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HomeMy WebLinkAboutPA2019-101 PW Redlines PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Please Distribute to: Date: June 5, 2019 Public Works—David Keely Please return PRR and Plans to Staff Planner Chelsea Crager, Associate Planner 949-644-3227, ccrager(d_)newportbeachca.gov Applicant: Coast Business Center, Ltd. c/o Mesa Contact: Cort Ensign/Mesa Management, Inc. Management, Inc. 1451 Quail Street Suite 201 Newport Beach, CA 92660 949-851-0995, censign@mesamanagement.net Project Name Coast Business Center Parking Waiver Address: 2121 E Coast Hwy PA2019-101 UP2019-### A request for a conditional use permit to waive 18 parking spaces to allow the entire building (31,806 SF) to be used as medical offices. Currently, 23,899 square feet of the buildin� are used for medical office uses; therefore, the proposed project would present an increase of 7,907 square feet of medical office. These non-medical tenant spaces are currently occupied by an educational facility, general offices, or are vacant. There are 142 parking spaces onsite. REPORT REQUESTED BY: June 12, 2019 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: s: ❑ No comments on the project Cyom k4m yoommo as t oo& 5—mm as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review (9116h 9 ❑ To discuss the following (see notes) Signature Ext. Date Please indicate the approximate time spent on reviewing this project: Tmplt: 10/10/12 +I •MESAMANACEMENTINC, 1-00 VICItiv EAC_LLt I,C E ti 4 E A L itAtt AAA NA CE NI N1 May 29, 2019 City of Newport Beach Planning Department 100 Civic Center Drive Newport Beach, CA 92660 Subject: Conversion Coast Business Center to Medical Office Use 2121 E. Coast Hwy Corona del Mar, CA 92625 Dear Planning Department: We are now pursuing our fifth CUP application. Since 2011 we have engaged in four previous CUP applications to convert specific office space to medical space and/or education space. All previous applications were approved. Attached as Exhibit A is a summary of the findings from the four previous parking studies conducted by Kunzman Associates and which are available on the attached thumb drive. In all of the previous CUP applications, it was determined that parking facilities were more than adequate to handle the applied use. We are now asking the City of Newport Beach Planning Department and the Planning Commission to allow us to seek medical office use for the remaining small portion of the building that is still general office use. By granting us this waiver, we will meet the additional demand for medical office use, which is in short supply in Newport Beach while utilizing our excess parking capacity. Attached is the application and all supporting documentation. Regards, Cort Ensign Mesa Management,Inc. 1451 Q',Wil Skreet,Suile-701, \Iewport Beach,CA 92(560 censign(cumesamanagement.net ww"r.mesamanarement.net P 949.8 1.099-5 y.158 1 C 9 49._)00.<i011i z =-r 1 949.851.3059 srolk-:r Id 010 5')1 t-o e OJ[Ficr_r 1c1-;010 97909 a 949.851.99b f . 949 86'.3019 1'.0, BOX 2'M NLNWpr..)rt lOUGh, CA ?26 8 o N Wo M E m c x O o O 41 • O v W a Q Q > ° N 'CL a� = W a u N O ca O w a T-4 > L o o 0 O 0 00 t7) 00 tw O fV O to 'Q. N LD cm N m H m d N O > O V 0000 M m O V_ y E w 'G. N CL C. 