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Home My WebLink AboutPA2019-101 PW Redlines_3THIRD -PROJECT REVIEW REQUEST COMMUNITY DEVELO.PMENT DEPARTMENT Planning Division Please Distribute to: Public Works -David Keely Applicant: Coast Business Center, Ltd. c/o Mesa Management, Inc. Project Name Coast Business Center Parking Waiver Address: 2121 E Coast Hwy (PA2019-101) UP2019-025 and CD2019-025 Date: July 10, 2019 Please return PRR and Plans to Staff Planner Chelsea Crager, Associate Planner 949-644-3227. ccrager@newportbeachca.gov Contact: Cort Ensign/Mesa Management, Inc. 1451 Quail Street Suite 201 Newport Beach, CA 92660 949-851-0995, censign@mesamanagement.net Third review: A request for a conditionar 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 building 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: July 17, 2019 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: □ No comments on the project 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 □ To discuss the following · ( see notes) Notes: Please indicate the approximate time spent on reviewin this project: Tm pit: 10/10/12 7/toh Ext. Date ,/to{\--9 Df- transportation • noise • air quality I GANDDINI GROUP July 9, 2019 Mr. Cort Ensign, Director of Development MESA MANAGEMENT, I NC. 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 _9rojecJ: consists 9f converting;,ix (6) existing suites (totaling 7,786 square feet) to medical office use (suites 13u, 156, 17(), 18C, 216, and 255), which will result in the entire building as medical office. Three (3) of the suit~proposed to be converted to medical office are currently occupied with general office uses (totaling 3,079 square feet), tw~2) suites are occupied by outpatient surgery facilities one (1) of which is curren~ vacant (totaling 3,0Q.1 square feet), and one (1) suite is occupied with a private educational facility (1,706 square feet). The project site provides af:vo-story parking garage building as i!J_Jstrated on Figures 3 and 4. The parking garage cur¢ntly provides 67 parking spaces on the top level and 15 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 v~cant 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 550 Parkcenter Drive, Suite 202, Santa Ana, California 92705 I 714 795 3100 I www.ganddini.com ORANGE COUNTY • RIVERSIDE • PALO ALTO Mr. Cort Ensign MESA MAN AG EM ENT, I NC. July 9, 2019 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, ipe 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/s 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 de~d. 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 projecy,ite w~urveyed 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 i;,erking spaces was 77 parked vehicles from 9:30 AM to 10:00 AM and 10:00 AM to 10:30 AM (see Table 4l This equates to ·an existing peak parking utilization of 54 percent (77 / 142 = 54%). MAXIMUM LIKELY PARKING DEMAND Table 6/4ows 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. I As shown in Table 6, the forecast maximum future parking):iemand at the project site is 123 parking spaces based on the existing measured peak pcjyking demand of 71 parked