The URL can be used to link to this page

Home My WebLink About6_20190529_Parking Study Aug 2011 1111 Town & Country Road, Suite 34 Orange, California 92868 (714) 973-8383 www.traffic-engineer.com August 29, 2011 Mr. Dave Bueche, Senior Vice President SPERRY VAN NESS 18881 Von Karman Avenue, Suite 800 Irvine, CA 92612 Dear Mr. Bueche: INTRODUCTION The firm of Kunzman Associates, Inc. is pleased to submit this parking study for the Coast Business Center project in the City of Newport Beach. The proposed project consists of converting existing office land uses to medical land uses. 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, 10,061 square feet of the site is vacant. The total square footage of the existing site is 33,399 square feet. PARKING CODE 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, the vacant units are projected to require 50 parking spaces (see Table 2). PA2019-101 Mr. Dave Bueche, Senior Vice President SPERRY VAN NESS August 29, 2011 www.traffic-engineer.com 2 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 Wednesday (August 24, 2011) and Thursday (August 25, 2011). The project site parking area is divided into five (5) parking zones as shown on Figure 3. The parking surveys are shown in Tables 3 and 4. The parking survey conducted on Wednesday (August 24, 2011) shows the maximum number of occupied parking spaces is 45 parked vehicles from 11:30 AM to 12:00 Noon (see Table 3). This is a maximum parking occupancy of 32 percent (45/142 = 32%). As indicated in Table 5, the expected peak parking demand is 95 occupied parking spaces for the site (45+50 = 95). However, a ten (10) percent overage is recommended to assure there is adequate parking. The total maximum likely parking demand of 105 occupied parking spaces will allow for parking on‐site and provide sufficient additional parking for the existing and proposed land uses based upon the existing 142 parking spaces (((45+50)x1.10) = 105). Figure 4 shows the parking survey summary graph that includes the existing parking demand, the addition of the parking spaces required for the proposed project, and the total provided parking spaces. CONCLUSIONS 1. The project site is located at 2121 East Coast Highway in the City of Newport Beach. The existing site currently provides 142 parking spaces. 2. The existing site is currently occupied with financial, medical, and office land uses. Currently, 10,061 square feet of the site is vacant. The total square footage of the existing site is 33,399 square feet. 3. Based upon the City of Newport Beach Parking Code requirements, the vacant units are projected to require 50 parking spaces. 4. 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. 5. The existing parking demand was determined by surveying the project site at 30‐minute intervals on Wednesday (August 24, 2011) and Thursday (August 25, 2011). The parking survey conducted on Wednesday (August 24, 2011) shows the maximum number of occupied parking spaces is 45 parked vehicles from 11:30 AM to 12:00 Noon (see Table 3). This is a maximum parking occupancy of 32 percent (45/142 = 32%). 6. As indicated in Table 5, the expected peak parking demand is 95 occupied parking spaces for the site (45+50 = 95). However, a ten (10) percent overage is recommended to assure there is adequate parking. The total maximum likely parking demand of 105 occupied parking spaces will PA2019-101 Mr. Dave Bueche, Senior Vice President SPERRY VAN NESS August 29, 2011 www.traffic-engineer.com 3 allow for parking on‐site and provide sufficient additional parking for the existing and proposed land uses based upon the existing 142 parking spaces (((45+50)x1.10) = 105). 7. 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. KUNZMAN ASSOCIATES, INC. Carl Ballard William Kunzman, P.E. Principal Associate Principal #4967 PA2019-101 Suite Tenant Land Use Quantity Units1 Hours of Operation 100 Vacant Proposed Medical 2.340 TSF N/A 110 Vacant Proposed Outpatient Surgery Facility 1.056 TSF N/A 120 Vacant Proposed Medical 2.684 TSF N/A 130 Edward Jones Financial 0.810 TSF 8:00 AM ‐ 5:00 PM Monday ‐ Friday 160 Vacant Proposed Medical 3.981 TSF N/A 180 CapitalSource Bank Financial 2.868 TSF 9:00 AM ‐ 5:00 PM Monday ‐ Friday 200 Dr. Kessier Medical 2.223 TSF 9:00 AM ‐ 5:00 PM Monday ‐ Friday 210 Dr. Silegy Medical 2.144 TSF 9:00 AM ‐ 5:00 PM Wednesday/Thursday and 12:00 PM ‐ 3:00 PM Friday 220 Dr. Farokhian Medical 1.446 TSF 9:00 AM ‐ 5:00 PM Monday ‐ Friday 230 Dr. Hauck Medical 1.571 TSF 7:30 AM ‐ 4:30 PM Monday ‐ Thursday 250 Dr. Bonakdar Medical 3.926 TSF 9:00 AM ‐ 5:00 PM Monday ‐ Friday 260 Dr. Agha Medical 2.144 TSF 9:00 AM ‐ 5:00 PM Monday ‐ Friday 280 Remer DiVincenzo & Griffith Office 2.578 TSF 8:30 AM ‐ 5:00 PM Monday ‐ Friday 290 Pacific Bay Homes Office 1.097 TSF 10:00 AM ‐ 3:00 PM Tuesday ‐ Thursday Total 33.399 TSF 1TSF = Thousand Square Feet Table 1 Coast Business Center Tenant List 140 Dr. Malonee Medical 2.531 TSF 8:00 AM ‐ 5:00 PM Monday/Wedneday/Friday and 7:30 AM ‐ 5:00 PM Tuesday 4 PA2019-101 Required Parking Spaces 100 Proposed Medical 2.340 TSF 1 parking space for each 200 square feet 11.7 110 Proposed Outpatient Surgery Facility 1.056 TSF 1 parking space for each 250 square feet 4.2 120 Proposed