The URL can be used to link to this page

Home My WebLink AboutPW Comments CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT January 16, 2020 TO: Planning FROM: David Keely Senior Civil Engineer SUBJECT: FINDINGS AND CONDITIONS OF APPROVAL FOR NO. - (PA2019-249) 2510 & 2530 West Coast Highway PRELIMINARY COMMENTS AND CORRECTIONS: 1. See traffic engineering comments regarding the submitted parking study. 2. Provide existing land use and square footage information for determination of trip generation credits. Once information has been provided, staff will determine if a traffic study is required for the proposed project. 3. Show the 12-foot area along West Coast Highway as a dedication rather than an easement. No portion of the proposed structure shall be located within the 12- foot dedication area. There is line work shown on sheet A-1 that is not clear. Please see the marked up plans and identify what the line represents. 4. The driveway access to West Coast Highway shall be two-way or eliminated. The entire driveway shall be within the projection of the property lines. Redesign and fully dimension the proposed driveway approach. 5. The driveway along Avon Street shall be narrowed to the width of the drive aisle. Fully dimension the proposed driveway 6. Provide a fully dimensioned parking layout. Provide a minimum 2-foot offset from parking stalls that are 90 degrees from each other (see markups) to ease access into and out of the adjacent stalls. Provide a minimum 2-foot setback from the drive aisle for columns to ease access into and out of the adjacent parking stalls. 7. The Fire Department parking area will need to be reconfigured. Please fully dimension the proposed Fire Department parking area and the intended use for each area. 8. Provide a proposed utility plan. Provide a sewer and water demand analysis and ensure that the adjacent utilities can accommodate the proposed development, including required fire flows. 9. Clarify what is planned for the existing private easements within the project site. 10. Several City trees are located along the Avon Street and West Coast Highway frontages. Please show and identify what is planned for these trees. 11. The existing pedestrian and sidewalk easement along the Avon Street frontage shall be maintained. Clearly show, dimension and label on the plans. Please be advised that the proposed driveway approach will need to be ADA compliant and may alter the proposed driveway approach design. 12. Additional comments may be required upon resubmittal. DEVELOPMENT PARAMETERS PROJECT DATA ,SHEET INDEX ZONING MU-MM MIXED-USE MARINER'S MILEy COVER SHEET C-1 ASSESSOR PARCEL NUMBER 425-471-55&425-471-56 TOTALSITEAREA PROJECTSUMMARY G-1 0.98 ACRES(42,821 SF.) b� SITE PLAN A o PROJECT ADDRESS 2510&2530 WEST COAST HIGHWAY MAXIMUM BUILDING HEIGHT 26'FLAT ROOF; !p LEVEL 1 FLOOR PLAN A-1 35'NEWPORT BEACH, CA. 266 DI W DISCRETIONARY OF ( ��Q' LEVEL z FLOOR PLAN A-z 9 3 DISCRETIONARY APPLICATION LEVEL 3 FLOOR PLAN A-3 J x. APPLICABLE CODES CITY OF NEWPORT BEACH ZONING ORDINANCE TOTAL NUMBER OF UNITS 36 Q' EXTERIOR ELEVATIONS A-4 NUMBER OF MARKET-RATE UNITS 33 IV) a BUILDING SECTION A-5 GENERAL PLAN LAND USE MU-Hi MIXED USE HORIZONTAL NUMBER OF AFFORDABLE UNITS 3 in �(� J� PCH IMAGERY STUDIES A-6 ZONING DISTRICT MU-MM MIXED-USE MARINER'S MILE IMAGERY STUDIES A-7 FIRST too'FROM COAST HWY CAN ONLY BE NON-RESIDENTIAL BUILDING AREAS-NON RESIDENTIAL NON-RESIDENTIAL USES REQUIRED ON GROUND FLOOR;MIN. DEPTH BOUTIQUE AUTO SHOWROOM 10,402 SF OF 25'AT STREET FRONTAGE(20.18.130.C) OFFICE 750 SF * "" TYPE OF CONSTRUCTION TYPE VASPRINKLERED, NFPA-13(RESIDENTIAL) TOTAL: 11,152SF OCCUPANCY CLASSIFICATION R-2 RESIDENTIAL UNITS B OFFICE PARKING SUMMARY M RETAIL S-z GARAGE RESIDENTIAL-REQUIRED i LOT AREA 42,821 SF, o.983 ACRES PER CITY OF NEWPORT BEACH MUNICIPAL CODE SECTI N 20.40.040 UNIT COUNT RATIO G ' •� ` . F.A. R. MIXED-USE DEVELOPMENT: a STUDIO 10 1 10 I NON-RESIDENTIAL: MIN. 0.25 (42,821Xo.25=10,705SF) STUDIO-AFFORDABLE 2 1 z MAX. 0.5 (42,821 X 0.5 =21,410 SF) ONE BEDROOM 15 1 15 � RESIDENTIAL: MAX. 1.0; 42,821 ONEBEDROOM-AFFORDABLE 1 1 1 TWO BEDROOM 8 2 16 BUILDING HEIGHT 26'FLAT ROOF <3112 PITCH; 35'W/APPROVAL OF DISCRETIONARY APPLICATION TWO BEDROOM-AFFORDABLE o z o TOTAL 36 44 t . 31'SLOPED ROOF>3/12 PITCH; ; 40'W/ APPROVAL OF DISCRETIONARY APPLICATION OFFICE-REQUIRED PER CITY OF NEWPORT BEACH MUNICIPAL CODE SECTION 20.40.040 REQUIRED: z7o0 SF 75 SF PER DWELLING UNIT GROSS AREA RATIO REQ'D PKG I !t RECREATIONAL AMENITIES Q ( ) " PROVIDED: 2856 SF PLUS ROOF DECK GARDEN 750 SF. 1 PER 250 SF. 3 TRASH 16-25 D.U.=48 SF TRASH+48 SF RECYCLING=96 SF BOUTIQUE AUTO SHOWROOM-REQUIRED 26-5o D.U.=96 SF TRASH+96 SF RECYCLING=192 SF PER URBAN CROSSROAD'S"2510 WEST COAST HIGHWAY MIXED-USE 5-10 K SF NON-RESIDENTIAL=24 SF TRASH+24 SF RECYCLING=48 SF DEVELOPMENT PARKING DEMAND EVALUATION"(OCTOBER 17,2019) a y 10-25K SF NON-RESIDENTIAL=48 SF TRASH+48 SF RECYCLING=96 SF 2 GROSS AREA RATIO REQ'D PKG 10,252 SF. 1 PER876 SF. 12 OVERALL TOTAL REQUIRED STALL TYPE TOTAL VAN A.P.(9'X18') STANDARD A.P.(91X181) STANDARD(8.5'X17') TOTAL 1 z 56 59 -rp�kjiv-, UK`✓iING ��'� l,�Nn Usi- � OVERALL TOTAL PROVIDED STALL TYPE TOTAL VAN A.P.(9'X18') STANDARD A.P.(9'X18') STANDARD(8.5'X17') TOTAL 1 2 56 59 SE 2510 W. COAST HWY LLC VOWESTGROUPn INVESTMENT PARTNERS MIXED-USE DEVELOPMENT PROJECT SUMMARY lj_1 11 .26.19 D _ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN - F.H e ' OF Tl15TIN AVE• _ � _ _ _ � , - _ — 1 2540 WEST 1 116 TUSTIN AVE. 1 12o TUSTIN AVE. 1 124 TUSTIN AVE. ICOASTHIGHWAY 1 326'-0• I 2 v 1 , 1 nr-4• 26'-0• 1 I - '� F.H. .. y -- �� I BPCK I TIA S� 071 1,! RESIDEN / � I O =- IOU TA COMMERCIAL:B OCCUPANCY 11'152SF 'RESIDENTIAL: s 1 R-20CCUPANCY • TYPE VA CONSTRUCTION ABOVE PODIUM5'REAR I = - TWO STORIES SETBACK \ PARKING GARAGE: IOIR YARD / S-20CCUPANCY / ,/ ONE STORY AT GRADE BELOW / i FIRE DEFT 4 I 2W-O' / / PARKING. Cir'lP� 1 of SECTION A SECTION A 4'SIDE WALK / / _.._......._ ' FIRE ENGINE I I I 11 11 14'ONE WAY 11 / -RESIDENT a DRIVE AISLE TRASH I 1 PLAYGROUND I AREA 777 I 2436wesT SITE PLAN LEGEND COAST HIGHWAY FIRE HYDRANT LOCATION. VERIFY F•H• 50 LOCATION WITH CIVIL DRAWINGS R_ PROPERTY LINE. VERIFY LOCATION WITH CIVIL DRAWINGS ------ SETBACK LINE AREA DESIGNATED FOR FIRE ENGINE &BOX TRUCK BUILDING FOOTPRINT PODIUM LEVEL 2510 W. COAST HWY LLC of 161 321 641 WESTGROUP S P/4c E SITE PLAN % D _ S I G N S INVESTMENT PARTNERS MIXED-USE DEVELOPMENT A'� 11 .26.19 ARCHITECTURE I PLANNING I INTERIOR DESIGN I za•�• ze•�• -- -- - - - 5'i 8.WALL ECH. 1 i OFFICE 1 500 SF ®1 1 ---------------- L I" � 1 ° 4 ICLA 0J5loP507 I I , y I 11 pliIAZi I BOUTIQUE AUTO ° ° s-0pN" I SHOWROOM 9,752 SF R !� ro 1 Z 1- RESIDENTIAL` FIRE LOBBY DEPT I 1 PARKING I se_I® SECTION A SEC A TOTAL 59 STALLS m I v`f,r,q t,1 PROVIDED �I 51> 1 _ ._FIRE_ENGINE 1 mIm PRESIDENT I NON-RES TRASH � � ' AI �® —® TRASH ---- ---------- ------- ---.. --�--- — --- -1 -� —— �vEW eel ;:N.AMIr+A`l I BOUTIQUE AUTO SHOWROOM: COMMERCIAL: ` 9,752 1ST FL. +650(MEZZANINE)=10,402SF 1ST FL.: 10,252 SF Q' ` �l J 10402 SF/876 SF = 12 STALLS MEZZ NINE 11,5o SF V F y V n PCB OFFICE: 5oo(1ST FL.)