vehicles, plus 1 ·t1 al parking spaces required for proposed changes, and 32 parking spaces j,6r vacant ap~ved m icalj>ffice. is equates to a maximum future parking utilization of 87 percent (12~ / 142 = 87%) (see 1 bleA). Therefo e, the existing parking supply of 142 parking spaces at the project site is forecast to prov: de ~re than su icient on-site parking. (o 2 Coast Business Center Parking Study 19-0147 Mr. Cort Ensign MESA MANAGEMENT, INC. July 9, 2019 CONCLUSIONS 1. The project site is located at 2121 East Coast Highway in the City of Newport Beach. The site currently provides 142~arking 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, wy.h credit for a vacant suite currently entitled as outpa~nt 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 demanp. Therefore, the proposed project at full occupancy is forecast to require a total of approximately 464'dditional 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 10.90 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 demanj:l at the project site is ).23~arking spaces based on the existing measured peak pcj.rking demand of 71 parked vehicles, plus 14 additional parking spaces required for proposed changes, 32 parkilJ$ 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 Transportation Planner g:rd:ii 3 Giancarlo Ganddini, PE, PTP Principal Coast Business Center Parking Study 19-0147 Floor Suite Tenant 100 Vacant 110 Newport Dermatology 120 Beverly Hills Rejuvenation 130 Edward Jones 1 140 Barbara Mallone 150 Vacant (Leased to Varicose Vein) 160 Vacant 170 Modena Hair Transplant 180 C2 Education 200 Kessler Cosmetic Surgery 210 Wdownin Naturopathy Consultation 220 Coast Dental 230 Hauck Dental 2 250 Bonakdar Institute 255 Taylor Furnishings 260 Elahi NeuroSpa 270 Vacant (Leased to Novus Med Spa) 280 Vacant 290 Spath Dentistry Total Notes: (1) TSF = Thousand Square Feet. g:n:Hi Table 1 Coast Business Center Tenant List Land Use Quantity Medical Office 1.688 Medical Office 1.516 Medical Office 2.449 General Office 0.826 / Medical Office 2.129 Outpatient Surgery Facility 1.428 / Medical Office 1.834 Outpatient Surgery Facility 1.573/ School 1.706 / Medical Office 2.004 General Office 1.832 / Medical Office 1.738 Medical Office 1.421 Medical Office 3.537 General Office 0.421 / Medical Office 1.549 Medical Office 1.385 Medical Office 1.496 Medical Office 1.275 31.806 4 Units1 TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF TSF Tenant Hours of Operation 8:00 AM to 5:00 PM MON -FRI 10:00 AM to 6:30 PM MON -FRI 8:00 AM to 5:00 PM MON -FRI 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 - 10:00 AM to 5:00 PM MON -SAT 11:00 AM to 7:00 PM MON -THURS; 9:00 AM to 5:00 PM SAT 9:00 AM to 5:00 PM MON -FRI 8:00 AM to 4:00 PM MON, FRI; 8:00 AM to 5:00 PM TUES -THURS 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 8:00 AM to 5:00 PM MON -THURS 10:00 AM to 5:00 PM MON; 9:00 AM to 5:00 PM TUES -FRI 9:00 AM to 5:00 PM MON -FRI 7:00 AM to 6:00 PM MON -THURS; 8:00 AM to 3:00 PM FRI Coast Business Center Parking Study 19-0147 Table2 Existing Parking Required per Current Approved Entitlement Required Land Use Quantity Units 1 Parking Code