City Traffic Engineer.
Given the findings of the study that there is a lesser demand than NBMC requirement,
there is no benefit or need for a parking management plan for this project. Condition of
Approval No. 7 is included in the draft resolution to require a parking management plan if
there is an identifiable parking issue (i.e. off-site employee or patron parking on public
streets) attributable to the project in the future.
Use Permit Findings
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use
Permits), the Planning Commission must make the following findings for approval of a
conditional use permit:
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1. The use is consistent with the General Plan and any applicable specific plan.
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of the Zoning Code and the Municipal Code.
3. The design, location, size, and operating characteristics of the use are compatible
with the allowed uses in the vicinity.
4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
5. Operation of the use at the location propose d would not be detrimental to the
harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
As previously discussed in the General Plan and Coastal Land Use Plan Consistency and
Zoning Code and Local Coastal Program Implementation Plan subsections of this report,
the proposed medical office use is consistent with the land use designations for the project
site, which currently contains several medical offices.
The applicant has provided a parking demand study to substantiate waiving 18 of the
required 160 parking spaces for the proposed use. Conditions of Approval Nos. 6, 7 and
8 are included in the draft Resolution for approval to address any unforeseen parking-
related impacts. The Conditions require all employees and patrons to park on -site and
the submission of a parking management plan if the business operation changes such
that the parking supply is negatively affected by the medical office uses.
In summary, staff believes sufficient facts exist in support of each finding. The building is
physically suitable and the location and area proposed are compatible with the
neighborhood. As conditioned, the building is expected to continue to operate in an
effective manner that is compatible with the surrounding neighborhood.
Coastal Development Permit Findings
In accordance with Section 21.52.015(F) (Coastal Development Permits), the Planning
Commission must make the following findings for approval of a coastal development
permit:
1. Conforms to all applicable sections of the certified Local Coastal Program.
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2. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea
or shoreline of any body of water located within the coastal zone.
The project site is located in Corona del Mar and is not located between the nearest public
road and the sea. The site is located about one-half a mile from Newport Bay and over a
mile from Corona del Mar State Beach. Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) of the NBMC requires that the provision of public access bear
a reasonable relationship between the requirement and the Project’s impact and be
proportional to the impact. In this case, the Project involves the modification of parking
standards to accommodate future medical uses at an existing office building. Although the
Project involves a change in intensity from the existing condition, medical offices are allowed
by right in the OG Coastal Zoning District and the development complies with all other
applicable development standards.
The Project is not anticipated to result in a significantly increased demand on public access
and recreation opportunities. Furthermore, the existing building is located on a site that does
not block or impede public coastal access opportunities. The site is also fully developed and
does not include or abut sensitive coastal resources and no physical development would
occur with application approval. Additionally, no public views exist through the site. Should
any spill over parking impacts occur, conditions of approval would require the application to
prepare a parking management plan to alleviate off-site parking in the area. Given these
conditions and the location of the project site, no potential impacts to public access would
occur.
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 the changes to be incorporated.
2. If the Planning Commission believes that the facts to support the findings for approval
are insufficient at this time, the Planning Commission may deny the application. Refer
to the draft resolution for denial provided as Attachment No. PC 2.
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
The Class 1 exemption authorizes the operation, repair, maintenance and minor alterations
of existing buildings. The Project is located within an existing building. No physical
alterations are required to accommodate the modified parking requirements.
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Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all own ers 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:
Jim Campbell, Deputy Director
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Parking Demand Study
:\Users\ccrager\Downloads\Staff_Report_Master_Template (3).docx01/12/18
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. PC2019-025
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-025 AND USE PERMIT
NO. UP2019-025 TO WAIVE A PORTION OF THE OFF-STREET
PARKING REQUIRMENTS FOR MEDICAL OFFICE USES
LOCATED AT 2121 EAST COAST HIGHWAY (PA2019-101)
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, Ltd. (“Applicant”), with respect to
property located at 2121 East Coast Highway, and legally described as Parcel 2 as shown
on map filed in Book 152, Pages 28 and 29 of Parcel Maps in the Office of the County
Recorder of Orange County, California (“Property”), requesting approval of a coastal
development permit and conditional use permit.
The Applicant seeks a coastal development permit and conditional use permit for a
reduction of 18 parking spaces of the required 160 off-street parking spaces to allow the
entire 31,806 square foot Coast Business Center building to be occupied by medical office
uses (“Project”). Coast Business Center is an existing office building currently occupied by
a mix of professional office and medical office uses and a tutoring center. The existing on-
site parking is provided in a two-level subterranean parking structure accessible from
Avocado Avenue.
2. The Property is designated General Commercial Office (CO-G) by the City of Newport
Beach General Plan Land Use Element (“General Plan”) and located within the Office
General (OG) Zoning District.
3. The Property is located within the coastal zone. The Coastal Land Use Plan category is
General Commercial Office (COG-B) (with a floor area ratio of 0.0-0.75) and located within
the Office General (OG) Coastal Zone District. A coastal development permit is required
to modify parking requirements.
4. A public hearing was held on August 22, 2019 in the Council Chambers located at 100
Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the
public hearing was given in accordance with California Government Code Section 54950
et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 of the Newport Beach
Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is categorically exempt from the California Environmental Quality Act
(“CEQA”) pursuant to Section 15301 under Class 1 (Existing Facilities) of the California
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Code of Regulations, Title 14, Division 6, Chapter 3 (“CEQA Guidelines”) because it has
no potential to have a significant effect on the environment.
2. The Class 1 exemption authorizes the operation, repair, maintenance, and minor
alterations of existing buildings. The Project is a reduction of required off-street parking
only that would allow more medial office uses to be located within an existing office
building of a developed commercial area. No alterations are proposed at this time.
SECTION 3. REQUIRED FINDINGS.
Coastal Development Permit
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program (LCP).
Facts in Support of Finding:
1. The Property is located within the Office General (“OG”) Coastal Zoning District. The
OG Coastal Zoning District is intended to provide for areas appropriate for
administrative, professional, and medical offices with limited accessory retail and service
uses. The Project is a reduction of required off-street parking to accommodate future
medical office tenants in an existing office building. Medical office uses are allowed
within the OG coastal zoning district. With the approval of a parking reduction, medical
office uses would operate consistent with applicable LCP regulations.
2. Pursuant to Section 21.40.040 (Off -Street Parking Spaces Required) of the NBMC,
medical offices require one (1) parking space per 200 square feet of gross floor area.