+25o(MEZZANINE)=750 SF 750 SF 1250 SF=3 STALLS , 10,402+750=11,152 SF TOTAL COMMERCIAL AREAZV SP/AiCE" 2510 W. COAST HWY LLC of 161 321 64, W E STG RO U P LEVEL 1 FLOOR PLAN D E S I G N S INVESTMENT PARTNERS MIXED-USE DEVELOPMENT A-� 11 .26.19 ARCHITECTURE I PLANNING I INTERIOR DESIGN JRBAIVDK 260 E Baker 5t, I Suite 20� I Costa Mesa,CA 92�2fi I I CRQ55RQAi75 J {4d9)560-1944 ember 26, 2019 Mr. Mark Moshayedi Space Investment Partners 17475 Gillette Irvine, CA 92614 t u SUBJECT: 2510 WEST COAST HIGHWAY MIXED,USE DEVELOPMENT PA RKING DEMAND EVALUATION Dear Mr. Mark Moshayedi; � \jt Urban Crossroads, Inc. is pleased to provide this P kin D ! voEvalua Coast Highway Mixed-Use Development("Proje t"). The p oje t mand s Iocaed t 2510 Weson for the t Coast H sed O hwa t in the Mariner's Mile area in the City of N wport Sea�h—Tf1e project is proposing a mixed-use Y development consisting of approximate) 11,2i52 square feet of non-resid ne iar ehicle/retail sales),and 36 multi family residential dwelling units. This parking eman va uat�an concludes that the Project -% �7 provides adequate parking capacity to support the proposed type and intensity of uses based on 4 reference parking counts from similar uses. 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN ? a ntial land The proposed Project site plan shown on Exhibit A includes a mix of residential and non-resid West Coast Highway, parking at the entry level in front of and e. The Project site plan prepared by uses on an existing lot currently occupied by Bayport Yachts Westgraup Designs see Appendix A} includes a boutique showroom for high-end vehicle sales fronting behind the showroom, with residential units located on the second ird levels to the rear of the property, The current site plan shows a total off-street arking supply of 59 spaces, Dimensioned and scaled parking plans will be provided as part of the site development p tron, CITY OF NEWPORT BEACH ZONING CODE PARKING REQUIREMENTS n"-"x Chapter 2 .40 of the City of Newport Beach Zoning Code describes the Off-Street Parking requirem nts..,to ensure that sufficient parking facilities are available to meet the needs generated by specific u es and that adequate parking is provided, to the extent feasible, k Chapter 20.40.040 (off- Street P rking Spaces Required) of the City Zoning Code describes the off-street parking spaces require or various land uses. Chapter 20-32.040 (Parking Requirements in Density Bonus Projects) outlines the parking rates for developments that meet the ensity bonus eligibility requirements. The reduced parking rates for density bonus developments recognize that excessive parking minimums perpetuate an auto-centric approach that dedicates more land to ars than people and increases the distance between destinations. Removing or reducing parking mini ums provides more land for people Municipal Code. Chapter 20.40—Off-street Parking, Newport Beach(see Attachment B) I��cFlew iAul t� 1 Vw � �1 '1►11Y"'�26 87Porking luptian �0 *k T r U r 6tv'(1t) (OL (6 i VV A - Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 2 of 9 and housing.' In addition, minimum parking requirements represent a significant contributor to unaffordable housing. Nan-parkers often end up subsidizing parkers.3 EXHIBITA: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN `0,p . C • sao s b l / 1 30LT1q UE R11T� - + 5 f s �wp�u — AIJ . w„= •• S9 STALLS W %i X Table Z provides a summary of the applicable City of Newport Beach Zoning Code parking requirements for the Project. The planned vehicle sales use is a high-end boutique showroom. This differs from the traditional auto sales car lot that is described in the zoning code parking rate for vehicle sales where members of the public are invited to browse dozens--if not hundreds—of vehicles for sale(e.g.,Sterling BMW) and where storage and vehicle service is provided on-site. The planned showroom will operate daily by appointment-only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. No mechanical service will be provided on site. Given the rare and valuable nature of the expected vehicle inventory,test drives will not be allowed. The applicant is prepared to accept these operating constraints as part of the conditions for approval. While the project anticipates that the non-residential component of the Project will be developed with a boutique showroom for high-end vehicle sales requiring 1 space per 1,000 square feet of lot area, (42,821 square feet), the City has requested that the applicant evaluate the showroom are( ZZ,262 square feet) as retail sales with a parking rate requirement of 1 space per 250 square feet. 1p� 1- ,`OP3 wars `` WJ— ISZ7 z Nichols,Chrissy Mancini. Are Parking Minimums o thing of the Post? ITE Journal. February 2019. 3 Arne rican Planning Association. Practice Parking Reform(Eliminating Parking Minimums). Zoning Practice. June 2017 12618-17 Parking Evaluation URBAN �d CROSSROADS Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 3 of 9 TABLE 1:CITY OF NEWPORT BEACH ZONING CODE OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Residential Density Bonus Projects Zero to one bedroom:One on-site parking space per unit Two or more bedrooms:Two on-site spaces per unit Vehicle Sales 1 per 1,000 square feet of lot area Retail sales 1 per 250 square feet 'Newport Beach inning Code§20.32.040 Parking Requirements in Density Bonus Projects(see Attachment B) 'Based on the City 0f Newport Beach Zoning Cade§20.4f}.040 Off-Street Parking Spaces Required(see Attachment B). 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING REQUIREMENTS According to the City of New or Beach parking requirements, the off-street parking demand for the Project's residential uses is spaces. At I space per 1 000 square P q re feet of lot area,the vehicle sales use adds another 43 spaces. However, the City's vehicle sales parking rates does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demands. Table 2 presents a summary of the parking requirements for the Project with the planned residential and vehicle sales use. According to the City of Newport Beach parking requirements, a total of spaces are needed to supportZP arking the Project. TABLE Z: PARKING REQUIREMENTS(VEHICLE SALES) ffRe,identia nd Use Parking Quanti 2 Required Rate tY Parking o and 1 Bedroom Units 1 space per unit units 2a 2 Bedroom Units --- -spaces per unit 43 &nitsicle Sales 1 per 1,000 sf of lot area 42,821 sf 43 ��(, Total Parking Required: I;r 3-City of Newport Beach Municipal Code§20.40,040 Off-Street Parking Spaces Required iTahle tl. Based on November 2019 Site Plan Prepared by Westgroup Designs. 126Ja 17 parking Evaluation URBAN CROSSROADS Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 4 of 9 Table 3 presents the calculated parking requirements if the non-residential area were to be developed for retail sales. As indicated previously, the site plan anticipates that the non-residential component of the Project will be developed with a boutique showroom far high-end vehicle sales requiring 1 space per 1,000 square feet of lot area, however, the City has requested that the applicant evaluate the non- residential area as retail sales with a parking rate requirement of 1 space per 250 square feet of showroom area. Using the traditional retail sales parking rate, the Project require 91 parking spaces. TABLE 3: PARKING REQUIREMENTS(RETAIL SALES) Rand Use Parking z Required Rate' Quantity Parking Residential-Studio and 1 Bedroom Units 1 space per unit units LAb A Residential-2 Bedroom Units 2 spaces per unit ® its lb 24 Retail Sales 1 per 250 sf 1, sf 45 Total Par ng Required: 1 'City of Newport Beach Municipal Code§20.40.040 Off-Street Parking Spaces Required(Table 1). — I Based on November 2019 Site Plan prepared by Westgroup designs. Table 4 indicates that when the planned non-residential