Medical 2.684 TSF 1 parking space for each 200 square feet 13.4 160 Proposed Medical 3.981 TSF 1 parking space for each 200 square feet 19.9 Total 10.061 TSF 49.2 Table 2 Additional Parking Spaces Required per the City of Newport Beach Parking Code Suite Land Use Quantity Units 1 Parking Code 1TSF = Thousand Square Feet 5 PA2019-101 Parking Spaces Provided 8:00 AM to 8:30 AM 12 17.9% 1 1.3% 25 22.1% 43 36.4% 3 16.7% 8:30 AM to 9:00 AM 15 22.4% 1 1.3% 33 29.2% 65 55.1% 4 22.2% 9:00 AM to 9:30 AM 20 29.9% 3 4.0% 50 44.2% 68 57.6% 5 27.8% 9:30 AM to 10:00 AM 26 38.8% 3 4.0% 43 38.1% 72 61.0% 4 22.2% 10:00 AM to 10:30 AM 31 46.3% 3 4.0% 44 38.9% 90 76.3% 5 27.8% 10:30 AM to 11:00 AM 33 49.3% 4 5.3% 33 29.2% 88 74.6% 6 33.3% 11:00 AM to 11:30 AM 39 58.2% 4 5.3% 29 25.7% 83 70.3% 5 27.8% 11:30 AM to 12:00 Noon4 41 61.2% 4 5.3% 27 23.9% 86 72.9% 8 44.4% 12:00 Noon to 12:30 PM 37 55.2% 4 5.3% 28 24.8% 80 67.8% 11 61.1% 12:30 PM to 1:00 PM 32 47.8% 4 5.3% 33 29.2% 76 64.4% 10 55.6% 1:00 PM to 1:30 PM 31 46.3% 4 5.3% 28 24.8% 84 71.2% 10 55.6% 1:30 PM to 2:00 PM 33 49.3% 4 5.3% 30 26.5% 82 69.5% 10 55.6% 2:00 PM to 2:30 PM 30 44.8% 4 5.3% 28 24.8% 81 68.6% 11 61.1% 2:30 PM to 3:00 PM 31 46.3% 4 5.3% 30 26.5% 83 70.3% 10 55.6% 3:00 PM to 3:30 PM 35 52.2% 4 5.3% 23 20.4% 74 62.7% 10 55.6% 3:30 PM to 4:00 PM 32 47.8% 4 5.3% 25 22.1% 79 66.9% 10 55.6% 4:00 PM to 4:30 PM 31 46.3% 2 2.7% 23 20.4% 61 51.7% 10 55.6% 4:30 PM to 5:00 PM 27 40.3% 2 2.7% 24 21.2% 64 54.2% 10 55.6% 1 Parking Zones C, D, and E were included for information purposes only. 2 A total of 142 parking spaces are provided for the project site. 4 Maximum number of occupied parking spaces for project site (Parking Zones A & B) ‐ 45 vehicles from 11:30 AM to 12:00 Noon. Table 3 Wednesday (August 24, 2011) Parking Survey E 67 75 3 Kunzman Associates, Inc. staff observed 2 parked vehicles in Parking Zone C & D that went to our site. Time Period Number of Parked Vehicles and Percentage of Occupied Parking Spaces Parking Zone1 A2 B2 C3 D3 113 118 18 6 PA2019-101 Parking Spaces Provided 8:00 AM to 8:30 AM 13 19.4% 1 1.3% 30 26.5% 49 41.5% 2 11.1% 8:30 AM to 9:00 AM 18 26.9% 1 1.3% 32 28.3% 55 46.6% 5 27.8% 9:00 AM to 9:30 AM 21 31.3% 1 1.3% 39 34.5% 64 54.2% 5 27.8% 9:30 AM to 10:00 AM 23 34.3% 2 2.7% 34 30.1% 59 50.0% 6 33.3% 10:00 AM to 10:30 AM 25 37.3% 3 4.0% 28 24.8% 67 56.8% 9 50.0% 10:30 AM to 11:00 AM 26 38.8% 3 4.0% 21 18.6% 72 61.0% 6 33.3% 11:00 AM to 11:30 AM 28 41.8% 3 4.0% 22 19.5% 69 58.5% 7 38.9% 11:30 AM to 12:00 Noon 26 38.8% 3 4.0% 21 18.6% 59 50.0% 9 50.0% 12:00 Noon to 12:30 PM 27 40.3% 3 4.0% 28 24.8% 63 53.4% 7 38.9% 12:30 PM to 1:00 PM 28 41.8% 3 4.0% 21 18.6% 65 55.1% 9 50.0% 1:00 PM to 1:30 PM 26 38.8% 3 4.0% 18 15.9% 62 52.5% 9 50.0% 1:30 PM to 2:00 PM 30 44.8% 3 4.0% 14 12.4% 63 53.4% 9 50.0% 2:00 PM to 2:30 PM3 32 47.8% 3 4.0% 12 10.6% 59 50.0% 9 50.0% 2:30 PM to 3:00 PM 30 44.8% 3 4.0% 13 11.5% 62 52.5% 9 50.0% 3:00 PM to 3:30 PM 32 47.8% 2 2.7% 14 12.4% 60 50.8% 10 55.6% 3:30 PM to 4:00 PM 29 43.3% 3 4.0% 18 15.9% 58 49.2% 10 55.6% 4:00 PM to 4:30 PM 25 37.3% 3 4.0% 15 13.3% 59 50.0% 11 61.1% 4:30 PM to 5:00 PM 22 32.8% 3 4.0% 14 12.4% 61 51.7% 9 50.0% 1 Parking Zones C, D, and E were included for information purposes only. 2 A total of 142 parking spaces are provided for the project site. 3 Maximum number of occupied parking spaces for project site (Parking Zones A & B) ‐ 35 vehicles from 2:00 PM to 2:30 PM. Table 4 Thursday (August 25, 2011) Parking Survey E 67 75 Time Period Number of Parked Vehicles and Percentage of Occupied Parking Spaces Parking Zone1 A2 B2 CD 113 118 18 7 PA2019-101 Number of Descriptor Parked Vehicles Peak parking demand during parking survey 1 45 Vacant suites per the City of Newport Beach parking code 50 Total 95 10% Overage Factor 10 Total Maximum Parking Demand 105 Parking Spaces Provided 142 Table 5 Parking Demand Summary 1 See Table 3 2 See Table 2 8 PA2019-101 4984/1Kunzman Associates, Inc. Over 35 Years of Excellent Service 9 Figure 1 Project Location Map NTS Site Avocado AvenueNewport CenterMacArthur BoulevardP a c i f i c C o a s t H i g h w a y ( S R - 1 )DrivePA2019-101 4984/2Kunzman Associates, Inc. Over 35 Years of Excellent Service 10 Figure 2 Site Plan NTS Legend = Project Site PA2019-101 4984/3Kunzman Associates, Inc. Over 35 Years of Excellent Service 11 Figure 3 Parking Zone Map NTS Legend = Parking Zone Boundary = Parking ZoneA A & B E* C & D* Parking Zone C is the top level Parking Zone D is the lower level Parking Zone A is the underground top level Parking Zone B is the underground lower level = Parking Zone C, D, and E were included*for information purposes only PA2019-101 4984/4Kunzman Associates, Inc. Over 30 Years of Excellent Service 12 Figure 4 Parking Survey Summary Graph LegendNumber of Parking SpacesTime of Day PA2019-101 APPENDIX A GLOSSARY OF TRANSPORTATION TERMS PA2019-101 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. PA2019-101 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. PA2019-101 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. PA2019-101 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 quality 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. PA2019-101 APPENDIX B CITY OF NEWPORT BEACH PARKING CODE PA2019-101 Chapter 20.40 OFF-STREET PARKING Sections: 20.40.010 Purpose. 