Based on the current tenant list provided by the Applicant, the Coast Bus iness Center
requires 146 off-street parking spaces. Utilizing the entire building as medical office
would increase the required parking spaces by 14 spaces, for a total of 160 required
spaces. There are 142 off-street parking spaces to serve the office building resulting in
an overall proposed reduction of 18 spaces.
3. Section 21.40.110(A) of the NBMC allows off-street parking requirements to be reduced
with the approval of a coastal development permit when the Applicant has provided
sufficient data to indicate that parking demand will be less than the required number of
spaces and a parking management plan is prepared in compliance with Section
21.40.110(B) of the NBMC. In this case, the Applicant provided “Coast Business Center
Parking Study” dated July 9, 2019, and prepared by a traffic engineer (i.e., a qualified
professional) with Ganddani Group (“Parking Study”).
4. The Parking Study acknowledges that there are currently vacancies at the Coast
Business Center and accounts for future demand of these vacant spaces. The Parking
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Study concludes that the maximum future demand is 123 parking spaces; therefore, the
reduction of 18 required off-street parking spaces is appropriate and will not create any
parking deficiencies. The existing parking supply is adequate to accommodate the
proposed medical uses. Given the findings of the Parking Study that there is a
significantly lesser demand than the zoning code requirement, there is no benefit or
need for a parking management plan for this Project. Condition of Approval No. 7 is
included to require a parking management plan if there is an identifiable parking issue
attributable to the Project in the future. The Parking Study and results were reviewed
and accepted by the City Traffic Engineer.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the Project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone .
Facts in Support of Finding:
1. The Property is located in Corona del Mar and is not located between the nearest public
road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation
Impacts) of the NBMC, requires that the provision of public access bear a reasonable
relationship between the requirement and the Project’s impact and be proportional to the
impact. In this case, the Project involves the modification of parking standards to
accommodate future medical uses at an existing office building. Although the Project
involves a change in intensity from the existing condition, medical offices are allowed by
right in the OG Coastal Zoning District and the development complies with all other
applicable development standards. The Project is not anticipated to result in a significantly
increased demand on public access and recreation opportunities. Furthermore, the
existing building is located on a site that does not block or impede public coastal access
opportunities.
2. The Parking Study concludes that sufficient off-street parking is provided for additional
medical office uses; therefore, the adjustment of parking requirements associated with
the Project will not block or impede existing public access opportunities by negatively
impacting public coastal zone on-street parking opportunities.
3. The Property is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the City of Newport Beach Coastal Land
Use Plan. Furthermore, an investigation of the Property and surrounding area did not
identify any other public view opportunities. The Property may be located within the
viewshed of distant public viewing areas. However, the Project is located on an inland lot
that involves an adjustment of parking requirements only, with no construction proposed.
Therefore, the Project does not have the potential to degrade the visual quality of the
coastal zone or result in significant adverse impacts to public views.
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Conditional Use Permit
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits –
Findings and Decision) of the NBMC, the following findings and facts in support of such findings
are set forth:
Finding:
C. The use is consistent with the General Plan and any applicable specific plan .
Fact in Support of Finding:
1. The General Plan Land Use Element designates the Property for commercial uses
under CO-G (General Commercial Office). This designation is intended to provide for
administrative, professional, and medical offices with limited accessory retail and service
uses. Medical office uses are allowed under the General Plan designation. The
proposed medical offices would be located within existing tenant spaces within the
Coast Business Center and would be consistent with the associated land use
designation.
2. The Property is located within the Office General (OG) Zoning District. The OG Zoning
District is intended to provide for areas appropriate for administrative, professional, and
medical offices with limited accessory retail and service uses. Medical office uses are
permitted within the zoning district. With the approval of a parking reduction, the medical
office uses would operate consistent with applicable zoning regulations.
Finding:
D. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The Property is located within the Office General (OG) Zoning District. The OG Zoning
District is intended to provide for areas appropriate for administrative, professional, and
medical offices with limited accessory retail and service uses. Medical office uses are
permitted uses within the zoning district. With the approval of a parking reduction, the
medical office uses would operate consistent with applicable zoning regulations.
2. Pursuant to Section 20.40.040 (Off -Street Parking Spaces Required) of the NBMC,
medical offices require one (1) parking space per 200 square feet of gross floor area.
Based on the current tenant list provided by the Applicant, the Coast Business Center
requires 149 parking spaces. Utilizing the entire building as medical office would
increase the required parking by 14 parking spaces for a total of 160 spaces required.
There are 142 parking spaces to serve the office park resulting in an overall proposed
deficiency of 18 spaces. Section 20.40.110(B) of the NBMC allows off-street parking
requirements to be reduced with the approval of a conditional use permit when the
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Applicant has provided sufficient data to indicate that parking demand will be less than
the required number of spaces and a parking management plan is prepared in
compliance with Section 20.40.110(C) of the NBMC. In this case, the Applicant provided
“Coast Business Center Parking Study” dated July 9, 2019, and prepared by a traffic
engineer (i.e., a qualified professional) with Ganddani Group , which was reviewed and
accepted by the City Traffic Engineer.
3. The Parking Study acknowledges that there are currently vacancies at the Coast
Business Center and accounts for future demand of these vacant spaces. The Parking
Study concludes that the maximum future demand is 123 parking spaces. Therefore,
the reduction of 18 required off -street parking spaces is appropriate and will not create
any parking deficiencies. The existing parking supply is adequate to accommodate
medical office uses to occupy the entire building. Given the findings of the Parking Study
that there is a significantly lesser parking demand than the zoning code requirement,
there is no benefit or need for a parking management plan for this proje ct. Condition of
Approval No. 7 is included to require a parking management plan if there is an
identifiable parking issue attributable to the Project in the future.
Finding:
E. 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 is an existing office building, Coast Business Center, which contains a
mixture of professional offices, medical offices, outpatient surgery offices, and a tutoring
center. Medical uses have been legally operating and have not proven incompatible with
surrounding uses.
2. Adequate parking exists to support the proposed medical office use, as discussed in the
Facts in Support of Finding D.
Finding:
F. 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. Adequate parking exists to support the proposed medical office use, as discussed in the
Facts in Support of Finding D.
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2. Emergency access to Coast Business Center is currently provided from Avocado
Avenue. No changes to emergency access are proposed and on-site circulation would
not change.
3. The Coast Business Center is adequately served by public services and utilities.
4. The design of any tenant improvements will comply with all local and State Building,
Public Works, and Fire Codes, and plans will be reviewed prior to issuance of building
permits. Fair Share Traffic Fees will be assessed where applicable.