use is an ed as vehicle sales (lot area) and retail sales (showroom area) the Project will be deficient y 29 spaces. ecognizing that the City's parking rates for Vehicle/Equipment Rentals and Sales or Retall-5ales-do- of equately describe high- end boutique showroom auto sales use, Urban Crossroads, Inc. collected refere a parking demand counts at three similar locations. TABLE 4: PARKING SUMMARY Total Parking Parking Parking Non-Residential Use Surplus Requirements' Supply' (Deficiency) Vehicle Sales 59 179 30) Retail 5ales 59 30 (32) 'City of Newport Beach Parking Spaces Required(Tables 2&3). Based on November 2019 Site Plan prepared by Westgroup Designs. REFERENCE PARKING DEMAND COUNTS To estimate the actual parking demands associated with the proposed Project high-end boutique showroom auto sales use, reference parking survey counts were taken during typical weekday and Saturday conditions at three locations. Reference parking counts were collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport—all of which are proximate to,and on the same 12618-17 Parking Evaluation Ll$}URBIAN CROSSRDAOS Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 5 of 9 street as,the 2510 Wes Coast Highway Mixed-Use Development site. Parking counts WAre collected by parking zone ever hour k tween the hours of 9:00 am and 10:00 p.m.during typical r�K�y conditions on Thursday, Septem er 26, 2019 and on Saturday,September 21, 2019. Exhibit B presents the parking zones used to describe the on-site parking demand. The detailed parking counts are included in Appendix C. The reference parking demand counts were collected a simila high-end boutique showroom auto sales locations in Newport Beach that better reflect the planned use for the Project than either the Retail Sales or Vehicle/Equipment Rentals and Sales uses. Two of the three reference count locations share a common parking lot identified on Exhibit B. Based on discussions with the City staff, observational data was collected to disaggregate parking demand for each of the tenants that share a common parking lot. There were no observations in the field that indicated tenants used on-street parking along West Coast Highway to access the retail sites. Table 5 presents a summary of the reference parking demand counts for each use based on observational counts. EXHIBIT B: PARKING ZONES LA • r,r � 7M Ir Tlii! � �. J!wl4y i ' ,�y�y� I kr+Pon l O UilliiA ::�z` i l r ... ..V a•wr�. LfWS6Yp9fS 1 i 2 12618.17 Parking Evaluation L�URBAN CROPSSROADS Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 6 of 9 TABLE S: OBSERVED PARKING DEMAND BY USE Building Occupied Occupied Use Address Sisel Spaces- Spaces- Weekday2 Saturday; Ferrari Newport Beach 900 West Coast Highway 12,005 sf 8 spaces 7 spaces Karma OC 950 West Coast Highway 1,927 sf 3 spaces 2 spaces Twilia True Jewelry 980 West Coast Highway 6,043 sf 8 spaces 7 spaces Newport Autosport 1000 West Coast Highway 11,382 sf 19 spaces 13 spaces Maserati Newport Beach 1100 West Coast Highway 10,363 sf 17 spaces 18 spaces other" 2 spaces 3 spaces Overall 52 spaces 43 spaces 'City of Newport Beach building permit history. 'Peak parking demand during typical weekday conditions on Thursday,September 26,2019. a Peak parking demand during typical weekend conditions on Saturday,September 21,2019. °Other=Parked at the lot and walked away from the lot without going to any of the places there. Table 6 provides a summary of the estimated Boutique Auto Sales Parking demands based on the reference observational parking counts collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport. TABLE 6: REFERENCE BOUTIQUE AUTO SALES PARKING DEMAND Use Building Occupied Vehicles Peak Parking Sixes spaces' for Sale' Demand° Rates Ferrari Newport Beach 12,005 sf 8 8 1 per 1,501 sf Newport Autosport 11,382 sf 19 6 13 1 per 876 sf Maserati Newport Beach 10,363 sf _ 18 14 4 1 per 2,591 sf Average: 1 per 10-N `� p 656 sf � " ,`L� C 'City of Newport Beach building permit history. [_X 'Occupied parking spaces during higher of typical peak weekday or Saturday conditions(See Table S) 'observed number of vehicles for sale sta g ed in the arkin lot. �1, °Actual parking demand(Occupied Spaces minus Vehicles o ■�r Sale) �� l"', 'Calculated parking demand rate based on actual peak parking demands. FERRARI NEWPORT BEACH Its Located at 900 West Coast Highway in the City of Newport Beach, Ferrari Newport Beach provides approximately 12,005 square feet of high-end boutique showroom auto safes use. The showroom wilt flow ofict 12618-17 Parking Evaluation URBAN CROSSROADS Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 7 of 9 ❑pera4ily by appointment-only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. There are no on-site mechanical services and test drives are available by appointment only. A review of the parking counts provided in Appendix C suggests that the peak parking demand approached 8 spaces. As shown on Table 6, this translates into an estimated parking demand rate of 1 space per every 1,501 square feet of gross floor area. NEW PORT AUTOSPORT *As shown on Exhibit B, Newport Autosport is located at 1000 West Coast Highway in the City of Newport Sip, Beach. Newport Autosport provides high-end boutique auto sales in a building of approximately 11,382 � square.feet of gross floor area. Approximately six on-site parking spaces were used as staging for if vehicletsales. Based on the peak parking demand of 13 vehicles observed during typical weekday or Satu4ay conditions, the parking demand rate for Newport Autosport is estimated at 1 space for every \'O 876 square feet of gross floor area. tLl MASERATI NEWPORT BEACH pS 10 As shown on Exhibit B, Maserati is located at 1100 West Coast Highway in the City of Newport Beach. �` � � Maserati is a high-end boutique auto sales facility. The showroom will-operate daily by appointment- only during typical daytime business hours between 9;00 a,m. and 7:00 p.m. -there are no on-site mechanical services and test drives are available by appointment only. Approximately 14 on-site parking ` spaces in Zone 6 were used as staging for vehicles sales. With a peak parking demand of approximately �� 4 vehicles, the parking demands for the 10,363 square feet Maserati Newport Beach building is � estimated at approximately 1 space for every 2,591 square eet of gr ss floor �CQ fin% u.!a'ta? ��►► 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMANDS des? ,5 ,s A comparison of the three reference parking demand rates suggests an average parking rate of 1 space for every 1,656 square feet, with a peak parking rate of 1 space for every 876 square feet. Using these reference parking demand rates, it is possible to estimate the parking demands for the 2510 West Coast Highway Mixed-Use Development. With 1,262 quare-feet of high-end boutique showroom auto sales use, Table 7 shows a peak Project parking dema d of 13 spaces. TABLE 7: HIGH-END BOUTIQUE SHOW Room AUTO SALES PARKING DEMAND a P 0 j Building Parkin Use size' Parking Rate2 Demands Average 1 per 1,656 sf 7 spaces Project Showroom (::11:,22 s Peak 1 per 876 sf 13 spaces 'Estimated building we based or ovember 2019 Site Plan prepared by Westgroup Designs. 'Rererenre parking demand rat observed during typical weekday and Saturday conditions(Table 6), 'Calculated parking demand b ed on reference peak parking demands. 