Parking Spaces General Office 3.079 TSF 1 parking space for each 250 square feet 12.32 Medical Office 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: (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. (3) Source: C2 Education Center Parking Study, prepared by Kunzman Associates, Inc. (July 15, 2016) 5 Table3 Additional Parking Spaces Required Compared to Existing Conditions Descriptor Suite Quantity Land Use Municipal Code Requirement:1-2 Existing General Office 1 parking space : 250 SF 130 0.826 Proposed Medical Office 1 parking space : 200 SF Existing Outpatient Surgery Facility (Vacant) 1 parking space : 250 SF 150 1.428 Proposed Medical Office 1 parking space : 200 SF Existing Outpatient Surgery Facility 1 parking space : 250 SF 170 1.573 Proposed Medical Office 1 parking space 200 SF Proposed Existing Schooi3 7 parking spaces required Changes 180 1.706 Proposed Medical Office 1 parking space : 200 SF Existing General Office 1 parking space 250 SF 210 1.832 Proposed Medical Office 1 parking space 200 SF Existing General Office 1 parking space 250 SF 255 0.421 Proposed Medical Office 1 parking space : 200 SF Subtotal -Additional Parking Spaces Required Per Code for Proposed Changes (Including Vacant Suites) Subtotal -Additional Parking Spaces Required Per Code for Proposed Changes (Without Credit for Vacant Suites) Descriptor Suite Quantity Land Use Municipal Code Requirement1·2 100 1.688 Vacant (Medical Office) 1 parking space Vacant 160 1.834 Vacant (Medical Office) 1 parking space Approved 270 1.385 Vacant (Leased to Novus Med Spa) 1 parking space Medical Office4 280 1.496 Vacant (Medical Office) 1 parking space Subtotal -Additional Parking Spaces Required for Vacant Approved Medical Office Suites Total Additional Spaces Required for Proposed Changes and Vacant Approved Medical Office (Relative to Existing Parking Demand) 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. g:nd:iii 6 200 : 200 : 200 : 200 SF SF SF SF Number of Parking Spaces Required -3.3 +4.1 -5.7 +7.1 -6.3 +7.9 -7.0 +8.5 -7.3 +9.2 -1.7 +2.1 +7.6 ✓ +13.3 r" Number of Parking Spaces Required +8.4 +9.2 +6.9 +7.5 +32.0/ 45.3/ Coast Business Center Parking Study 19-0147 Time of Day Parking Spaces Provided 8:00 AM -8:30 AM 8:30AM -9:00AM 9:00AM -9:30AM ,' 9:30 AM .• ~ 10:00 AM ,, ·.-, , ',. ·.·<· / 1Q:00AM ,':10:3O1\M 10:30 AM -11:00 AM 11:00 AM -11:30 AM 11:30 AM -12:00 Noon 12:00 Noon -12:30 PM 12:30 PM -1:00 PM 1:00 PM -1:30 PM 1:30 PM -2:00 PM 2:00 PM -2:30 PM 2:30 PM -3:00 PM 3:00 PM -3:30 PM 3:30 PM -4:00 PM 4:00 PM -4:30 PM 4:30 PM -5:00 PM Table4 Tuesday (May 7, 2019) Parking Occupancy Survey Number of Parked Vehicles and Percentage of Occupied Parking Spaces Parking Zone A Parking Zone B (Top Level) (Bottom Level) 67 75 62 93% 12 16% 62 93% 12 16% 62 93% 13 17% ., .. ,, 9496/ · · .... , ·•-'.1.4 ·., ',' 63 ', 19% ', ,, •. •, /, ,·,,, __ -63 ,· .--: , 94%. -'., ', ,' .4 .. 