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U `,� � � � �_ o o o j �3A �;�K 0 :11'r quality GANDDINI GROUP May 24, 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: Rect?i kpeo Raw "RQ&-V INTRODUCTION Wpojeo e*m%, i&4%Dwr * vw—Atrt 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 I shows the existing p—roject tenant list.Figure 2 illustrates the project site, The proposed project consists of converting six existing suites to medical office use (suites 100, 130, 160, 180, 255,and 280),which will result in the entire building as rnedyycal office,Three of the suites proposed to be converted to medical office are currently vacant(totaling 4,977SqUare feet),two are occupied with general office uses(totaling 1,238 square feet), and one is occupied with a private educational facility(1,692 square feet). The project site provides a two-story parking garage building as illustrated on Figures 3 and 4,The parking garage currently provides_62_parking spaces on the top level and parking spaces on the bottom level for a total of.142 parking spaces.ki - -* �__J ADDITIONAL PARKING DEMAND FOR PROPOSED LAND USE CHANGES Table 2 Calculates the net number of additional parking spaces required for the proposed land use changes in accordance with the City of Newport Beach Municipal Code off-street parking requirements, The City of Newport Beach Municipal Code off-street parking requirements are provided in Appendix B, 550 Parkcenter Drive,Suite 202,Santa Ana,California 92705 1 714 795 3100 1 www,ganddini.com ORANGE COUNTY RIVERSIDE PALO ALTO use,`� Mr.Cort Ensign e. r rDT MESA MANAGEMENT,INC. it May 24,2019 5MJV8 a� -7140-T C ��b . � As shown i able:)te proposed conversion of currently occupied suites(1,238 are feet of general office and 1,692 square feet of school use)to medical office use will require a netI tncy ditional parking spaces, Re-occupancy of existing vacant suites with medical office will require a totaditional parking spaces relative to existing parking demand.Therefore,the proposed project at full occu is forecast to require a total of 42additional parking spaces relative to existing parking demand. 2c OOW WOLF,VIE � vow*t tx"�0 EXISTING PARKING DEMAND SURVEY cp 'ICE V9ES� B the existing land uses,the peak periods for parking at the site were determined to 8.00 AM to 5:00 PM o a typical weekday.To quantify the existing parking demand for the project site,the pro rveyed at 30-minute intervals on Tuesday, May 7, 2019 and Tuesday, May 14, 2019,Tables 3 and 4 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. 51�6 PA)Zil1�1& t1�'� ID ADD A1�1A�ty S� Ofr PLCZ rto@n ing survey conducted on Tuesday,May 7,2019 shows the peak number of occupied parking spaces I . parked vehicles from 9:30 AM to 10:00 AM and 10:00 AM to 10:30 AM (see Table 3).This equates, sting peak parking utilization of 54 percent(77/ 142= 54%), MAXIMUM LIKELY PARKING DEMAND C. *AF4 I-AaS is ekt k o G -N 1f0�CAeA "PaweA me*tc&L, _+ pp.o ros p, ravj ca a r Table 5 shows the future peak parking demand projection based on the existing measurea peak parking demand plus additional parking spaces required for the proposed land use changes. As shown in Table 5,the forecast maximum future parking demand at the project site is 119 parking spaces based on the existing measured peak parking demand of 77 parked vehicles plus 42 additional parking spaces required for full occupancy with the proposed land use changes.This equates to a maximum future parking utilization of 84 percent(119/142=84%)(see Table 5).Therefore,the existing parking supply of 142 parking oPaAri- spaces at the project site is forecast to provide more than sufficient on-site parking. PeA- CONCLUSIONS L►p,�as �tT 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 conversion of currently occupied suites (1,238 square feet of general office and 1.,692 square feet of school use)to medical office use will require a net of 2.7 additional parking spaces. Re- occupancy of existing vacant suites with medical office will require a total 24,9 additional parking spaces relative to existing parking demand,Therefore, the proposed project is forecast to require a total of 28 additional parking spaces relative to existing parking demand, 3. 