Finding:
G. 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. Medical offices are allowed by right within the building and additional medical offices
would operate similarly to typical professional, businesses, or medical offices already
operating and in a development designed to accommodate a variety of office uses .
2. There is adequate parking existing on-site to accommodate the increased medical office
use floor area. Adequate access to the Property for emergency vehicles is provided from
Avocado Avenue, as shown in Facts in Support of Finding D.
3. The Project includes conditions of approval to ensure that potential conflicts with the
surrounding land uses and the City as a whole are minimized to the greatest extent
possible. The Applicant is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance within the facility, adjacent
properties, or surrounding public areas, sidewalks, or parking lots, during business
hours, if directly related to the patrons of the business.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Project exempt
from the California Environmental Quality Act pursuant to Section 15301 under Class 1
(Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14,
Division 6, Chapter 3, because it has no potential to have a significant effect on the
environment.
2. The Planning Commission of the City of Newport Beach hereby approves Use Permit No.
UP2019-025 and Coastal Development Permit No. CD2019-025, subject to the conditions
set forth in Exhibit A, which is attached hereto and incorporated by reference.
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3. The Planning Commission’s approval of Use Permit No. UP2019-025 shall become final
and effective fourteen (14) days following the date this Resolution is adopted unless
within such time an appeal or call for review is filed with the City Clerk in accordance
with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal
Code.
4. The Planning Commission’s approval of Coastal Development Permit No. UP2019-025
shall become final and effective fourteen (14) days following the date this resolution is
adopted unless within such time an appeal or call for review is filed with the City Clerk in
accordance with the provisions of Title 21 (Local Coastal Implementation Plan), of the
Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
, Chairman
BY:_________________________
, Secretary
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
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.)
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. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4. Use Permit No. UP2019-025 and Coastal Development Permit No. CD2019-025 shall
expire unless exercised within 24 months from the date of approval as specified in Section
20.91.050 of the NBMC, unless an extension is otherwise granted.
5. Prior to the issuance of any required building permits or initiation of a medical office use,
applicable Fair Share Traffic Fees shall be paid to convert the space from office to medical
office in accordance with Chapter 15.38 (Fair Share Traffic Contribution Ordinance) of the
NBMC. The Owner shall be credited for the existing office use, and shall pay the net
difference for the medical office use.
6. All employees and patrons of the medical offices shall park on-site within the shared
parking area for the Coast Business Center.
7. The floor area allowed for medical office uses is a maximum of 31,806 square feet. Any
increase in floor area may require the review and approval of an amended or new
conditional use permit and/or coastal development permit.
8. If there is a change in on-site staffing or the business operations that creates a deficiency
in parking supply or results in a parking impact to surrounding businesses, the Applicant
shall prepare and submit a parking management plan for review and approval by the
Community Development Director.
9. This Use Permit and Coastal Development 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.
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10. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Use Permit and Coastal
Development Permit or the processing of a new Use Permit and Coastal Development
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 building
permits for medical office tenant improvements.
12. Prior to the issuance of a building permit, the Applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the Use
Permit/Coastal Development Permit file. The plans shall be identical to those approved
by all City departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inche s. The
plans shall accurately depict the elements approved by this Use Permit/Coastal
Development Permit and shall highlight the approved elements such that they are
readily discernible from other elements of the plans.
13. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
14. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
15. 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 Coast Business Center Parking Waiver including, but not limited to, Use Permit
No. UP2019-025 and Coastal Development Permit No. CD2019-025 (PA2019-101). 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.
21
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Attachment No. PC 2
Draft Resolution for Denial
23
INTENTIONALLY BLANK PAGE24
RESOLUTION NO. PC2019-025
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA DENYING COASTAL
DEVELOPMENT PERMIT NO. CD2019-025 AND USE PERMIT
NO. UP2019-025 TO WAIVE A PORTION OF THE OFF-STREET
PARKING REQUIRMENTS FOR MEDICAL OFFICE USES
LOCATED AT 2121 EAST COAST HIGHWAY (PA2019-101)
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, Ltd. (“Applicant”), with respect to
property located at 2121 East Coast Highway, and legally described as Parcel 2 as shown
on map filed in Book 152, Pages 28 and 29 of Parcel Maps in the Office of the County
Recorder of Orange County, California (“Property”), requesting approval of a coastal
development permit and conditional use permit.
2. The Applicant seeks a coastal development permit and conditional use permit for a
reduction of 18 parking spaces of the required 160 off-street parking spaces to allow the
entire 31,806 square foot Coast Business Center building to be occupied by medical office
uses (“Project”). Coast Business Center is an existing office building currently occupied by
a mix of professional office and medical office uses and a tutoring center. The existing on-
site parking is provided in a two-level subterranean parking structure accessible from
Avocado Avenue.
3. The Property is designated General Commercial Office (CO-G) by the City of Newport
Beach General Plan Land Use Element (“General Plan”) and located within the Office
General (OG) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
General Commercial Office (COG-B) (with a floor area ratio of 0.0-0.75) and located within
the Office General (OG) Coastal Zone District. A coastal development permit is required
to modify parking requirements.
5. A public hearing was held on August 22, 2019 in the Council Chambers located at 100
Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the
public hearing was given in accordance with California Government Code Section 54950
et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 of the Newport Beach
Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant
to Section 15270 of the California Code of Regulations, Title 14, Division 6, Chapter 3 (“CEQA
25
Planning Commission Resolution No. PC2019-025
Page 2 of 3
01-25-19
Guidelines”) because it has no potential to have a significant effect on the environment. Projects
which a public agency rejects or disapproves are not subject to CEQA review.
SECTION 3. REQUIRED FINDINGS.
Coastal Development Permit
In reviewing a coastal development permit, the review authority must make the findings in
NBMC Subsection 21.52.015(F) (Coastal Development Permits – Findings and Decision). In
this case, the Planning Commission is the review authority and has determined the Coastal
Development Permit cannot be granted for the following reasons:
1.
Conditional Use Permit
In reviewing a conditional use permit, the review authority must make the findings in NBMC
Subsection 20.52.020(F) (Conditional Use Permits and Minor Use Permits – Findings and
Decision). In this case, the Planning Commission is the review authority and has determined
the Conditional Use Permit cannot be granted for the following reasons:
1.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Project exempt
from the California Environmental Quality Act pursuant to Section 15270 of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 in that any
project which a public agency rejects or disapproves is not subject to CEQA review.