19% 60 90% 13 17% 59 88% 13 17% 57 85% 13 17% 57 85% 13 17% 46 69% 8 11% 52 78% 9 12% 53 79% 8 11% 56 84% 8 11% 56 84% 8 11% 53 79% 9 12% 52 78% 9 12% 51 76% 9 12% 52 78% 9 12% 7 . ,, . ,. : •. Project Site (Zones A and B) Total 142 74 74 75 ,·,· '_:-. p : 73 72 70 70 54 61 61 64 64 62 61 60 61 52% 52% 53% _54% ,, 54% 51% 51% 49% 49% 38% 43% 43% 45% 45% 44% 43% 42% 43% Coast Business Center Parking Study 19-0147 Tables Tuesday (May 14, 2019) Parking Occupancy Survey Number of Parked Vehicles and Percentage of Occupied Parking Spaces Parking Zone A Time of Day {Top Level) Parking Spaces Provided 67 8:00 AM •. :'. 8:30AM. < . 60 ' ,' . 90% 8:30AM -9:00 AM ' .• )< ' 60 I ' .·. '' 9:00 AM -9:30 AM 59 88% 9:30AM -10:00AM 59 88% 10:00AM -10:30 AM 58 87% 10:30AM -11:00 AM 59 88% 11:00 AM -11:30 AM 58 87% 11:30 AM -12:00 Noon 57 85% 12:00 Noon -12:30 PM 57 85% 12:30 PM -1:00 PM 55 82% 1:00 PM -1:30 PM 55 82% 1:30 PM -2:00 PM 55 82% 2:00 PM -2:30 PM 54 81% 2:30 PM -3:00 PM 54 81% 3:00 PM -3:30 PM 55 82% 3:30 PM -4:00 PM 55 82% 4:00 PM -4:30 PM 59 88% 4:30 PM -5:00 PM 54 81% gJid:Jii 8 Parking Zone B (Bottom Level) 75 •· ··,, i1% ·, ., "' . 8 ', 11% '' 8 11% 8 11% 9 12% 8 11% 8 11% 7 9% 7 9% 7 9% 7 9% 8 11% 8 11% 8 11% 7 9% 7 9% 7 9% 6 8% Project Site (Zones A and B) Total 142 68 68 ,,' 67 67 67 67 66 64 64 62 62 63 62 62 62 62 66 60 ,', 48%. ': ',• 48%· •. , ' 47% 47% 47% 47% 46% 45% 45% 44% 44% 44% 44% 44% 44% 44% 46% 42% Coast Business Center Parking Study 19-0147 Table6 Future Peak Parking Demand Descriptor Existing Conditions Existing Peak Parking Demand1 Existing Parking Supply Existing Peak Parking Utilization Additional Parking Spaces Required Parking Spaces Required for Proposed Changes2 Parking Spaces Required for Vacant Approved Medical Office2 Full Occupancy with Proposed Project Maximum Future Parking Demand (Rounded Up) Parking Supply (No Change) Maximum Future Parking Utilization Parking Surplus(+)/ Deficit(-) Notes: (1) The higher of existing measured peak parking demand (see Tables 4 and 5). (2) See Table 3. QJ"l:i:lii 9 Number of Parking Spaces 77 142 54% +13.3 +32.0 123 142 87% +19 Coast Business Center Parking Study 19-0147 g:n~~ii 10 . Figure 1 ProJect Location Map Coast Business Center Parking Study 19-0147 Legend rz2J Project Site g:rd:Jii 11 Figure 2 Site Plan Coast Business Center Parking Study 19-0147 ◄ ◄ ,.. ., i:n I 15'3" enl~l15'3" 3' 16' co ~V///] 0 en~15'3" .-I 3' 16' co - ()~ 26'5" id> U) to~ 3' 16' co en 15'3" U) Oo~ 3' 16' co en ~~ 3' 16' en 15'3" ~ ~10 U) 3' 16' co co ~ ~ U) U) 00 0 4' 16' co 13' en i:n 4' 16' co 16'3" ===n:::J------£ N HO N U) U) 4' 16' co 00 16'3" U) U) 4' 16' co co 16'3" 0 0 .-I .... 4' 16' co_ 00 16'3" ===n::::J---t-= N I -N 20'6" U) 4' 16' co U) 4' 16' co 0 .-I l' 21' co 8 1611 8 18 11 8'1:" 8'6: 8 1611 0 ;..i U) U) ID 1.0 U) -=I" -=I" -=I" -=I" -=I" N .... .-I .-I .-I .-I -=I" -=I" -=I" -=I" -=I" 6 g:n~:Jii ,.. 0 0 ·~~ co co co .-I .-I .-I I,., i.... 81611 ] 8'10" II 21 1 -=I" co N 2' II 8'10" j 81611 -... \~ U) -=I" .-I -=I" -=I" 12 i:n I N co 16' 4' U) co 16' 4' U) co 16' 4' I ~ U) 0 15'10" co .... 16' 4' U) 00 en 15'10" 16' 4' U) en 00 15'10" 16' 4' J~ r-cn::== N co 15'3"~~ co 16' 4' U) V///J~ co 1~ 4' 15'3'~~ U) co 16' 4' 01~ 26'8" r........, () N en ~. 00 co 16' 4' U) 0 00 U) 13' co 16' 4' i:n co 16' 00 co 16' 4' () 1---f- N r-cn::== N U) en 15'8" 00 16' 4' U) U) 15'10" 00 co 16' 4' 0 U) .... 