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%). 4. The Forecast maximum future parking demand at the project site is 1.19 parking spaces based an the existing measured peak parking demand of 77 parked vehicles plus 42 additional parking spaces required for full occupancy with the proposed land use changes, This equates to a maximum future parking utilization of 84 percent(119/142=84%)(see Table 5)The existing parking supply of 142 parking spaces at the project site is forecast to provide more than sufficient on-site parking, s COA BLISiMSS GA'Ittf '� parkihi;Study Mr.Cart Ensign MESA MANAGEMENT, INC. May 24,2019 5. 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, Q�pF ESS/pN �A0 �,0 J. ��< Daniel Flores, EIT a TR 2663 M Giancarlo Ganddini, PE,PTP Transportation Planner Principal srT�r�AFF��o�,��P OF CAI.�F Coast Busll1c%Cu1tG'I" !93 14:111 NiFkir1g StLOy 3 19-01 7 Table 1 Coast Business Center Tenant List Floor Suite Tenant Land Use Quantity Units, Tenant!-lours of Operation 1.00 Vacant General Office 1,674 TSF 110 Newport:Dermatology Medical Office 1,504 TSF 8:00 AM to 5:00 PM MON-FRI 120 Beverly Hills Rejuvenation Medical Office? 2,429 TSF 10:00 AM to 5:00 I'M MON-FRI 130 Edward Jones // Gc:nerrfal Officer 0.820 / TSF 8:00 AM to 5:00 PM MON-FRI 1 140 Barbara Mallone Medical Office 2,111 TSF 9:00 AM to 6:00 PM MON-FRI 150 Vacant(Leased to Varicose Vein) Medical Office 1.416 TSF - 1.60 Vacant/ General Offict: 1.8:19 TSF 170 Modena Flair Transplant Medical Office; 1,560 TSF 9:00 AM to 6:00 PM MON-FRI: 10:00 AM to 2:00 PM SAT 180 C2 Lduc:ation "i/ School 1.692 / TSF 9:00 AM to 9:00 PM MON-FRI 200 Kessler Medical Office 1,987 TSF 9:00 AM to 5:00 PM MON-FRI 210 Silegy Medical Office L817 TSF 8:00 AM to 4:00 PM MON,FRI 8:00 AM to 5:00 PM TUGS-THURS 9:05 AM to 6:00 PM MON,TUGS,WED,SAT: 220 C;oist Dental Medical(Wice 1.723 TSF 9:00 AM to 8:00 PM THURS; 0AMto7:0 PM FRI 230 Hauck Dental Medical Office 1.409 TSF 8:00 AM to 5:00 PM MON-THURS 2 250 Bonakdar Institute Medical Office 3,508 TSF 10:00 AM to 5:00 PM MM 9:00 AM to 5:00 PM TUTS-FRI 255 Taylor Furnishings// General Office 0,418 TSF 9:00 AM to 5:00 PM MON-FRI 260 Elahi NeuroSpa Medlul Office :1.536 TSF= 270 Vacant(Lt;7stml to Novus Med Spa) Medical Office 1,374 TSF 280 Vacant General Office 1"484 TSF 290 Spath Dentistry Mc,dical Office; 1,264 TSF 7:00 AM to 6:00 PM MON-THURS 18:00 A to3; FRI Notes: TSF=Thousand SgUare Feet �lA�°,A�''� C t�IJ• c� � �,q'i'1�` CSu�� No��moo,z.ac� �J D VIR94CIMT P �Ire i 2�u :oast SkAhvis Center f along Study 4 19-0147 Table 2 Additional Parking Spaces Required per the City of Newport Beach Parking Code Number of Parking Occupancy Suite Quantity Land Use Municipal Code RegUircnaent"2 Spaces Required Existing General Office: 1 parking.space : 250 SF 3.3 .130 0.82 Proposed Medical Office 1 parkins;space 200 SF 4.1 Existing School" 7 parking spaces required 7.0 Proposed ✓ 180 1.69I Changes � Proposed Medical Office; 1 parking space 200 SF 8.S Existing General parking spacer 2.50 SF 1.7 / 255 0.41f3 ✓ Proposed Medical Office: 1 