2. The Planning Commission of the City of Newport Beach hereby denies Use Permit No.
UP2019-025 and Coastal Development Permit No. CD2019-025.
3. The Planning Commission’s denial of Use Permit No. UP2019-025 shall become final
and effective fourteen (14) days following the date this Resolution is 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.
4. The Planning Commission’s denial of Coastal Development Permit No. CD2019-025 shall
become final and effective fourteen (14) days following the date this resolution is adopted
unless within such time an appeal or call for review is filed with the City Clerk in accordance
with the provisions of Title 21 (Local Coastal Implementation Plan), or the Newport Beach
Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019.
26
Planning Commission Resolution No. PC2019-025
Page 3 of 3
01-25-19
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
, Chairman
BY:_________________________
, Secretary
27
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Attachment No. PC 3
Parking Demand Study
29
INTENTIONALLY BLANK PAGE30
550 Parkcenter Drive, Suite 202, Santa Ana, California 92705 | 714 795 3100 | www.ganddini.com
ORANGE COUNTY RIVERSIDE PALO ALTO
July 9, 2019
Mr. Cort Ensign, Director of Development
MESA MANAGEMENT, INC.
1451 Quail Street, Suite 201
Newport Beach, CA 92660
RE: Coast Business Center Parking Study
19‐0147
Dear Mr. Ensign:
INTRODUCTION
Ganddini Group, Inc. is pleased to provide this parking study for the proposed Coast Business Center located
at 2121 East Coast Highway in the City of Newport Beach. The purpose of this parking study is to determine
if adequate on‐site parking will be provided at the project site for proposed conditions. The project location
map is shown on Figure 1.
This report summarizes our methodology, analysis, and findings. Although this is a technical report, effort has
been made to write the report clearly and concisely. A glossary is provided within Attachment A to assist the
reader with terms related to parking/transportation planning.
PROJECT DESCRIPTION
The Coast Business Center is an existing building with a total of 31,806 square feet of gross floor area primarily
for general and medical office land uses. Table 1 shows the existing project tenant list. Figure 2 illustrates the
project site.
The proposed project consists of converting six (6) existing suites (totaling 7,786 square feet) to medical office
use (suites 130, 150, 170, 180, 210, and 255), which will result in the entire building as medical office. Three
(3) of the suites proposed to be converted to medical office are currently occupied with general office uses
(totaling 3,079 square feet), two (2) suites are occupied by outpatient surgery facilities one (1) of which is
currently vacant (totaling 3,001 square feet), and one (1) suite is occupied with a private educational facility
(1,706 square feet).
The project site provides a two‐story parking garage building as 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. Table 2 shows the number of off‐street parking spaces required for the existing
and vacant units per current approved entitlement. As shown in Table 2, the project site currently requires
146 required parking spaces per current approved entitlement.
ADDITIONAL PARKING REQUIREMENTS
Table 3 calculates the net number of additional parking spaces required for the proposed land use changes
and existing vacant suites in accordance with the City of Newport Beach Municipal Code off‐street parking
31
Mr. Cort Ensign
MESA MANAGEMENT, INC.
July 9, 2019
Coast Business Center
Parking Study
2 19‐0147
requirements. The City of Newport Beach Municipal Code off‐street parking requirements are provided in
Appendix B.
Additional Parking Requirements for Proposed Land Use Changes
As shown in Table 3, the proposed changes for the six (6) suites (one (1) of which is vacant) will require
approximately eight (8) additional parking spaces over the current approved entitlement, with credit for a
vacant suite currently entitled as outpatient surgery facility. As also shown in Table 3, the proposed changes
will require approximately 14 additional parking spaces over the existing parking demand without credit for
the vacant suite currently entitled as outpatient surgery facility since the existing vacant suite is not generating
parking demand.
Additional Parking Requirements for Vacant Approved Medical Office
Table 3 also shows the additional parking spaces required for vacant approved medical office suites. As shown
in Table 3, four (4) vacant suites are currently approved for medical office and will require a total of 32
additional parking spaces relative to the existing parking demand. Therefore, the proposed project at full
occupancy is forecast to require a total of approximately 46 additional parking spaces relative to existing
parking demand.
EXISTING PARKING DEMAND SURVEY
Based on the existing land use hours of operation and previous studies conducted for the project site, the
peak periods for parking at the site were determined to be 8:00 AM to 5:00 PM on a typical weekday. To
quantify the existing parking demand for the project site, the project site was surveyed at 30‐minute intervals
on Tuesday, May 7, 2019 and Tuesday, May 14, 2019. Tables 4 and 5 show the results of the parking
occupancy surveys, including the number of occupied spaces and parking utilization as a percentage of the
total parking supply.
The parking survey conducted on Tuesday, May 7, 2019 shows the peak number of occupied parking spaces
was 77 parked vehicles from 9:30 AM to 10:00 AM and 10:00 AM to 10:30 AM (see Table 4). This equates
to an existing peak parking utilization of 54 percent (77 / 142 = 54%).
MAXIMUM LIKELY PARKING DEMAND
Table 6 shows the future peak parking demand projection based on the existing measured peak parking
demand plus the additional parking spaces required for the proposed land use changes and vacant approved
medical office.
As shown in Table 6, the forecast maximum future parking demand at the project site is 123 parking spaces
based on the existing measured peak parking demand of 77 parked vehicles, plus 14 additional parking spaces
required for proposed changes, and 32 parking spaces for vacant approved medical office. This equates to a
maximum future parking utilization of 87 percent (123 / 142 = 87%) (see Table 6). Therefore, the existing
parking supply of 142 parking spaces at the project site is forecast to provide more than sufficient on‐site
parking.
32
Mr. Cort Ensign
MESA MANAGEMENT, INC.
July 9, 2019
Coast Business Center
Parking Study
3 19‐0147
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 proposed changes for the six (6) suites (one (1) of which is vacant) will require approximately eight (8)
additional parking spaces over the current approved entitlement, with credit for a vacant suite currently
entitled as outpatient surgery facility. As also shown in Table 3, the proposed changes will require
approximately 14 additional parking spaces over the existing parking demand without credit for the vacant
suite currently entitled as outpatient surgery facility since the existing vacant suite is not generating
parking demand.
3. Four (4) vacant suites are currently approved for medical office and will require a total of 32 additional
parking spaces relative to the existing parking demand. Therefore, the proposed project at full occupancy
is forecast to require a total of approximately 46 additional parking spaces relative to existing parking
demand
4. The parking survey conducted on Tuesday, May 7, 2019 shows the peak number of occupied parking
spaces was 77 parked vehicles from 9:30 AM to 10:00 AM and 10:00 AM to 10:30 AM. This equates to
an existing peak parking utilization of 54 percent (77 / 142 = 54%).