12618-17 Parking Evaluation L�URBAN CROSSR4Ao5 Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 8 of 9 Based on reference parking counts collected from similar high-end boutique showroom auto sales use in the City of Newport Beach, the peak parking demand is estimated at 13 spaces for the 2510 West Coast Highway Mixed-Use Development showroom. This is far less than the 43 spaces required based on the City of Newport Beach zoning Code for Vehicle or Retail Sales. The analysis shows that the City's parking rates for both vehicle sales and retail sales overstates the actual parking demands. Table 8 presents this comparison that results in a parking demand reduction of 30 spaces. TABLE 8: HIGH-END BOUTIQUE SHow Roam AUTO SALES PARKING DEMAND COMPARISON Use Parking Rate Parking Demand City of Newport Beach Zoning Code(Tables 2&3) 43 spaces High-end boutique showroom auto sales Reference Parking Counts(Table 7) 13 spaces Difference 30 spaces CONCLUSIONS This Parking Der aluation demonstrates that the Project will provide adequate parking to support approximat 11,262 rIuare feet of high-end boutique showroom auto sales use and 36 multi-family residential dwelling units. Table 9 suggests that the Project will require approximately 59 parking spaces during peak conditions, which is provided on the November 2019 site plan prepared by Westgroup Designs. r nn - TABLE 8: PARKING SUMMARY Use Parking Parking Parking Parking Rate' auanti Requirements' Supply Surplus Residential-Studio and 1 Bedroom Units 1 space per unit .-6_uuusr 25 ZGy Residential-2 Bedroom Units 2 spaces per unit -Iftnits 2,U 1(0 High-End Boutique Show Room Auto Sales 1 per 875 sf ^� w: — 13 Totals: ggalt- 2— Parking Spaces Required(Tables 2,3&6), 'Based on November 2019 Site Plan prepared by Westgroup Designs. This Parking Demand Evaluation demonstrates that adequate parking supply exists to support the proposed Project. With an off-street parking supply of 59 spaces, the Project is expected to approach capacity with little or no excess parking during peak hours. If you have any questions, please contact me directly at (949) 336-5992. 12618-17 Parking Evaluation URBAN CROSSROA6S Mr. Mark Moshayedi Space Investment Partners November 26, 2019 Page 9 of 9 Respectfully submitted, URBAN CROSSROADS, INC. Pranesh Tarikere, P.E. Senior Engineer 12618-17 Parking Evaluation URBAN CROSSROADS APPENDIX A: PRELIMINARY SITE PLAN 12618-17 Parking Evaluation URBAN CROSSROADS CL HMLWn Usmao xai Darr ® w _ W N W a U W cc r , ° r m as C1� FZ�i .C8 i trfi C_ C sa =o ' I III � AN e I a LU 04z Q Qum o� NOiionkliSNOO MW lON �Z ==_ a wZ Z ad V NNE � z a ono A °mw i i I i I 171 $ IAmy I I I I I I I I nd 9 I m � APPENDIX B: CITY OF NEWPORT BEACH MUNICIPAL CODE 12618-17 Parking Evaluation URBAN �hr CROSSROADS Chapter 20.32 — Density Bonus [New] Sections 20.32.010— Purpose 20.32.020— Eligibility for Density Bonus and Incentives 20.32.030—Allowed Density Bonuses 20.32.040— Parking Requirements in Density Bonus Projects 20.32.050 —Allowed Incentives 20.32.060— Incentives for Housing with Child Care Facilities 20.32.070— Design and Distribution of Affordable Units. 20.32.080—Continued Availability 20.32.090—Occupancy and Resale of Common Interest Units. 20.32.100—Affordable Housing Agreement 20.32.010— Purpose The purpose of this Chapter is to provide a means for granting density bonuses and incentives in compliance with Government Code Sections 65915 through 65917. This Chapter provides density bonuses and incentives for the development of housing that is affordable to lower-, low-, and moderate-income households and senior citizens. 20.32.020— Eligibility for Density Bonus and Incentives In order to be eligible for a density bonus and other incentives as provided by this Chapter, a proposed housing development shall comply with the following requirements and satisfy all other applicable provisions of this Zoning Code, except as provided by Section 20.32.050 (Allowed Incentives). A. Eligibility requirements. A housing development proposed to qualify for a density bonus shall contain 5 or more dwelling units and shall include at least one of the following: 1. A minimum of 5 percent of the total number of proposed units are for very low- income households; 2. A minimum of 10 percent of the total number of proposed units are for low- income households; 3. A senior citizen housing development as defined in as defined in this Code, or a mobile home park that limits residency based on age requirements for housing older persons in compliance with Civil Code Sections 798.76 or 799.5; or 4. A minimum of 10 percent of the total dwelling units in a common interest development as defined in Civil Code Section 1351 are for persons and families of moderate income. Public Review Draft-September 2008 Newport Beach Zoning Code, Title 20 20.32 Density Bonus B. Condominium conversion projects. A condominium conversion project for which a density bonus is requested shall provide affordable units as provided below and shall agree to pay for reasonable administrative costs incurred by the City: 1. A minimum of 33 percent of the total units to persons and families of low- or moderate-income, or 2. A minimum of 15 percent of the total units of the proposed condominium project to very low-income households. C. Units not eligible for bonuses or incentives. When affordable housing is required to be provided under the provisions of Chapter 20.34 (Inclusionary Housing) or the replacement of residential units is required under the provisions of Chapter 20.36 (Conversion or Demolition of Affordable Housing) the number of units required to be provided or replaced under those Chapters shall not count towards the number of units necessary to qualify for a density bonus under the provisions of this Chapter. 20.32.030 —Allowed Density Bonuses A. Amount of density bonus. A housing development that complies with the eligibility requirements of Section 20.32.020, above, shall be entitled to density bonuses as follows, unless a lesser percentage is proposed by the applicant. 1. Bonus for units for very low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.1 (5 percent of units for very low-income households) shall be entitled to a density bonus calculated as follows. TABLE 3-6 VERY LOW-INCOME Percentage of Total Density Bonus Percentage Units Proposed 5 20 6 22.5 7 25 8 27.5 9 30 10 32.5 11 35 2. Bonus for units for low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.2 (10 percent of units for low-income households) shall be entitled to a density bonus calculated as follows. Newport Beach Zoning Code, Title 20 Public Review Draft-September 2008 Density Bonus 20.32 TABLE 3-7 LOW-INCOME Percentage of Total Density Bonus Percentage Units Proposed 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 3. Bonus for moderate income units in common interest development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32020.A.4 (10 percent of units in a common interest development for persons and families of moderate-income) shall be entitled to a density bonus calculated as follows. Public Review Draft- September 2008 Newport Beach Zoning Code, Title 20 20.32 Density Bonus TABLE 3-8 MODERATE-INCOME Percentage of Total Density Bonus Percentage Units Proposed 10 5 11 6 12 7 13 8 14 9 15 10 16 11 17 12 18 13 19 14 20 15 21 16 22 17 23 18 24 19 25 20 26 21 27 22 28 23 29 24 30 25 31 26 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 Newport Beach Zoning Code, Title 20 Public Review Draft-September 2008 Density Bonus 20.32 4. Bonus for senior citizen housing development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.3 (senior citizen development or mobile home park) shall be entitled to a density bonus of 20 percent. 