20.40.020 Applicability. 20.40.030 Requirements for Off-Street Parking. 20.40.040 Off-Street Parking Spaces Required. 20.40.050 Parking Requirements for Shopping Centers. 20.40.060 Parking Requirements for Food Service Uses. 20.40.070 Development Standards for Parking Areas. 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. 20.40.090 Parking Standards for Residential Uses. 20.40.100 Off-Site Parking. 20.40.110 Adjustments to Off-Street Parking Requirements. 20.40.120 Parking Management Districts. 20.40.130 In-Lieu Parking Fee. 20.40.010 Purpose. The purpose of this chapter is to provide off-street parking and loading standards to: A. Provide for the general welfare and convenience of persons within the City by ensuring that sufficient parking facilities are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible; B. Provide accessible, attractive, secure, and well-maintained off-street parking and loading facilities; C. Increase public safety by reducing congestion on public streets and to minimize impacts to public street parking available for coastal access and recreation; D. Ensure access and maneuverability for emergency vehicles; and E. Provide loading and delivery facilities in proportion to the needs of allowed uses. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.020 Applicability. A. Off-Street Parking Required. Each use, including a change or expansion of a use or structure, except as otherwise provided for in Chapter 20.38 (Nonconforming Uses and Structures) shall have appropriately maintained off-street parking and loading areas in compliance with the provisions of this chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this chapter are satisfactorily completed. B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or intensification of an existing use shall require compliance with the off-street parking requirements of this chapter, except as allowed in Chapter 20.38 (Nonconforming Uses and Structures). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.030 Requirements for Off-Street Parking. A. Parking Required to Be On-Site. Parking shall be located on the same lot or development site as the uses served, except for the following: Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 1 of 18 8/26/2011 4:06 PM PA2019-101 1. Townhouses and Multi-Tenant Uses. Where parking is provided on another lot within the same development site, the parking shall be located within two hundred (200) feet of the units they are intended to serve. 2. Off-Site Parking Agreement. Parking may be located off-site with the approval of an off-site parking agreement in compliance with Section 20.40.100(C) (Parking Agreement). B. Permanent Availability Required. Each parking and loading space shall be permanently available and maintained for parking purposes for the use it is intended to serve. The Director may authorize the temporary use of parking or loading spaces for other than parking or loading in conjunction with a seasonal or intermittent use allowed in compliance with Section 20.52.040 (Limited Term Permits). C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and landscaping areas shall be kept free of dust, graffiti, and litter. Striping, paving, walls, light standards, and all other facilities shall be permanently maintained in good condition. D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a private street, parking lot, or private property for the primary purpose of displaying the vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that location. E. Calculation of Spaces Required. 1. Fractional Spaces. Fractional parking space requirements shall be rounded up to the next whole space. 2. Bench Seating. Where bench seating or pews are provided, eighteen (18) linear inches of seating shall be considered to constitute a separate or individual seat. 3. Gross Floor Area. References to spaces per square foot are to be calculated on the basis of gross floor area unless otherwise specified. 4. Net Public Area. “Net public area” shall be defined as the total area accessible to the public within an eating and/or drinking establishment, excluding kitchens, restrooms, offices pertaining to the use, and storage areas. 5. Spaces per Occupant. References to spaces per occupant are to be calculated on the basis of maximum occupancy approved by the City of Newport Beach Fire Department. 6. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of required off-street parking spaces shall be equal to the sum of the requirements prescribed for each use. F. Nonconforming Parking and Loading. Land uses and structures that are nonconforming due solely to the lack of off-street parking or loading facilities required by this chapter shall be subject to the provisions of Section 20.38.060 (Nonconforming Parking). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 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. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 2 of 18 8/26/2011 4:06 PM PA2019-101 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 1 per unit; a minimum of 2 covered per site. Single-Unit Dwellings—Attached 2 per unit in a garage Single-Unit Dwellings—Detached and less than 4,000 sq. ft. of habitable 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 space Multi-Unit Dwellings—4 units or more 2 per unit covered plus 0 5 space per Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 3 of 18 8/26/2011 4:06 PM PA2019-101 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 Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 4 of 18 8/26/2011 4:06 PM PA2019-101 Animal Boarding/Kennels 1 per 400 sq. ft. 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, but excluding the first 25% or 1,000 sq. ft. of outdoor dining area, 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 As required by conditional use permit 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. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 5 of 18 8/26/2011 4:06 PM PA2019-101 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. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 6 of 18 8/26/2011 4:06 PM PA2019-101 Limited 1 per 300 sq. ft., plus 1 per rental vehicle (not including bicycles and similar vehicles) 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. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.050 Parking Requirements for Shopping Centers. A. An off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may be used for shopping centers meeting the following criteria: 1. The gross floor area of the shopping center does not exceed 100,000 square feet; and 2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross floor area of the shopping center. B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more shall meet the parking space requirement for the applicable use in compliance with Section 20.40.040 (Off-Street Parking Spaces Required). C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 7 of 18 8/26/2011 4:06 PM PA2019-101 20.40.060 Parking Requirements for Food Service Uses. A. Establishment of Parking Requirement. The applicable review authority shall establish the off-street parking requirement for food service uses within a range of one space for each thirty (30) to fifty (50) square feet of net public area based upon the following considerations: 1. Physical Design Characteristics. a. The gross floor area of the building or tenant space; b. The number of tables or seats and their arrangement; c. Other areas that should logically be excluded from the determination of net public area; d. The parking lot design, including the use of small car spaces, tandem and valet parking and loading areas; e. Availability of guest dock space for boats; and f. Extent of outdoor dining. 2. Operational Characteristics. a. The amount of floor area devoted to live entertainment or dancing; b. The amount of floor area devoted to the sale of alcoholic beverages; c. The presence of pool tables, big screen televisions or other attractions; d. The hours of operation; and e. The expected turnover rate. 3. Location of the Establishment. a. In relation to other uses and the waterfront; b. Availability of off-site parking nearby; c. Amount of walk-in trade; and d. Parking problems in the area at times of peak demand. B. Conditions of Approval. If during the review of the application, the review authority uses any of the preceding considerations as a basis for establishing the parking requirement, the substance of the considerations shall become conditions of the permit application approval and a change to any of the conditions will require an amendment to the permit application, which may be amended to establish parking requirements within the range as noted above. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.070 Development Standards for Parking Areas. A. Access to Parking Areas. Access to off-street parking areas shall be provided in the following manner: 1. Nonresidential and Multi-Unit. Parking areas for nonresidential and multi-unit uses: Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 8 of 18 8/26/2011 4:06 PM PA2019-101 a. Adequate and safe maneuvering aisles shall be provided within each parking area so that vehicles enter an abutting street or alley in a forward direction. b. The Director may approve exceptions to the above requirement for parking spaces immediately adjoining a public alley, provided not more than ten (10) feet of the alley right- of-way is used to accommodate the required aisle width, and provided the spaces are set back from the alley the required minimum distances shown in Table 3-11. TABLE 3-11 PARKING SETBACK FROM ALLEY Alley Width Minimum Setback 15'0" or less 5'0" 15'1" to 19'11" 3'9" 20'0" or more 2'6" c. The first parking space within a parking area accessed from a public street shall be set back a minimum of five feet from the property line. 2. Access Ramps. Ramps providing vehicle access to parking areas shall not exceed a slope of fifteen (15) percent. Changes in the slope of a ramp shall not exceed eleven (11) percent and may occur at five-foot intervals. Refer to Public Works Standard 160L-B, C and 805L-B. The Director of Public Works may modify these standards to accommodate specific site conditions. B. Location of Parking Facilities. 