5. The forecast maximum future parking demand at the project site is 123 parking spaces based on the
existing measured peak parking demand of 77 parked vehicles, plus 14 additional parking spaces required
for proposed changes, 32 parking spaces for vacant approved medical office, This equates to a maximum
future parking utilization of 87 percent (123 / 142 = 87%). The existing parking supply of 142 parking
spaces at the project site is forecast to provide more than sufficient on‐site parking.
6. Sufficient on‐site parking is projected to be provided based on the parking demand study.
We appreciate the opportunity to assist you on this project. Should you have any questions or if we can be
of further assistance, please do not hesitate to call at (714) 795‐3100.
Sincerely,
Daniel A. Flores, EIT Giancarlo Ganddini, PE, PTP
Transportation Planner Principal
33
Floor Suite Tenant Land Use Quantity Units1 Tenant Hours of Operation
100 Vacant Medical Office 1.688 TSF ‐
110 Newport Dermatology Medical Office 1.516 TSF 8:00 AM to 5:00 PM MON ‐ FRI
120 Beverly Hills Rejuvenation Medical Office 2.449 TSF 10:00 AM to 6:30 PM MON ‐ FRI
130 Edward Jones General Office 0.826 TSF 8:00 AM to 5:00 PM MON ‐ FRI
140 Barbara Mallone Medical Office 2.129 TSF
8:30 AM to 3:00 PM MON;
7:30 AM to 4:30 PM TUES;
8:00 AM to 5:00 PM WED;
8:00 AM to 3:00 PM THURS
150 Vacant (Leased to Varicose Vein) Outpatient Surgery Facility 1.428 TSF ‐
160 Vacant Medical Office 1.834 TSF ‐
170 Modena Hair Transplant Outpatient Surgery Facility 1.573 TSF 10:00 AM to 5:00 PM MON ‐ SAT
180 C2 Education School 1.706 TSF
11:00 AM to 7:00 PM MON ‐ THURS;
9:00 AM to 5:00 PM SAT
200 Kessler Cosmetic Surgery Medical Office 2.004 TSF 9:00 AM to 5:00 PM MON ‐ FRI
210 Wdownin Naturopathy Consultation General Office 1.832 TSF
8:00 AM to 4:00 PM MON, FRI;
8:00 AM to 5:00 PM TUES ‐ THURS
220 Coast Dental Medical Office 1.738 TSF
9:00 AM to 6:00 PM MON ‐ THURS;
8:00 AM to 5:00 PM FRI;
8:00 AM to 3:00 PM SAT
230 Hauck Dental Medical Office 1.421 TSF 8:00 AM to 5:00 PM MON ‐ THURS
250 Bonakdar Institute Medical Office 3.537 TSF
10:00 AM to 5:00 PM MON;
9:00 AM to 5:00 PM TUES ‐ FRI
255 Taylor Furnishings General Office 0.421 TSF 9:00 AM to 5:00 PM MON ‐ FRI
260 Elahi NeuroSpa Medical Office 1.549 TSF ‐
270 Vacant (Leased to Novus Med Spa)Medical Office 1.385 TSF ‐
280 Vacant Medical Office 1.496 TSF ‐
290 Spath Dentistry Medical Office 1.275 TSF
7:00 AM to 6:00 PM MON ‐ THURS;
8:00 AM to 3:00 PM FRI
31.806 TSF
Notes:
(1) TSF = Thousand Square Feet.
Coast Business Center Tenant List
Table 1
1
2
Total
Coast Business Center
Parking Study
19‐0147434
Required
Parking Spaces
General Office 3.079 TSF
1 parking space for each 250 square feet 12.32
6.361 TSF 1 parking space for each 250 square feet2 25.44
17.659 TSF
1 parking space for each 200 square feet 88.30
Outpatient Surgery Facility 3.001 TSF
1 parking space for each 250 square feet 12.00
School 1.706 TSF Parking Study3 7.00
Total 31.806 TSF 146
Notes:
(3) Source: C2 Education Center Parking Study, prepared by Kunzman Associates, Inc. (July 15, 2016)
(1) TSF = Thousand Square Feet.
(2) Pursuant to Municipal Code Section 20.40.040 (Off‐Street Parking Spaces Required), a maximum of 20 percent of medical office
within an office building may be parked at a ratio of 1 space per 250 square feet of floor area. Additional medical office floor area shall
be parked at a ratio of 1 space per 200 square feet of floor area.
Medical Office
Table 2
Existing Parking Required per Current Approved Entitlement
Land Use Quantity Units1 Parking Code
5 35
Descriptor Suite Quantity Land Use
Number of Parking
Spaces Required
Existing General Office 1 parking space : 250 SF ‐3.3
Proposed Medical Office 1 parking space : 200 SF +4.1
Existing Outpatient Surgery Facility (Vacant) 1 parking space : 250 SF ‐5.7
Proposed Medical Office 1 parking space : 200 SF +7.1
Existing Outpatient Surgery Facility 1 parking space : 250 SF ‐6.3
Proposed Medical Office 1 parking space : 200 SF +7.9
Existing School3 7 ‐7.0
Proposed Medical Office 1 parking space : 200 SF +8.5
Existing General Office 1 parking space : 250 SF ‐7.3
Proposed Medical Office 1 parking space : 200 SF +9.2
Existing General Office 1 parking space : 250 SF ‐1.7
Proposed Medical Office 1 parking space : 200 SF +2.1
Subtotal ‐ Additional Parking Spaces Required Per Code for Proposed Changes (Including Vacant Suites)+7.6
Subtotal ‐ Additional Parking Spaces Required Per Code for Proposed Changes (Without Credit for Vacant Suites)+13.3
Descriptor Suite Quantity Land Use
Number of Parking
Spaces Required
100 1.688 Vacant (Medical Office)1 parking space : 200 SF +8.4
160 1.834 Vacant (Medical Office)1 parking space : 200 SF +9.2
270 1.385 Vacant (Leased to Novus Med Spa) 1 parking space : 200 SF +6.9
280 1.496 Vacant (Medical Office)1 parking space : 200 SF +7.5
Subtotal ‐ Additional Parking Spaces Required for Vacant Approved Medical Office Suites +32.0
45.3
Notes:
(1) SF = Square Feet.