5. Bonus for land donation. When an applicant for a residential development agrees to donate land to the City for very low-income households, the applicant shall be entitled to a density bonus for the entire market rate development, provided that nothing in this Subsection shall be construed to affect the authority of the City to require a developer to donate land as a condition of development. a. Bonus. The applicant shall be entitled to the maximum allowed residential density under the General Plan Land Use Element and zoning designation for the entire market rate development as follows. TABLE 3-9 VERY LOW-INCOME Percentage of Total Density Bonus Percentage Units Proposed 10 15 11 16 12 17 13 18 14 19 15 20 16 21 17 22 18 23 19 24 20 25 21 26 22 27 23 28 24 29 25 30 26 31 27 32 28 33 29 34 30 35 Public Review Draft-September 2008 Newport Beach Zoning Code, Title 20 20.32 Density Bonus b. Eligibility for land donations. An applicant shall be eligible for a density bonus if all of the following conditions are met ; (1) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application; (2) The developable acreage and zoning classification of the land being donated are sufficient to permit construction of units in an amount not less than 10 percent of the number of market rate units of the proposed development; (3) The donated land is at least one acre, or of sufficient size to permit development of at least 40 units, has the appropriate General Plan designation, is appropriately zoned for development as affordable housing, and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the affordable units feasible; (4) No later than the date of approval of the market rate residential development, the donated land shall have all of the discretionary permits and approvals, other than Building Permits, necessary for the development; (5) The donated land and the affordable units shall be restricted to very low-income households and subject to a deed restriction ensuring continued affordability of the units consistent with Section 20.32.080 (Continued Availability), below, which shall be recorded on the property at the time of dedication; (6) The land is donated to the City or to a housing developer approved by the City; and (7) The donated land shall be within the boundary of the proposed development or, if the City agrees, within one quarter mile of the boundary of the proposed market rate development. 6. Density bonus for affordable units and land. The increase in the Table 3-7 (Low-Income),above, shall be in addition to any increase in density required by Subsections A.1 through AA, up to a maximum combined mandated density increase of 35 percent if an applicant seeks both the increase required in compliance with this Subsection as well as the bonuses provided by Subsections A.1 through A.4. B. Density bonus calculations. 1. Fractional units. The calculation of a density bonus in compliance with this Section that results in fractional units shall be rounded up to the next whole number, as required by State law. Newport Beach Zoning Code, Title 20 Public Review Draft-September 2008 Density Bonus 20.32 2. Mixed income development. If the applicant desires to develop a density bonus project available to a mix of income levels, the Director shall determine the amount of density bonus to be granted up to a maximum of 35 percent. C. Requirements for amendments or discretionary approval. The granting of a density, bonus shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. 20.32.040 — Parking Requirements in Density Bonus Projects A. Applicability. This Section applies to a development that meets the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, but only at the request of the applicant. An applicant may request additional parking incentives beyond those provided in this Section in compliance with Section 20.32.050 (Allowed Incentives), above. B. Number of parking spaces required. 1. At the request of the applicant, the City shall require the following vehicular parking ratios for a project that complies with the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, inclusive of handicapped and guest parking: a. Zero to one bedroom: One on-site parking space per unit; or b. Two or more bedrooms: Two on-site parking spaces per unit 2. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. C. Location of parking. For purposes of this Section, a development may provide on-site parking through uncovered or tandem parking, but not through on-street parking. 20.32.050 —Allowed Incentives A. Applicant request and City approval. An applicant for a density bonus may also submit a proposal that includes any of the incentives listed in Subsection C. (Types of incentives), below. The applicant shall file the request concurrently with the application for project approval. The applicant shall show that an incentive is necessary to make the housing units economically feasible. When an applicant makes a request for an incentive, the Council shall grant the request unless either of the following findings is made, based on substantial evidence: 1. The incentive or concession is not required to make development of the affordable housing economically feasible, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Section 20.32.080.B. (Affordable cost); or 2. The incentive or concession would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily Public Review Draft-September 2008 Newport Beach Zoning Code, Title 20 20.32 Density Bonus mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households. B. Number of incentives. The Council shall grant the following number of incentives, except as provided in Subsection A, above. 1. One incentive. One incentive for a project that includes at least 10 percent of the total units for low income households, at least 5 percent for very low income households, or at least 10 percent for persons and families of moderate income in a common interest development. 2. Two incentives. Two incentives for a project that includes at least 20 percent of the total units for low income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. 3. Three incentives. Three incentives for a project that includes at least 30 percent of the total units for low income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. C. Type of incentives. For the purposes of this Chapter, concession or incentive means any of the following: 1. A reduction in the site development standards (e.g., site coverage, setbacks, increase height up to the maximum allowed, reduced lot sizes, and/or parking requirements (see also Section 20.32.040 [Parking Requirements in Density Bonus Projects]), or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission in compliance with Health and Safety Code Section 18901 et seq., that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions; 2. Approval of mixed-use zoning in conjunction with the housing development, if nonresidential land uses will reduce the cost of the housing development, and the nonresidential land uses are compatible with the housing project and the existing or planned development in the area where the project will be located; 3. Other regulatory incentives proposed by the applicant or the City that will result in identifiable, financially sufficient, and actual cost reductions; and/or 4. A direct financial contribution granted by the