1. Residential Uses. Parking facilities serving residential uses shall be located on the same site as the use the parking is intended to serve. Additional requirements are provided in Section 20.40.090 (Parking Standards for Residential Uses). 2. Nonresidential Uses. Parking facilities for nonresidential uses shall be located on the same site as the use the parking is intended to serve, except where an off-site parking facility is approved in compliance with Section 20.40.100 (Off-Site Parking). 3. Parking Structures. When adjacent to a residential zoning district, the development of structured parking, including rooftop parking, shall require the approval of a conditional use permit to address potential impacts to adjacent residential uses. 4. Parking on Slopes. Parking shall not be allowed on slopes greater than five percent. This shall not apply to parking spaces located within a parking structure. The Director of Public Works may adjust these standards to accommodate specific site conditions. C. Parking Space and Lot Dimensions. 1. Minimum Parking Space and Drive Aisle Dimensions. Each parking space, drive aisle, and other parking lot features shall comply with the minimum dimension requirements in Tables 3-13 and 3-14 and as illustrated in Figure 3-8. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 9 of 18 8/26/2011 4:06 PM PA2019-101 2. Width of Parking Aisle. The width of parking aisles may be reduced by the Public Works Director in unique situations arising from narrow lots or existing built conditions when traffic safety concerns have been addressed. TABLE 3-12 MINIMUM STANDARD PARKING SPACE SIZE Minimum Standard Space Requirements Width Length 8 ft. 6 in. 17 ft. TABLE 3-13 STANDARD VEHICLE SPACE REQUIREMENTS Angle (degrees) Stall Width (1)(3) Stall Depth (2) Stall Length (3) Aisle Width One-Way Two-Way Parallel 8 ft. N/A 22 ft. 14 ft. 24 ft. 30 8 ft. 6 in. 16 ft. 17 ft. 14 ft. N/A 45 8 ft. 6 in. 18 ft. 17 ft. 14 ft. N/A 60 8 ft. 6 in. 19 ft. 17 ft. 18 ft. N/A 90 8 ft. 6 in. 17 ft. 17 ft. 26 ft. 26 ft. (1) When the length of a parking space abuts a wall, or similar obstruction, the required width of the space shall be increased to nine feet. (2) Measured perpendicular to aisle. (3) Structural elements shall not encroach into the required stall, with the exception of a one square foot area at the front corners. 3. Bumper Overhang Areas. A maximum of two and one-half feet of the parking stall depth may be landscaped with low-growing, hearty materials in lieu of paving or an adjacent walkway may be increased, allowing a two and one-half foot bumper overhang while maintaining the required parking dimensions. 4. Compact Parking. Compact parking spaces shall not be allowed. However, where they exist at the time of adoption of this Zoning Code they may remain and shall not be considered a nonconforming condition. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 10 of 18 8/26/2011 4:06 PM PA2019-101 Figure 3-8 Parking Lot Dimensions D. Required Parking Area Improvements. Off-street parking areas shall have the following improvements: 1. Curbing and Wheel Stops. a. Continuous concrete curbing shall be installed a minimum of five feet from a wall, fence, building, or other structure. Curbs shall be a minimum of four inches high. b. The minimum standard curb radius shall be six feet at all aisle corners. Alternative curb radii may be approved by the Director of Public Works. c. Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a landscaped area, and the parking area drainage is directed to the landscaped area subject to the approval of the Director of Public Works. Wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space. Wheel stops shall not be used in conjunction with continuous curbing, including adjacent to raised walkways. 2. Drainage. Parking lots shall be designed in compliance with the stormwater quality and quantity standards of the City’s best management practices and the City’s Standard Specifications and Plans. 3. Landscaping. Landscaping for new surface parking lots with ten (10) or more spaces shall be provided as indicated below. These requirements do not apply to routine maintenance and restriping of existing parking lots. a. Perimeter Parking Lot Landscaping. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 11 of 18 8/26/2011 4:06 PM PA2019-101 i. Adjacent to Streets. (A) Parking areas abutting a public street shall be designed to provide a perimeter landscape strip a minimum five feet wide between the street right- of-way and parking area. The Director may grant an exception to this requirement if existing structures, substandard lots, or unique site conditions preclude its implementation. In this case, the maximum feasible planting strip area shall be provided based on site conditions. (B) Landscaping, other than trees, shall be designed and maintained to screen cars from view from the street and shall be maintained at approximately thirty-six (36) inches in height. (C) Screening materials may include a combination of plant materials, earth berms, raised planters, low walls, or other screening devices that meet the intent of this requirement as approved by the Director. (D) Plant materials, walls, or structures within a traffic sight area of a driveway shall not exceed thirty-six (36) inches in height in compliance with