(2) Source = City of Newport Beach Parking Code (see Appendix B).
(3) Source: C2 Education Center Parking Study, prepared by Kunzman Associates, Inc. (July 15, 2016).
(4) Tenants were vacant and not accounted for when parking counts were conducted.
= suite was vacant when parking counts were conducted.
Table 3
parking spaces required
130
180
0.826
1.706Proposed
Changes
Vacant
Approved
Medical
Office4
Total Additional Spaces Required for Proposed Changes and Vacant Approved Medical Office
(Relative to Existing Parking Demand)
0.421
Additional Parking Spaces Required Compared to Existing Conditions
Municipal Code Requirement1,2
255
Municipal Code Requirement1,2
1.573170
210
150 1.428
1.832
Coast Business Center
Parking Study
19‐0147636
8:00 AM ‐8:30 AM 62 93%12 16%74 52%
8:30 AM ‐9:00 AM 62 93%12 16%74 52%
9:00 AM ‐9:30 AM 62 93%13 17%75 53%
9:30 AM ‐10:00 AM 63 94%14 19%77 54%
10:00 AM ‐10:30 AM 63 94%14 19%77 54%
10:30 AM ‐11:00 AM 60 90%13 17%73 51%
11:00 AM ‐11:30 AM 59 88%13 17%72 51%
11:30 AM ‐12:00 Noon 57 85%13 17%70 49%
12:00 Noon ‐12:30 PM 57 85%13 17%70 49%
12:30 PM ‐1:00 PM 46 69%8 11%54 38%
1:00 PM ‐1:30 PM 52 78%9 12%61 43%
1:30 PM ‐2:00 PM 53 79%8 11%61 43%
2:00 PM ‐2:30 PM 56 84%8 11%64 45%
2:30 PM ‐3:00 PM 56 84%8 11%64 45%
3:00 PM ‐3:30 PM 53 79%9 12%62 44%
3:30 PM ‐4:00 PM 52 78%9 12%61 43%
4:00 PM ‐4:30 PM 51 76%9 12%60 42%
4:30 PM ‐5:00 PM 52 78%9 12%61 43%
Table 4
Number of Parked Vehicles and Percentage of Occupied Parking Spaces
67 75
Parking Zone A
(Top Level)
Parking Zone B
(Bottom Level) Time of Day
Parking Spaces Provided
Tuesday (May 7, 2019) Parking Occupancy Survey
Project Site
(Zones A and B)
Total
142
Coast Business Center
Parking Study
19‐0147737
8:00 AM ‐8:30 AM 60 90%8 11%68 48%
8:30 AM ‐9:00 AM 60 90%8 11%68 48%
9:00 AM ‐9:30 AM 59 88%8 11%67 47%
9:30 AM ‐10:00 AM 59 88%8 11%67 47%
10:00 AM ‐10:30 AM 58 87%9 12%67 47%
10:30 AM ‐11:00 AM 59 88%8 11%67 47%
11:00 AM ‐11:30 AM 58 87%8 11%66 46%
11:30 AM ‐12:00 Noon 57 85%7 9%64 45%
12:00 Noon ‐12:30 PM 57 85%7 9%64 45%
12:30 PM ‐1:00 PM 55 82%7 9%62 44%
1:00 PM ‐1:30 PM 55 82%7 9%62 44%
1:30 PM ‐2:00 PM 55 82%8 11%63 44%
2:00 PM ‐2:30 PM 54 81%8 11%62 44%
2:30 PM ‐3:00 PM 54 81%8 11%62 44%
3:00 PM ‐3:30 PM 55 82%7 9%62 44%
3:30 PM ‐4:00 PM 55 82%7 9%62 44%
4:00 PM ‐4:30 PM 59 88%7 9%66 46%
4:30 PM ‐5:00 PM 54 81%6 8%60 42%
Parking Spaces Provided 67 75 142
Table 5
Tuesday (May 14, 2019) Parking Occupancy Survey
Time of Day
Number of Parked Vehicles and Percentage of Occupied Parking Spaces
Parking Zone A
(Top Level)
Parking Zone B
(Bottom Level)
Project Site
(Zones A and B)
Total
Coast Business Center
Parking Study
19‐0147838
Number of Parking Spaces
Existing Conditions
Existing Peak Parking Demand1 77
142
Existing Peak Parking Utilization 54%
Additional Parking Spaces Required
+13.3
Parking Spaces Required for Vacant Approved Medical Office2 +32.0
Full Occupancy with Proposed Project
Maximum Future Parking Demand (Rounded Up)123
142
Maximum Future Parking Utilization 87%
Parking Surplus (+) / Deficit (‐) +19
Notes:
(2) See Table 3.
(1) The higher of existing measured peak parking demand (see Tables 4 and 5).
Descriptor
Existing Parking Supply
Parking Supply (No Change)
Table 6
Future Peak Parking Demand
Parking Spaces Required for Proposed Changes2
Coast Business Center
Parking Study
19‐0147939
10 40
11 41
12 42
13 43
Attachment A
Glossary
Apx - 1 44
GLOSSARY OF PARKING/TRANSPORTATION TERMS
COMMON ABBREVIATIONS
AC Acres
ADT Average Daily Traffic
Caltrans California Department of Transportation
DU Dwelling Unit
GFA Gross Floor Area
ICU Intersection Capacity Utilization
ITE Institute of Transportation Engineers
LOS Level of Service
TSF Thousand Square Feet
ULI Urban Land Institute
V/C Volume/Capacity
VMT Vehicle Miles Traveled
TERMS
CARPORT: An attached or detached unenclosed structure with a solid roof designed to shelter motor vehicles.
COVERED SPACE: A parking space located within any approved parking structure constructed with a solid
roof that is designed and used primarily for the sheltering of vehicles.
DRIVEWAY: A paved area of a lot located between the public right‐of‐way and the garage, carport, or required
parking space designed and intended as an access way between a private or public road and the garage,
carport, or required parking space.
FLOOR AREA, GROSS: The sum of the horizontal areas of each floor of a building, measured from the exterior
faces of the exterior walls or from the centerline of walls separating two (2) buildings, but not including
underground parking, uncovered steps or exterior balconies.
GARAGE: A detached, accessory building or a portion of a main building on the same lot as a dwelling, used
primarily for the housing of vehicles of the occupant of the dwelling, having a roof, and enclosed on at least
three (3) sides, with the fourth side being a lockable door.
GATED ACCESS: Controlled entry and exit of parking at or near facilities with security or parking issues.