15'6" 00 = 00 16' 4' r-cn::== [ N 19'10" N_ ;:.... ;:.... 16' 4' U) ;:.... 16' 4' ;:.... 2~" 816 11 8'1:" 8'6: 8 1611 9'4" U) ID ID U) -=I" -=I" -=I" -=I" .-I .... .-I .-I -=I" -=I" -=I" -=I" / Figure3 Top Level (67 Parked Vehicles) Coast Business Center Parking Study 19-0147 0 0 3' 16' 1'-1 .-t ◄ 0 .-t U) 3' 16' 00 0 ;.-i ► 1'-1 .-t 3' 16' 00 a 0 1'-1 16' U) ".;t, 00 16' 3' 16' 00 □ 0 en 1'-1 16' 3' 16' co. ~p ~ U) ~~16' 3' 16' 00 U) ~v/41 3' 16' 00 ~ 0 ~~16' 1'-1 3' \ 16' 00 () ~ 26'6" ~n ~ 0 U) U) 3' 16' 00 00 13'5" U) U) 0 4' 16' 00 00 13'5" 0 en 1'-1 4' 16' co. 00 16' ~ 9\-----jc) N 0 U) U) 4' 16' 00 00 16' U) U) 4' 16' 00 00 16' U) U) en en 1'-1 .-t 4' 16' 00 16' ===::a::J----£' "" N 20'1" 8 18 11 8 18 11 U) 4' 16' 00 U) Ll"I 4' 16' 00 U) N 0 1'-1 20' 00 l' 2' II 8 16 11 8 16 11 9' -8'6:' ·18'6~ 8'9" 81611 U) U) U) ~ U) U) U) U) 0 .-t .-t .-t .-t .-t .-t N ".;t, ".;t, ".;t, ".;t, ".;t, ".;t, ".;t, g:n~~ii 13 4' 4' N""""""'. 16' 4' m r-.. en 16' 4' r-.. U) r-.. 00 16' 4' 00 r-.. U) 00 16' 4' ~ en en 00 16' 16' 4' U) 16' 00 en 16' 4' U) 0 16' 00 .-t g~ 00 16' 4' ~ U) m 00 16' 4' 13'5" 00 U) ~'5" en 00 <{,6' 4' 0 en .-t \ 16' 00 16' 4' nt:{j 26'6" ~ () en U) 13'5" 00 00 16' 4' 0 U) U) 13'5" 00 00 16' 4' U) 0 .-t 16' 00 00 16' 4' () 1----t'- N ~ en en 16' 00 00 16' 4' U) U) 16' 00 00 16' 4' U) U) 16' 00 00 16' 4' "" ~ 20'6" N: 0 .-t r-.. 16' 4' r-.. r-.. 16' 4' r-.. r-.. ~" 8 1611 8'9~ 8'6~ 8 1611 9'3" U) U) U) U) .-t 1'-1 1'-1 1'-1 ".;t, ".;t, ".;t, ".;t, / Figure4 Bottom Level (75 Parked Vehicles) Coast Business Center Parking Study 19-0147 Attachment A Glossary Apx-1 GLOSSARY OF PARKING/TRANSPORTATION TERMS COMMON ABBREVIATIONS AC ADT Caltrans DU GFA ICU ITE LOS TSF ULI V/C VMT TERMS Acres Average Daily Traffic California Department of Transportation Dwelling Unit Gross Floor Area Intersection Capacity Utilization Institute of Transportation Engineers Level of Service Thousand Square Feet Urban Land Institute Volume/Capacity Vehicle Miles Traveled 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 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 Attachment B City of Newport Beach Municipal Code Off-Street Parking Requirements Apx-4 5/~4/2019 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 1 O 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-5 3 units, 1 guest parking space https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 1/5 5/~4/2019 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, 1st 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 Apx-6 1 per 400 sq. ft. https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 2/5 5/24/2019 Print Preview I) 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 Aox-7 1 per 500 sq. ft. https://www.codepublishing.com/CNNewportBeach/cgi/menuCompile.pl 3/5 5/24/2019 (', 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 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) A-" ·r ~ https://www.codepublishing.com/CNNewportBeach/cgi/menuCompile.pl 4/5 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 OMV 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 https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 5/5