Section 20.30.130 (Traffic Safety Visibility Area). ii. Adjacent to Residential Use. (A) Parking areas for nonresidential uses adjoining residential uses shall provide a landscaped buffer yard with a minimum of five feet in width between the parking area and the common property line bordering the residential use. A solid masonry wall and landscaping in compliance with Section 20.30.020(D) (Screening and Buffering Between Different Zoning Districts) shall be provided along the property line. (B) Trees shall be provided at a rate of one for each thirty (30) square feet of landscaped area and shall be a minimum twenty-four (24) inch box container at time of planting. b. Interior Parking Lot Landscaping. i. Trees Required. (A) Number and Location. Trees shall be evenly spaced throughout the interior parking area at a rate of one tree for every five parking spaces. Trees shall be located in planters that are bounded on at least two sides by parking area paving. Planters shall have a minimum exterior dimension of five feet. (B) Size. All trees within the parking area shall be a minimum twenty-four (24) inch box container at time of planting. ii. Ends of Aisles. All ends of parking aisles shall have landscaped islands planted with trees, shrubs, and groundcover. iii. Larger Projects. Parking lots with more than one hundred (100) spaces shall provide an appropriate entry feature consisting of a concentration of landscape elements, including specimen trees, flowering plants, enhanced paving, and project identification. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 12 of 18 8/26/2011 4:06 PM PA2019-101 4. Lighting. Parking lots shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle and an average over the entire lot of 2.5 footcandles. Lighting shall comply with the standards in Section 20.30.070 (Outdoor Lighting). 5. Stall Markings, Directional Arrows, and Signs. a. Parking spaces shall be clearly outlined with four-inch-wide lines painted on the surface of the parking facility. Carpool and vanpool spaces shall be clearly identified for exclusive use of carpools and vanpools. b. Parking spaces for the disabled shall be striped and marked so as to be clearly identified in compliance with the applicable Federal, State, and City standards. c. Driveways, circulation aisles, and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles. d. The Director of Public Works may require the installation of traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility. 6. Surfacing. Parking spaces and maneuvering areas shall be paved and permanently maintained with asphalt, concrete, or interlocking paving stones or other City-approved surfaces. E. Enclosed Parking. The following regulations shall apply to enclosed commercial off-street parking: 1. Doors shall remain open during regular business hours; 2. A sign shall be posted on the business frontage that advises patrons of the availability and location of parking spaces; 3. Signs shall be posted on the site containing the following information: a. Doors are to remain open during business hours; and b. A number to call for Code Enforcement. 4. The location, size, and color of the signs required above shall be approved by the Department. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. Where parking lots for nonresidential uses are allowed in residential zoning districts in compliance with Chapter 20.18 (Residential Zoning Districts), they shall be developed in compliance with the following requirements in addition to other applicable standards provided in this chapter. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required in order to locate a parking lot intended for nonresidential use within a residential zoning district. B. Location of Parking Area. The parking area shall be accessory to, and for use of, one or more abutting nonresidential uses allowed in an abutting commercial zoning district. The Commission may grant a waiver for noncontiguous parking lots, but only under all of the following conditions: 1. The parking lot is designed to be compatible with the neighborhood; Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 13 of 18 8/26/2011 4:06 PM PA2019-101 2. There are no residential uses between the parking lot and the commercial zoning district; 3. The location of the parking lot does not fragment the adjacent neighborhood; 4. The parking lot is not detrimental or injurious to property and improvements in the neighborhood; and 5. The parking lot is located within a reasonable walking distance of the use to which it is an accessory. C. Access. Access to parking lots shall be from commercial streets or alleys. An exception may be granted by the Commission if no commercial streets are available for access. D. Passenger Vehicle Parking Only. Parking lots shall be used solely for the parking of passenger vehicles. E. Signs. No signs, other than signs designating entrances, exits, and conditions of use shall be maintained in parking areas. Signs shall not exceed four square feet in area and five feet in height. The number and location shall be approved by the Director before installation. F. Perimeter Wall. The parking lot shall have a solid masonry wall six feet in height along all interior property lines adjacent to residential zoning districts and thirty-six (36) inches in height adjacent to streets and the front setback area of an abutting residential use. G. Development Standards. The parking lot shall be developed in compliance with the development standards of this chapter and the outdoor lighting standards in Section 20.30.070 (Outdoor Lighting). H. No Overnight Parking. Overnight parking shall be prohibited and the parking lot shall be secured after business hours to prevent any use of the facility. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.090 Parking Standards for Residential Uses. A. Parking Space and Driveway Dimensions. 1. Minimum Interior Dimensions. The minimum interior dimensions for parking spaces in residential zoning districts shall be as provided in Table 3-14. The Director may approve a reduced width for duplex units when two separate single car garages are proposed side by side and the applicant has proposed the maximum width possible. TABLE 3-14 MINIMUM INTERIOR DIMENSIONS Lot Width Single Car/Tandem* Two Car 30 feet or less 9'3" x 19' (35')* 17'6" x 19' 30.1—39.99 feet 10' x 19' (35')* 18'6" x 19' 40 feet or more 10' x 20' 20' x 20' * The minimum depth for a two-car tandem space is thirty-five (35) feet. Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 14 of 18 8/26/2011 4:06 PM PA2019-101 2. Tandem Parking. Tandem parking for a maximum of two cars in depth shall be allowed in residential districts subject to the minimum interior dimensions provided in Table 3-14. 3. Driveway Width. Driveways visible from a public right-of-way shall not be wider than required to access an adjacent garage as follows: a. One car garage: ten (10) feet wide. b. Two car garage: twenty (20) feet wide. c. Three car garage: twenty-five (25) feet wide. d. Four car garage: thirty-two (32) feet wide. 4. Vertical Clearances. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. B. Access to Parking. 1. Direct Access Required. Each parking space shall be capable of being accessed directly from an adjoining vehicular right-of-way or over an improved hard surfaced driveway, except for approved tandem parking spaces. 2. Clear Access Required. Where access to a required parking space is taken over a driveway, the driveway shall be maintained free and clear at all times except for the parking of currently registered, licensed motor vehicles, and for temporary obstructions that are incidental to the use of the property. Temporary obstructions in the driveway shall be allowed only for a period up to seventy-two (72) hours. C. Location of Parking. 1. Allowed Parking Areas. Parking of vehicles is allowed only in permanent parking areas and on driveways leading to allowed parking areas. Under no circumstances shall landscaped areas or hardscaped areas in front yards, other than driveways, be used for the parking of vehicles. 2. Garages Facing the Street. Garages with doors that face the street that are located within twenty (20) feet of the front property line shall be equipped with automatic roll-up doors. 3. Parking Located in Required Setback Areas. The following requirements shall apply to the parking or storage of motor vehicles, recreational vehicles, watercraft, trailers, and similar items in residential zoning districts: a. Front Setback Areas. Parking or storage in required front setback areas shall be prohibited, except on driveways in front of garages that set back a minimum of twenty (20) feet from the front property line. b. Side Setback Areas. Parking or storage in required side setback areas (behind the rear line of the required front setback area) shall be allowed. c. Rear Setback Areas Without Alleys. Parking or storage in required rear setback areas shall be allowed. d. Rear Setback Areas with Alleys. Parking or storage in required rear setback areas shall Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 15 of 18 8/26/2011 4:06 PM PA2019-101 not be allowed. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.100 Off-Site Parking. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required for a parking facility or any portion of required parking that is not located on the same site it is intended to serve. B. Findings. In order to approve a conditional use permit for an off-site parking facility the Commission shall make all of the following findings in addition to those required for the approval of a conditional use permit: 1. The parking facility is located within a convenient distance to the use it is intended to serve; 2. On-street parking is not being counted towards meeting parking requirements; 3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area; and 4. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. C. Parking Agreement. A parking agreement, which guarantees the long-term availability of the parking facility for the use it is intended to serve, shall be recorded with the County Recorder’s Office. The agreement shall be in a form approved by the City Attorney and the Director. D. Loss of Off-Site Parking. 