LAND USE: Urban Planning activities for which measurable qualities have been developed for the design of
new or re‐use projects.
OFF‐SITE PARKING FACILITIES: Any parking lot, area, or structure for the temporary storage of motor
vehicles, which serves a different use or business and does not directly adjoin the parking facility.
PARKING AGREEMENT: An agreement, which guarantees the long‐term availability of the parking facility for
the use as specified in the agreement. Typically, a parking agreement is a legally binding document that must
be approved by the City, and recorded with the County Recorder’s Office.
PARKING CODE: Parking requirements established by the governing jurisdiction which are typically written
into the Zoning Municipal Code and provide the number of parking spaces per land use or the number of
parking spaces per definable quantity for a particular land use such as square foot or employee or student or
seat. (See also Parking Ordinance)
PARKING DEMAND: The amount of parking spaces required for a specific land use or land uses.
Apx - 2 45
PARKING LOT: A plot of land specifically for parking which is generally paved and striped which may or may
not have gated access. (See also Surface Parking)
PARKING MANAGEMENT PLAN: A plan with strategies to manage parking efficiently. Individually, strategies
may have modest impacts; however, when strategies are combined they have an additive effect.
PARKING ORDINANCE: Parking requirements established by the governing jurisdiction which are typically
written into the Zoning Municipal Code and provide the number of parking spaces per land use or the number
of parking spaces per definable quantity for a particular land use such as square foot or employee or student
or seat. (See also Parking Code)
PARKING OVERAGE FACTOR: To reduce time spent searching for parking, particularly within large public
parking lots, an overage factor may be applied to the parking demand to assure ease of use. City codes are
generally considered to take such an overage factor into account in the established off‐street parking
requirements.
PARKING SPACE: Accessible and usable paved area on a building site located off‐street and designed for the
parking of vehicles.
PARKING STRUCTURE: A building specifically for parking which is generally multiple stories and may or may
not have gated access.
SHARED PARKING: The development and use of parking areas for joint use by more than one business or
land use.
SURFACE PARKING: A plot of land specifically for parking which is generally paved and striped which may or
may not have gated access. (See also Parking Lot)
TANDEM PARKING: Any off‐street parking space designed in such a manner that a vehicle properly parked
in such space may by design, have its ingress to or egress from such space blocked by a vehicle properly
parked in a contiguous parking space.
TRANSPORTATION DEMAND MANAGEMENT: A program to reduce the number of peak‐period vehicle trips
generated in association with the proposed project, and/or promote the use of alternative transportation
modes (i.e., ridesharing, carpools, vanpools, public transit, bicycles and pedestrians).
Apx - 3 46
Attachment B
City of Newport Beach Municipal Code
Off‐Street Parking Requirements
Apx - 4 47
5/24/2019 Print Preview
https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 1/5
20.40.040 Off-Street Parking Spaces Required.
Off-street parking spaces shall be provided in compliance with Table 3.10. These standards shall
be considered the minimum required to preserve the public health, safety, and welfare, and more
extensive parking provisions may be required by the review authority in particular circumstances.
Unless otherwise noted parking requirements are calculated based on gross floor area.
TABLE 3-10
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Industry, Manufacturing and Processing, Warehousing Uses
Food Processing 1 per 2,000 sq. ft.
Handicraft Industry 1 per 500 sq. ft.
Industry
Small—5,000 sq. ft. or less 1 per 500 sq. ft.
Large—Over 5,000 sq. ft.1 per 1,000 sq. ft.
Industry, Marine-Related 1 per 750 sq. ft.
Personal Storage (Mini Storage)2 for resident manager, plus additional for
office as required by minor use permit
Research and Development 1 per 500 sq. ft.
Warehousing and Storage 1 per 2,000 sq. ft., plus one per 350 sq. ft.
for offices. Minimum of 10 spaces per use
Wholesaling 1 per 1,000 sq. ft.
Recreation, Education, and Public Assembly Uses
Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft. used for
assembly purposes
Commercial Recreation and Entertainment As required by conditional use permit
Cultural Institutions 1 per 300 sq. ft.
Schools, Public and Private As required by conditional/minor use permit
Residential Uses
Accessory Dwelling Units As required per Section 20.48.200
Single-Unit Dwellings—Attached 2 per unit in a garage
Single-Unit Dwellings—Detached and less than 4,000 sq. ft. of floor
area
2 per unit in a garage
Single-Unit Dwellings—Detached and 4,000 sq. ft. or greater of
floor area
3 per unit in a garage
Single-Unit Dwellings—Balboa Island 2 per unit in a garage
Multi-Unit Dwellings—3 units 2 per unit covered, plus guest parking;
1—2 units, no guest parking required
3 units, 1 guest parking spaceApx - 5 48
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Land Use Parking Spaces Required
Multi-Unit Dwellings—4 units or more 2 per unit covered, plus 0.5 space per unit
for guest parking
Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in
a garage
Live/Work Units 2 per unit in a garage, plus 2 for
guest/customer parking
Senior Housing—Market rate 1.2 per unit
Senior Housing—Affordable 1 per unit
Retail Trade Uses
Appliances, Building Materials, Home Electronics, Furniture,
Nurseries, and Similar Large Warehouse-type Retail Sales and Bulk
Merchandise Facilities
1st 10,000 sq. ft.—1 space per 300 sq. ft.
Over 10,000 sq. ft.—1 space per 500 sq. ft.
Plus 1 per 1,000 sq. ft. of outdoor
merchandise areas
Food and Beverage Sales 1 per 200 sq. ft.
Marine Rentals and Sales
Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1 per 350
sq. ft. of office area
Marine Retail Sales 1 per 250 sq. ft.
Retail Sales 1 per 250 sq. ft.
Shopping Centers 1 per 200 sq. ft. See Section 20.40.050
Service Uses—Business, Financial, Medical, and Professional
Convalescent Facilities 1 per 3 beds or as required by conditional
use permit
Emergency Health Facilities 1 per 200 sq. ft.
Financial Institutions and Related Services 1 per 250 sq. ft.
Hospitals 1 per bed; plus 1 per resident doctor and 1
per employee.
Offices*—Business, Corporate, General, Governmental
First 50,000 sq. ft.1 per 250 sq. ft. net floor area
Next 75,000 sq. ft.1 per 300 sq. ft. net floor area
Floor area above 125,001 sq. ft.1 per 350 sq. ft. net floor area
* Not more than 20% medical office uses.
Offices—Medical and Dental Offices 1 per 200 sq. ft.