Council, at its sole discretion. D. Effect of incentive or concession. The granting of an incentive shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. Newport Beach Zoning Code, Title 20 Public Review Draft-September 2008 Density Bonus 20.32 20.32.060 — Incentives for Housing with Child Care Facilities A residential development that complies with the income requirements of Subsections 20.32.020.A, and B, above, and also includes a child care facility, other than a large or small family day care home, that will be located on the site as the development, shall be eligible for the following incentives in addition to the incentives provided for the affordable housing. A. Incentives. The City shall grant a housing development that includes a child care facility either of the following: 1. An amount of residential floor area equal to or greater than the floor area of the child care facility; or 2. An incentive that contributes to the economic feasibility of the child care facility (e.g., reduction of development standards, reduced parking requirements, monetary contribution). B. Requirements to qualify for incentives. The City shall require, as a condition of approving the housing development, that: 1. The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable in compliance with Section 20.30.080 (Continued Availability), below; and 2. Of the children who attend the child care facility, the children of very low income households, low income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households, or families of moderate income in compliance with Subsection 20.30.020.A (Resident requirements), above. C. Incentive not required. The City shall not be required to provide a density bonus for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities. 20.32.070 — Design and Distribution of Affordable Units. Affordable units shall be designed and distributed within the residential development as follows: A. Number of bedrooms. Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole; B. Comparable quality and facilities. Affordable units shall be comparable in the facilities provided (e.g., laundry, recreation, etc.) and in the quality of construction and exterior design to the market-rate units; C. Size. Affordable units may be smaller and have different interior finishes and features than the market-rate units; and Public Review Draft-September 2008 Newport Beach Zoning Code, Title 20 20.32 Density Bonus D. Location. Affordable units shall be dispersed throughout the residential development, unless clustering is allowed by the review authority. 20.32.080 — Continued Availability The units that qualified the housing development for a density bonus and other incentives shall continue to be available as affordable units in compliance with the following requirements as required by Government Code Section 659158). See also Section 20.32.090 (Occupancy and Resale of Common Interest Units). A. Duration of affordability. The applicant shall agree to and the City shall ensure the continued availability of the units that qualified the housing development for a density bonus and other incentives. The continued affordability of all very low- and low-income qualifying units shall be maintained for 30 years, or a longer time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. B. Affordable costs. The rents and owner-occupied costs charged for the housing units shall not exceed the following amounts during the period of continued availability required by this Section: 1. Rental units. Rents for density bonus units shall be set at an affordable rent as defined in Health and Safety Code Section 50053; and 2. Owner-occupied units. Owner-occupied units shall be available at an affordable housing cost as defined in Health and Safety Code Section 50052.5. 20.32.090 — Occupancy and Resale of Common Interest Units. A. Occupancy. An applicant shall agree to, and the City shall ensure that the initial occupants of moderate income units that are directly related to the receipt of the common interest density bonus are persons and families of moderate income and that the units are offered at an affordable housing cost, as provided in this Chapter. B. Resale. The City shall enforce an equity sharing agreement for the resale of affordable common interest units, unless it would be in conflict with the requirements of another public funding source or law. The following requirements apply to the equity sharing agreement: 1. Upon resale, the seller of the unit shall retain the value of any improvements, the down payment, and the seller's proportionate share of appreciation; and 2. The City shall recapture any additional subsidy and its proportionate share of appreciation, which shall then be used within 3 years for any of the purposes described in Health and Safety Code Section 33334.2(e) that promote home ownership. For the purposes of this Section: a. The City's initial subsidy shall be equal to the fair market value of the home at the time of initial sale, minus the initial sale price, plus the amount of any down payment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value, then the value at the time of the resale shall be used as the initial market value; Newport Beach Zoning Code, Title 20 Public Review Draft-September 2008 Density Bonus 20.32 b. The City's proportionate share of appreciation shall be equal to the ratio of the initial subsidy to the fair market value of the home at the time of initial sale; and C. The initial subsidy shall include any incentives granted by the City and shall be equal to the monetary equivalent of the incentives. 20.32.100 —Affordable Housing Agreement An affordable housing agreement shall be executed in a recordable form prior to the issuance of a Building Permit for any portion of a residential development project subject to the requirements of this Chapter. The form of the agreement shall be similar in content to the agreement specified in Section 20.32.100 (Affordable Housing Agreement) and as required by the City Attorney. Public Review Draft- September 2008 Newport Beach Zoning Code, Title 20 20.32 Density Bonus —This page intentionally left blank— Newport Beach Zoning Code, Title 20 Public Review Draft-September 2008 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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: https://www.codepublishing.com/CA/NewportBeach/ 1/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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. TABLE 3-10 https://www.codepublishing.com/CA/NewportBeach/ 2/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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 3 units, 1 guest parking space 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 https://www.codepublishing.com/CA/Newpor-tBeach/ 3/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required 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 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 - --- --------- https://www.codepublishing.com/CA/NewportBeach/ 4/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Adult Day Care—Large(7 or more) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Child Day Care—Small(6 or fewer) Spaces required for dwelling unit only Child Day Care—Large(9 to 14) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Day Care—General 1 per 7 occupants based on maximum occupancy allowed per license Residential Care—General(7 to 14) 1 per 3 beds Eating and Drinking Establishments Accessory(open to public) 1 per each 3 seats or 1 per each 75 sq.ft. of net public area,whichever is greater Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed occupancy load or as required by conditional use permit Food Service with/without alcohol,with/without late hours 1 per 30-50 sq.ft.of net public area, including outdoor dining areas exceeding 25%of the interior net public area or 1,000 sq.ft.,whichever is less.See Section 20.40.060 Food Service—Fast food 1 per 50 sq.ft., and 1 per 100 sq.ft.for outdoor dining areas Take-Out Service—Limited 1 per 250 sq.ft. Emergency Shelter 1 per 4 beds plus 1 per staff;and if shelter is designed with designated family units then 0.5 parking space per bedroom designated for family units Funeral Homes and Mortuaries 1 per 35 sq.ft. of assembly area Health/Fitness Facilities Small-2,000 sq.ft. or less 1 per 250 sq.ft. Large—Over 2,000 sq.ft. 1 per 200 sq.ft. Laboratories (medical, dental, and similar) 1 per 500 sq.ft. Maintenance and Repair Services 1 per 500 sq.ft. 