1. Notification of City. The owner or operator of a business that uses an approved off-site parking facility to satisfy the parking requirements of this chapter shall immediately notify the Director of any change of ownership or use of the property where the spaces are located, or changes in the use that the spaces are intended to serve, or of any termination or default of the agreement between the parties. 2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has terminated, the Director shall establish a reasonable time in which one of the following shall occur: a. Substitute parking is provided that is acceptable to the Director; or b. The size or capacity of the use is reduced in proportion to the parking spaces lost. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.110 Adjustments to Off-Street Parking Requirements. The number of parking spaces required by this chapter may be reduced only in compliance with the following standards and procedures. A. ADA Compliance. The Director may administratively reduce parking requirements due to a loss of parking spaces because of ADA requirements associated with tenant improvements. B. Reduction of Required Off-Street Parking. Off-street parking requirements may be reduced with the approval of a conditional use permit in compliance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) as follows: 1. Reduced Parking Demand. Required off-street parking may be reduced with the approval Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 16 of 18 8/26/2011 4:06 PM PA2019-101 of a conditional use permit in compliance with the following conditions: a. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on-street parking available, greater than normal walk in trade, mixed-use development); and b. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). 2. Joint Use of Parking Facilities. Required off-street parking may be reduced with the approval of a conditional use permit where two or more nonresidential uses on the same site or immediately adjacent sites have distinct and differing peak parking demands (e.g., a theater and a bank). The review authority may grant a joint use of parking spaces between the uses that results in a reduction in the total number of required parking spaces in compliance with the following conditions: a. The most remote space is located within a convenient distance to the use it is intended to serve; b. The amount of reduction is no greater than the number of spaces required for the least intensive of the uses sharing the parking; c. The probable long-term occupancy of the structures, based on their design, will not generate additional parking demand; d. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that there is no conflict in the peak parking demand for the uses proposing to make joint use of the parking facilities; e. The property owners involved in the joint use of parking facilities shall record a parking agreement approved by the Director and City Attorney. The agreement shall be recorded with the County Recorder, and a copy shall be filed with the Department; and f. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). C. Parking Management Plan. When a parking management plan to mitigate impacts associated with a reduction in the number of required parking spaces is required by this chapter, the parking management plan may include, but is not limited to, the following when required by the review authority: 1. Restricting land uses to those that have hours or days of operation so that the same parking spaces can be used by two or more uses without conflict; 2. Restricting land uses with high parking demand characteristics; 3. Securing off-site parking in compliance with Section 20.40.100 (Off-Site Parking); 4. Providing parking attendants and valet parking; and 5. Other appropriate mitigation measures. D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 17 of 18 8/26/2011 4:06 PM PA2019-101 review authority shall consider data submitted by the applicant or collected/prepared at the applicant’s expense. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.120 Parking Management Districts. Properties within a parking management district, established through the Parking Management (PM) Overlay District, may be exempted from all or part of the off-street parking requirements of this chapter in compliance with the provisions of the adopted parking management district plan. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.130 In-Lieu Parking Fee. The number of parking spaces required by Section 20.40.040 (Off-Street Parking Spaces Required) may be reduced if the review authority authorizes the use of an in-lieu fee to be paid by the applicant towards the development of public parking facilities. The in-lieu fee shall be paid to the Citywide Parking Improvement Trust Fund. The amount of the fee and time of payment shall be established by Council resolution. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) This page of the Newport Beach Municipal Code is current through Ordinance 2011-20, passed August 9, 2011. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. City Website: http://www.newportbeachca.gov/ (http://www.newportbeachca.gov/) City Telephone: (949) 644-3005 Code Publishing Company (http://www.codepublishing.com/) Chapter 20.40 OFF-STREET PARKING http://www.codepublishing.com/CA/NewportBeach/html/NewportBeach... 18 of 18 8/26/2011 4:06 PM PA2019-101