Outpatient Surgery Facility 1 per 250 sq. ft.
Service Uses—General
Adult-Oriented Businesses 1 per 1.5 occupants or as required by
conditional use permit
Ambulance Services 1 per 500 sq. ft.; plus 2 storage spaces.
Animal Sales and Services
Animal Boarding/Kennels 1 per 400 sq. ft.Apx - 6 49
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Land Use Parking Spaces Required
Animal Grooming 1 per 400 sq. ft.
Animal Hospitals/Clinics 1 per 400 sq. ft.
Animal Retail Sales 1 per 250 sq. ft.
Artists’ Studios 1 per 1,000 sq. ft.
Catering Services 1 per 400 sq. ft.
Care Uses
Adult Day Care—Small (6 or fewer)Spaces required for dwelling unit only
Adult Day Care—Large (7 or more)2 per site for drop-off and pick-up purposes
(in addition to the spaces required for the
dwelling unit)
Child Day Care—Small (6 or fewer)Spaces required for dwelling unit only
Child Day Care—Large (9 to 14)2 per site for drop-off and pick-up purposes
(in addition to the spaces required for the
dwelling unit)
Day Care—General 1 per 7 occupants based on maximum
occupancy allowed per license
Residential Care—General (7 to 14)1 per 3 beds
Eating and Drinking Establishments
Accessory (open to public)1 per each 3 seats or 1 per each 75 sq. ft.
of net public area, whichever is greater
Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed
occupancy load or as required by
conditional use permit
Food Service with/without alcohol, with/without late hours 1 per 30—50 sq. ft. of net public area,
including outdoor dining areas exceeding
25% of the interior net public area or 1,000
sq. ft., whichever is less. See Section
20.40.060
Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft. for
outdoor dining areas
Take-Out Service—Limited 1 per 250 sq. ft.
Emergency Shelter 1 per 4 beds plus 1 per staff; and if shelter
is designed with designated family units
then 0.5 parking space per bedroom
designated for family units
Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area
Health/Fitness Facilities
Small—2,000 sq. ft. or less 1 per 250 sq. ft.
Large—Over 2,000 sq. ft.1 per 200 sq. ft.
Laboratories (medical, dental, and similar)1 per 500 sq. ft.
Maintenance and Repair Services 1 per 500 sq. ft.Apx - 7 50
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Land Use Parking Spaces Required
Marine Services
Boat Storage—Dry 0.33 per storage space or as required by
conditional use permit
Boat Yards As required by conditional use permit
Dry Docks 2 per dry dock
Entertainment and Excursion Services 1 per each 3 passengers and crew
members
Marine Service Stations As required by conditional use permit
Sport Fishing Charters 1 per each 2 passengers and crew
members
Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces
Personal Services
Massage Establishments 1 per 200 sq. ft. or as required by
conditional use permit
Nail Salons 1 per 80 sq. ft.
Personal Services, General 1 per 250 sq. ft.
Studio (dance, music, and similar)1 per 250 sq. ft.
Postal Services 1 per 250 sq. ft.
Printing and Duplicating Services 1 per 250 sq. ft.
Recycling Facilities
Collection Facility—Large 4 spaces minimum, but more may be
required by the review authority
Collection Facility—Small As required by the review authority
Visitor Accommodations
Bed and Breakfast Inns 1 per guest room, plus 2 spaces
Hotels and accessory uses As required by conditional use permit
Motels 1 per guest room or unit
Recreational Vehicle Parks As required by conditional use permit
Time Shares As required by conditional use permit
Transportation, Communications, and Infrastructure Uses
Communication Facilities 1 per 500 sq. ft.
Heliports and Helistops As required by conditional use permit
Marinas 0.75 per slip or 0.75 per 25 feet of mooring
space
Vehicle Rental, Sale, and Service Uses
Vehicle/Equipment Rentals
Office Only 1 per 250 sq. ft.
Limited 1 per 300 sq. ft., plus 1 per rental vehicle
(not including bicycles and similar vehicles)Apx - 8 51
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Land Use Parking Spaces Required
Vehicle/Equipment Rentals and Sales 1 per 1,000 sq. ft. of lot area
Vehicles for Hire 1 per 300 sq. ft., plus 1 per each vehicle
associated with the use and stored on the
same site
Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by DMV
Vehicle/Equipment Repair (General and Limited)1 per 300 sq. ft. or 5 per service bay,
whichever is more
Vehicle/Equipment Services
Automobile Washing 1 per 200 sq. ft. of office or lounge area;
plus queue for 5 cars per washing station
Service Station 1 per 300 sq. ft. or 5 per service bay,
whichever is more; minimum of 4
Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per service
bay
Vehicle Storage 1 per 500 sq. ft.
Other Uses
Caretaker Residence 1 per unit
Special Events As required by Chapter 11.03
Temporary Uses As required by the limited term permit in
compliance with Section 20.52.040
(Ord. 2017-11 § 5, 2017; Ord. 2015-15 § 8, 2015; Ord. 2013-4 § 3, 2013; Ord. 2010-21 § 1 (Exh. A)(part), 2010)
Apx - 9 52
Coast Business Center
Parking Waiver
2121 East Coast Highway
Planning
Commission
Public Hearing
August 22, 2019
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Introduction
Coast Business Center -Medical
Conditional Use Permit
Coastal Development Permit
18-space parking waiver
Corona del Mar
2121 East Coast Highway
Community Development Department -Planning Division 2
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Vicinity Map
Community Development Department -Planning Division 3
Project Site
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Project Details
142 parking spaces provided
160 spaces required
Parking study: 123-space maximum demand
Community Development Department -Planning Division 4
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Site Photos
Community Development Department -Planning Division 5
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Site Photos
Community Development Department -Planning Division 6
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Site Photos
Community Development Department -Planning Division 7
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Site Photos
Community Development Department -Planning Division 8
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Site Photos
Community Development Department -Planning Division 9
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
Recommended
Action
Conduct a public hearing
Find this project exempt from CEQA pursuant to
Section 15301 under Class 1 of the CEQA Guidelines
Adopt Resolution No. PC2019-025 approving CD2019-
025 and UP2019-025
Community Development Department -Planning Division 10
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)
For more
information
Contact Questions?Chelsea Crager
949-644-3227
ccrager@newportbeachca.gov
www.newportbeachca.gov
Community Development Department -Planning Division 11
Planning Commission - August 22, 2019
Item No. 4a Additional Materials Presented At Meeting
Coast Business Center Parking Waiver (PA2019-101)