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 https://www.codepublishing.com/CA/NewportBeach/ 5/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required 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) 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 ------------ ------------------- https://www.codepublishing.com/CA/NewportBeach/ 6/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required 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) 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) 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; hftps://www.codepublishing.com/CA/NewportBeach/ 7/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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: 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" https://www.codepublishing.com/CA/NewportBeach/ 8/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING Alley Width Minimum Setback 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-13,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 3-6. 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. 6in. 17ft. TABLE 3-13 hftps://www.r,odepublishing.com/CA/NewportBeach/ 9/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING STANDARD VEHICLE SPACE REQUIREMENTS Aisle Width Angle(degrees) Stall Width(1)(3) Stall Depth (2) Stall Length (3) 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. Street street PI. 30' '+_ I' i 9 ", - le Imo-.7 Wheel Stops or Cu 4t }yc r `'aka 30 Degree Angle Parking 45 Degree Angle Parking ' 1 06I � I SS'6" I Is 1 9'10' S" i6' Nfirel Stopsw Curbs 5' d PL 60 Degree Angle Parking 90 Degree Parking Figure 3-6 https://www.codepublishing.com/CA/NewportBeach/ 10/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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. 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. https://www.codepublishing.com/CA/NewportBeach/ 11/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING (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. 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 https://www.codepublishing.com/CA/NewportBeach/ 12/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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; 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. https://www.codepublishing.com/CA/NewportBeach/ 13/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING TABLE 3-14 MINIMUM INTERIOR DIMENSIONS Single Lot Width 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. 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: https://www.codepublishing.com/CA/NewportBeach/ 14/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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 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. https://www.codepublishing.com/CA/NewportBeach/ 15/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING 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 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. https://www.codepublishing.com/CA/NewportBeach/ 16/17 5/15/2019 Chapter 20.40 OFF-STREET PARKING D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the 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) The Newport Beach Municipal Code is current through Ordinance 2019-06, passed March 12,2019. 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. https://www.codepublishing.com/CA/NewportBeach/ 17/17 APPENDIX C: REFERENCE PARKING DEMAND COUNTS 9/21/2019 AND 9/26/2019 12618-17 Parking Evaluation OUR13AN CROSSROADS e ei FI N N N 1V M 1��11 m 0 0 0 0 N YI{Xy O O O O O m m N VF m m E �� S CY �a o U U a)` f N O 1V m 0 0 0 0 m m N O N O O O N N ry A N N N N O m a O O O N O N N e[ 10, N �N � O O m _L • O1 01 as a $a �a O a w ' Sy N ~ LL f0 3 C ~ E f M O F- O' f O U) A O Y `o Y o m Y p Z F ~~ Z �~ 2 �~ 2 H �!- m t � N m N � N 0 m a N N N N N 0 0 0 0 •-FIo o oO d e d ry O d N N•- th N O 0 0 -I- O-, o o O d+ d X b N N O f7 N 0 0 0 0 0 0 O Q d d N TF T w II�-N !.. V O O O O O O O O 0 0 0 O X O N N N O�y 4 m • F^ O O O N O N .9 0 0 O d d ry N X N N A O p a N � N O N N yTj 0 0 0 0 N X y a O f O N o. `o O1 o U U oX o 0 0 0 �2 �2NNd�oa d a Oo o. O Q O O O �R r O N N F O O N N N X O N O N YI N X <a N o o O p O O O O d d d ry ry r N N N r O M � COC O O ul O 6 mm n 0 O� U C C C m C 6 C C V C r dim n� r ¢ m nc < d � N Y LL f t0 �— C m Y LL �f0 �0 Fy Y m YLL�Uy m m 0 O N � 2 4 F m N N N \ , , , _ �� ,■ � � � � � �. ,« : „ � _ - �, ;| z � = � - �, -« � , � „ �. ,; � „ � , �� - : � , � , , .; ;� ° � , � _ �� ■ � � � � � �� | � � „ _ �� ■ « � - , , . �, e� « _ , , , �� ,� � � � - - ,� -� ° � � , � �. �§ � � , � _ _� .! © ; � � � , �; m; - , � , � �- �■ f � � ■ w ; !! (| \ 7@ . !- 72 \ / @ . ! ! /7 \ / B , ! �| � �- !) � - �• ,!|/ zf � • )/ ! e z ! � - )� ! e § §) O O N N N m N F N.- N•-N IL OT N' Hvc; O de A N Fj O O O O T' Y O v de N b -W.- O 017 lV 0 0 0 0 0 0 O D o 0 o N ory NX o 0 0 0 'f° yX ^X �mn�c^O,^e N b T e Q ft. 0 0 0 0 .1. O de O O O O F b 1^x 0 aT e a N o NX o 0 0 0 'O 1° 1O� v� 'oNnao^oy E m U N 0 0 0 0 0 0 Ode O N N N m Q mT111011 n 6 Q E 0 a )m U U � T 0 0 0 O N O y Q O Q O O N O N N 4 O O O O N b I2 X N TIT1,101 h O O O n N N N dE m]e f0 N A N O � v e O de .v-I, m x F1,111,11 is _01 G O 1- u O m m O 6 Od m Z N N ~ b N n N n' t�.d sq Ito 41, No IRV Sr Fad y� :, --�• , ... „,.z IIQ MW r r, " � •. x , .,,�, :x 1 f, � ...s.. .. ., :�•. . 7 k. h 71 .o/!^-� .. ... .ru ..... ., n.�.:OAK, v .,.,,-.. S. -. .. .-. ,.. .. _.,_ ,'... ,,, II l �➢� �� v. .4. xa,_. W51, • F J n 1 ..: ......., -..}. .. .. .,. .. h' . h. a-._... .,> ..., ... ,. t y ... ... _s..� «,,. r. ...._,..,.. ...:�„- .. �>.. : _..,,,, ,.. ;:. ,. ...<<. ., ', s. .ram�}. # �,• C , �.it ,i, ... .. J r. ., ..s YYJh ,'S. --. t. f.. k. ... .- _, ,,._a.,_ �..r- ^�+`�� f fi p, _. ... .- .. <,: .,, ,� .�raa yf • ':. -> _.: ;_ �k ,. ..- #uk! .. .. r .:. gf:.- a, .. ., a4- .,. .:: ,.� Y -�w..,. '..:o':..:r;': ,,, kvr, �1 ,.,3 "✓.-. -.Y'� -:5-" t � f f -L: Ts,.,. r, :. .._. .... .- 38F:�:<' •w. � ,r.;::.�r, .„: 1 Y u5.. ;-, xy ..;�. h � - ��y r � I qq f ` I , v7� H n I • i Y 5`c.:..si ::.', ,,. )..: Tx.::r.. .....A.. : :, -x• I hE,r R ,L. ONVORM - ., .:..�' :.-,:• - r �'r.€ >;r "r. ,,..': k�? <,.:. errINN 6 , t f� S A P N�� 7 r '� 1 v 4•a X" , yu ' > : .-.mac- - x1• , a , , , �•wr�� '' � `+ice r= s h ,4 �. '{ ° ,� ,� � '�sue• '" I S fi �?�; � �, ma < > j�aL • ifi Y re v,t 25 h• :.� F., w.n yy �y S� 3 e• F t C Y 1 JF ! rr f n E'. h , N ^ r i t• �� r t�,t.I r aya l r r, ff � tF 4 U ' ��s�,v�° ^ S y�+4rvy..