parking space 200 SF 2.1 Subtotal SPOCes Required For Proposed Changes 2.7 z/ 100 1.674 Proposed Medical Office: 1 parking space ; 200 SF 8.4 ]SC) 1..416 Cyac:07-rimeased to V iricoso Vpiti) 1 parking space 200 SF 7.1 160 1.619 Proposed Medical Office 1 parking space 200 SF 9-t Vac.ant: 270 1.3 4 Vacant(Leased to NOVWS Med Spa) 1 parking space 200 SF f�.9 1/ 280 144 J Proposed Medical Office: :1 parking spare 200 SF 7.4 TeataI Spaces Required f vaccai t 38.9 Total Aditticanal Spaces Required 41..6 Rounded to Nearest Whole Number 42 Notos: (1.)SF=square Feet, (2)S6umt,=Uy of Nmpor(8oach Parking Code -e.Appendix 6). (3)SnU(Cie:C9.Friuratinn C`entor Parking 5triciv.pr fa red by Kunim an Aysociates,Inc,(July 15,2016). Ta4 J�o D IW✓PcW. Z70 ;"07 r � aA� �=.i��t[itl5fhe�5 Gt�rtEeP Parking Study 19.0)zk Table 3 Tuesday(May 7,2019)Parking Occupancy Survey Number of Parkud Ve:hirk,.s and Perr_entape of Occupied Parking Spaces Project Site Parkin;Zone A Parking gone B (Zones A and B) Time of Day (Trip Level) (Bottom Level) Total Parking Spruces Provided 6/ 75 142 8:00 AM - 8:30 AM 62 93% 1.2 16% 74 52% 8:30 AM - 9:00 AM 62 93% 12 16% 74 52% 9:00 AM - 9:30 AM 62 93% 1.3 17% 75 53% 9:30 AM - 10:00 AM 63 94% 14 19% 77 54% 10:00 AM - 1.0:30 AM 63 94'l 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 1.7% 72 51% 11:30 AM - 12:00 Noon 57 85% 1.3 17% 70 49% 12:00 Noon - 12:30 PM 57 8501(1 1:3 1.7% 70 49% 12:30 PM - 1:00 PM 46 69% 8 11,16 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 F'M 56 84% 8 11% 64 4 5% 2:30 PM - 3:00 PM 56 84% 8 11`:u 64 45% 3:00 PM - 3::30 PM 53 79% 9 12% 62 44% 3:30 PM - 4:00 PM 52 713,j 9 12`u 61 4.3`iG 4:00 PM - 4-:30 PM 1 51 76% 9 12% 60 42% 4:30 PM - 5:00 PM 52 78% 9 121)6 61 43% Coast.tr.iows-5 Center K'arkin8 Study 6 19-U147 Table 4 Tuesday(May 14,2019)Parking Occupancy Survey NUITiber of f'arkcd Vehicles and Percontage of Occupied Parkin Spacers Project Site Parkin,Zone A Parkin Zone:B (lanes A and B) Tin-ie of Day (Top Level) (Bottom Level) Total Parking Spaces Provided 67 75 142 8:00 AM - 8:30 AM 60 90% 8 11% 68 48% 8:30 AM 9:00 AM 60 90% 8 11°f 68 4.8% 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`b 67 47% 10:30 AM - 11:00 AM 59 88% 8 11% 67 47% 1:1:00 AM - 11:30 AM 58 87% 8 11% 66 46% 11:30 AM - 12:00 Noon 57 85% 7 9% 64 45% 1.2:00 Noon - 12:30 PM 57 85% 7 9% 64 45% 12:30 PM - 1:00 PM 45 82% 7 9% 62 44% 1:00 PM - 1:30 PM 55 82'a 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>'0 2:30 PM - 3:00 PM 54 81% 8 1190 62 44% 3:00 PM - 3:30 PM 55 82%n 7 9% 62 44`u 3:30 PM - 4:00 PM 55 82% 7 9% 62 44`Xi 4:00 PIVI - 4:30 PM 59 88% 7 9% 66 46% 4:30 PM - 5:00 PM 54 81% 6 8% 60 42o6 1 Ct►jst Business Center f#-Aft SkUdy Table 5 Future Peak Parking Demand Descriptor Number of Parking Spaces Existing Parking Supply 1.42 Existing Peak Parking Demand' 77 Existing Peak Parking Utilization 54% (77/142) Parking Spaces Required by Municipal Dade` 42 Maxir7rum Future Parking Demand 11.9 Maximum Future Parking Utilization 84°hi (119/142) Parking;Surplus(+)!Deficit(-) +23 Notes: (1)The higher of existing measured peak parking demand(see Tablas 3 and 4). (2)See Table 2 mast;E;tmlnr��5 Center Parking Study 19-014/ 5! S r. y Z , 1 1W�1j t � z v ti �. } A Q oc q fp see a � f Figure 1 Project Location Map Coast Business Center Parking Study 19-C?147 rh. µ Y Y 7 } c" S�te� z - { k sg E ------------- - s q, s t s. f L goh EZ Project Site Figure 2 Site Plan Purl Q My in 00 16' 4' to 16' 4' in 00 16' 4' o �w 15,101, 00 16' 4' 00 3' 16' 15,101, 00 16' 4' o 3' 16' 00- �5'3" 15110" 00 16' 4' _ 26'5'- ;+ - in @915'3" N _l0 P 00 00 3' 16' a, 00 16' 41 - io 3' 16' 00 CO 16' 4' zh 3' 16' p1®15'3" 15'3'�O7 _ 00 16' 4' 0 261811 N � � N tD to Ln - 3' 16' 00 00 c0 0000 16' 4' is 13' 16' zc 4' 16' 00 00 13' O O 13' o0 00 16' 4' 4' 16' o0 16'3" 16' 00 00 16' 4' _— - - - ^— N N N tD l0 4' 16' 00 00 16'3" 15'8" 00 16' 4' o is is iu 4' 16' 00 O0 16'3" 15'10" 00 00 16' 4' o M BO 00 `60� b ;a 4' 16' 00. _ 00 16'3" 15'6" oo- O0 16' 4' a N N 201611 81611 �8'10" 19'10" N 4' 16' 00 2 ^ 16' 4' 4' 16' 00 h 16' 4' N p h 21' 0 2' " 2' " 2' " O 81611 ©D 8110110911 81611 811011 ®O11 81611 811011 OV 89 74 11 N H 9 13 34 VA H 11% Int, � N Figure 3 Top Level(67 Parked Vehicles) H ��a��Business Center Parking Study 11 1 s3-C�1.4� 4' 4' At ^i__ 16' 4' 0 1 1 3 16 a '09 1'1 " 14'4" -rM a' 16' 4' io 3' 16' °° im 141411 ^ t0 00 16' 4' 00 3' 16' 00 1'1 141411 ^ W 16' 4' CD 0 16' 16' 00 16' 4' SO SO 31 16' � 00 16' 16' 00 al 16' 41 is 3' 16' 'ono. 16' 16' 00 HH _ 00 16' 4' sn eV u1 to �p 3' 16' oo ip rn 00 16' 13'S" 00 O0 16' 4' is � Co 3' 16' 00 00 131511 00 16' 41 zn O � p ri 3' 16' 00 _ °°9E 16' 16' _ CO 16' 4' v� is in is 3' 16' 00 00 13'5" 13'S" 00 A0 16' 4' 4' 16' _0000 co 13'5" 13'S" 0000 00 16' 41 4' 16' 00. 00 16' 16' 00°° Oo 16' 4' N tV O zo 4' 16' -00 0000 16' 16' 0000 0000 16' 4' ifl in is ;a 4' 16' 00 00 16' 16' 00 00 16' 4' zo toZrI is io 4' 16' _ 00 16' 16' 00_ 00 16' 41 ice.. N N 2011 11 81811 81811 201611 N N_ G G7 C 4' 16' 00 2 11 16' 4' 4' 16' 00 n 16' 4' N o r' 20' � 3' " 2' '1 71 11 51611 81611 91 81611 816" 81911 81611 81P_11 81911L 81P_11 81611 913" O O ®O 7 Q o C10 O V 6,7 479 O 7J N Flgure 4 Bottom Level QS Parked Vehlcles) CODS BLIsinegs Center g31JJH Parking Study t 19-0147 Attachment A Glossary Apu-1: 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(S)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 specifled 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 marking spaces per land use or the number of marking 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 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 plat 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 Attachment B City of Newport Beach Municipal Code Off-Street Parking Requirements Apx-4 5/24/2019 Print Preview 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 2 per unit in a garage area Single-Unit Dwellings--Detached and 4,000 sq.ft.or greater of 3 per unit in a garage floor area 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 Apx-a 3 units,I guest parking space https;Nwww,codepublishing,com/CAINowportBeachlogi/menuCompile.pl Its 5/24/2019 Print Preview 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, 1 st 10,000 sq.ft.-1 space per 300 sq.ft. Nurseries,and Similar Large Warehouse-type Retail Sales and Bulk Over 10,000 sq.ft.-1 space per 500 sq.ft. Merchandise Facilities 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 Ar»-6 1 per 400 sq.ft. https,/Mww.codepublithing.com/GAIN%wportBoacWcgilmenu0omplie,pl 215 5/24/2019 Print Preview 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 jx-7 1 per 500 sq. ft. https:l/www,codepublishing,com/CA/NowportBoach/ogi/m@nuComplie.pi �/� 6/24/2019 Print Preview 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 Marines 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) https:/Mww,eodepublishing.com/CA/Newporlueaohlegl/menuCompile.pi 415 5/24/2019 Print Preview 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-`) https:t w m.codepubiishing.cam/CA/Nowpart8ench/egi/menuCompile.pi 6l