�, ,- - .^ ...., � ;.v�'Y- ,�•..xx��'f° �:1 ��'��'nGhi; M `� � ��me�,,i ? v ��'s'�`x'... ,..✓ .. �.. ..•eX ! .',.5,£5 .. �. . {,k ..��i`-F�u...�'- S3 Ems. "s_, S b}4 Ak r 3j`R 'a$' 1' '� P `�5; , ►� ,s � . . , ... �w' ,. ,ill .off{' ;' n J,. .� � ,�,� �, ig.f ° °� >t.r,�2'�-'..>_ ,,ts�:� S.- ..ti- te:. ry3. .•>•_, >,. � 3, "�}�' FAX -?s'� '? ,>S,L,r�. - wr. Y �S t- , r. .>; ->. t„ - -'^4P -.,...:. an A' ;¢: •r>.: - ':,;a g�y -,,d wk"'• .-Z,F, - :,Y�, b -, f r ',m:e=,ya � , ;+ --:S ?�:,, --}mil",2 a.. ... s t -.:..,�,• e a l-..,..�. :.-, .S',� ,.S?t. se. _r .�y:'.- , .; :., ..? r. .... Y ,..>-. i W q., � ,...... ::.: � �>�.nl( f'x.fl`W'1�? .S:-:,•.,.... .a{'� 5 4? -:�. d 7,:...: "� Rb v •.ggxx � A t •Yt1 L �` - �S- 5 k .� :-:: ... s: ..' ; .. ..... ......... .. ..z•:a 31." ��,7� ,...... $ ,� .r�,;.:._ '�-.. ,. - � ,a,(,:;,t.z rn_�r;'„ i .sue. r �:` Y l.:Y. DEVEl.[]PMN'[ PARAMETERS - SHEET INDEXPRQJECT DATA - ZONING MU-MM __-------.--.. MIXED-USE.MARINER'S MILE COVER SHEET C-I ASSESSOR PARCEL NUMBER 425.4.11-55&425-471-56 TOTAL.SITE AREA 0.98 ACRES(42,821 SF.) PROJECT SUMMARY G-1 SITE PLAN A-0 MAXIMUM BUILDING HEIGHT 26'FIAT ROOF; LEVEL 1 FLOOR PLAN PROJECT ADDRESS z51❑&z53o WEST COAST HIGIIWAY A-t NEWPORT BEACH, CA.92663 35'WJ APPRCIVALOF DISCRETIONARY APPLICATION LEVEL 2 FLOUR PLAN A-2 APPLICABLE CODES CITY OF NEWPORT BEACH TUNING ORDINANCE: TOTAL NUMBER OF UNITS 3fi LEVEL 3 FLOOR PLAN A-3 NUMBER OF MAI;KET-RATE UNITS 33 EXTERIOR ELEVATIONS A-4BUILDING SECTION GENERAL PLAN LAND USE MU I-11 MIXED USE HORIZONTAL A-5 NUMBER OF AFFORDABLE UNI75 3 _._ PCH IMAGERY STUDI ES A-6 ZONING DISTRICT MU-MM MIXED-USE MARINER'S MILE IMAGERY STUDIES A-7 FIRST 10a'FROM COAST HWY CAN ONLY BE NON-RESIDENTIAL BUILDING AREAS;NON RESIDENTIAL NON-RESIDENTIAL USES REQUIRED ON GROUND FLOOR;MIN, - DEPTH BOUTIQUE AUTO SHOWROOM 10,402 SF Or 25'AT STREET FRONTAGE(20.18.130.0 OFFICE 750 SF TYPE OF CONSTRUCTION TYPEVASPRINKLERED, NFPA-13(RESIDENTIAL) FOTA 11,152SF OCCUPANCY CLASSIFICATION R•2 RESIDENTIAL.UNITS B OFFICE G SUMMARY M RETAIL PARKIN 5-x GARAGE � RESIDENTIAL-REQUIRED LOT AREA 42,82t SF. 0.983 ACRES PER CITYOF NEWPORT BEACH MUNICIPAL.CODE SECTION 20-40.040 i t � F.A.R. MIXED-USE DEVELOPMENT: UNIT COUNT RATIO REQ'D PKG STUDIO to t is NON-RESIDENTIAL: MIN. 0.25 (42,821 X 0.25=10,705 5F) - -- -- - - -- -- -- F MAX. 0.5 (4x,821 X 0.5 =21,4t0 SF] STUDIO=AFFDRDABLET-`_ t- Z ONE BEDROOM_ _ 15 1 15 RESIDENTIAL: MAX. 1.0; 42,821 ONE BEDROOM-AFFORDABLE 1 TWO BEDROOM,--- — 8 2 16 BUILDING HEIGHT 26'FLAT ROOF c 3112 PITCH; ----- -- — — 35'WJ APPROVAL OF DISCRETIONARY APPLICATION TWO BEDROOM-AFFORDABLE 0 x 0 TOTAL 36 44 31'SLOPED ROOF a 3112 PITCH; 40'WJ APPROVAL OF DISCRETIONARY APPLICATION OFFICE-REQUIRED4.2 PER CITY OF NEWPORT BEACH MUNICIPAL COD ESE CTION 20-40.040 RECREATIONAL AMENITIES REQUIRED: 2700 SF(75 SF PER DWELLING UNIT) GROSS AREA RATIO REQ'D PKG Ok PROVIDED: 2856 SF PLUS ROOF DECK GARDEN 750 5F. 1 PER 250 SF. lk +� TRASH 16-25 D.U.=48 SF TRASH+48 SF RECYCLING=96 SF OUTIQUE AUTO SHOWROOM-REQUIRED 26-5o D.U.=96 SF TRASH+96 SF RECYCLING=ig2 SF 5-10 K SF NOIN RESIDENTIAL=24 5F TRASH+24 5F RECYCLING=48 SF PE.R URBAN CROSSROADIS"2510 WEST COAST HIGHWAY MIXED-USE 10-25K SF NON-RESIDENTIAL=48 SF TRASH I.48 SF RECYCLING=96 SF DEVELOPMENT PARKIHG DEMAND EVALUATION"(OCTOBER 17,xatg) G _ RATIO REQ1D PKC, 10,252 SF. 1 PER876 SF. 12 } �_ �U 1�a " 6L', ( I�._11zL A l J OTMUCIL TOTAL REQUIRED Wr.e r _ STALL TYPE ---- ^— TOTAL (�[ 1�� VAN A.P.(g'Xt8'] STANDARDA.P.(g'Xt8' STANDARD[8.5'X17') .-r,N YTOTAL t�- � x 56 - 5� s 6LL OVERALL TOTAL PROVIDED Spy c�a �f� S' L' f ' �rl� STALLTYPE TOTAL (�La +'lQ-a 0119 Ac.lv&o C Vu[,I lls� cojL[mni, Gfc Gtr>* q WiGGC.- Uw VAN A.P.(91X181) STANDARD_ A.P.(9'X18'] STANDARD(8.5'X17') — �6 TOTAL 1 . — 2 ---56S P/AkC E' S� 2510 W. COAST �IWY I f [-, PROJECT SUMMARY 11 .2 VOWESTGROUP -) � S I G MIXED-USE pFVELt)f Mf_h! ! � �7^'� �•19 N S AII[:}IIII:I:IIII{I : III ANNINT: I INII.Rlilii III:i II�N I.II^d TvSTIN AVE• _ _ •C-OF 1 1 1 I 11 1 I I I 1 I 1 1 1 : I 2540 WEST 1 116 TUSTIN AVE. 1 120 TUS HN AVE. 1 1241 US I'I N AVE. 1 COASI HIGHWAY 1 1 � 325'-0• _.- _ _ --._.__...... ......._._.. _......_. ................_. .._.-- __---_.._ __-__..._..._.. -....__.._.._.__...—_.__ .. .._.__..___ _....._. ..__.__._ ...._....._.._.__..—...__...._.... . ...........__.......... -____-1— lwo 1 1 ... ..5• S•WALL ._.. A 1 O L `l�- k IDENt1�l5,Et�AC�"—~ i 1 COMMERCIAL: B OCCUPANCY 11,1528F 11 RESIDENTIAL: R-2 OCCUPANCY TYPE VA CONSTRUCTION ABOVE PODIUM �- _j- {1� —— 'REAR TWO STORIES "'•.--� •mow SETDACK MENF 111N' 1 PARKING GARAGE: OP114TO EASE COURTYARD D f` - 8-2 OCCUPANCY BELOW ONE STORY AT GRAIJE '.. 1 II. PAR •.:1 120•4' � PARKING - �-— SECTION A ; — (SECTION A' —_— _ a SIDE WALK - _ � FIRE ENGINE 1 .1. 1 1 —W NE WAY DRIVE.ALSLE _.._.....1�.. ....... ......._ - .._._.. ..._... ..... .. .. ___ __ _ __ _ _ _ .___ _ _. ....... ...__. .....1._ . "..p...._.__p.-----._D...........11 ..........I..._..._C.F"-_.-6'"'-_..._._...--F.F---....C+.......-11.........1:1-........{F.._.-..y--... 1 PLAYGROUND d 1 1 _._._. .__._..____._.__,___.—. _._—._._�_�— .. ..__ -- AREA -------------------'-------------------- I 2436WE5T SITE PLAN LEGEND COAST HIGHWAY FIRE HYDRANT LOCATION. VERIFY 1 F•IA• Ali LOCATION WITH CIVIL.DRAWINGS PROPERTY LINE. VERIFY LOCATION WITH CIVIL DRAWINGS —-- - SETBACK LINE AREA DESIGNATED FOR FIRE ENGINE &BOX TRUCK BUILDING FOOTPRINT PODIUM LEVEL UION 2.J�o W. c;c��AIS FlWY �_.I.� 161 321 641 W E STG RO U P Sp/kcE" SITE PLAN A_0 .�.. 11 .26.19 - S I G N S MiXE_.-1)'LJS DEVE 1.._OPMF=_N1 AHCHITI`CIIIHI I PLANNING 1 INILHIOH WSIGN 'ir -W vwALL - _- _ --I—]I -OFFICE �fI �In MCCH. `; ''I sl ��I1L_1ll11llIW Son 5F - 1 G I YI BOUTIQUE AUTO ti SHOWROOM 9,752 SF @A9L1.1[Nf ° I I `4 - f510ENTIALI - , A4 f7EPT 4 ' � � -- PARKING !SECTION A ECTIONAl 1 i 1O7Al_59 S TALLS - I PROVIDED13 i -�" — FlfiEfl,GINf: I ti B_OUTi UE AUTO SHOWROOM: COMMERCIAL: ST n4o fFL.)Bn�M5'ALI�SNE} io,4aa5F MEZZANINE:10,252 n,2a SF_OFFICE: 5nn(1 ST FL.)+a5n(M FI2AN iN E)=750 SF TOTAL: 11052 � 750E 1250 SF=3 STALLS 1a,4o2+750=11,152 SF TOTAL COMMERCIAL AREA x� s'�►�� m czaa�I+�� 6L3Sp/jkcE" r' a' 1G' 321 64! W E STG R 0 U P �,71 o W. �C)�sT Hwv l.�.C� LEVEL 1 FLOOR PLAIN _ � 7 _ a i G N MIXED-USE DEVELOPMENT A 1 11.26. 19 APW111I!I:IIII11 I ICI ANNING 1 IN I b 11HPl i ll 'JI ff11 JT� ---- -- 11 MEZZANINE — - - goo SFEll-- --- C_A t—_ �°•� 1 Flu s r a. C.�. .N� 1 BOUTIQUE AUTO COURTYARD SHOWROOM ` o I ONCNTOABOVE w ----- — 1 C'7 —_ BELOW A.1 Li !,,I 1. Z� t +L1 I SECTION -- � ¶..``q 1 ------i- ---- ----- _ 0 1SECTION Al t— --- - - - - - - -- - --— - --- MULTIFAMILY RESIDENTIAL LEVEL 2-18 D.U. -� 22 STALLS REQ. 1r) io w. c c)A:� f fiWY i_ LC 3z, 64, WESTGROUP LEVEL 2 FLOOR PLAN _ 11 .26.19 D _ S I G N S fVyy �/ t� S` , A 2 -- 11Xf=.D-h)`?L �)1;=_1/�L_(�F M M(� 1 AlIC11111(11111 1 PLANNING i Irif[ffior;ur.s�f;r� -- — -- --- — --- -------- aryl nui] i TV • ..�� .�� I � 1Fld-il _ i�NMooY_� -- - n OPEN TO ABOVE +_ + I COURTYARD — A4D 11 - i 1� -- -r- ,�. aA-41 SECTION A —-------1----- - — ___—_ —_. ISMTTIONAl ..a I id 1 1 A 4. LJ =_=I-- - --- - - -- - - MULTIFAMILY RESIDENTIAL LEVEL 3-18 D.U. 22 STALLS REQ. � {16 oI Sp E E S T'`,.l R O U i 10 W. coAsr MY L_LC A3 LEVEL 3 FLOOR PLAN _ 32{ 64{ Y tl 11 .26.19 S I G N MIXED-USEDEVE:L..C)f'ME ICJ f �� ARCNIILCIURL I PLANNING ! INH:M0II1EBIGN ------------------- --------------- f ; 11 F _ I_ J1, 3 NORTH ELEVATION-RESIDENTIAL N L U I __ _ 8 U 1► �. __ _ ._ _-- 2 SOUTH ELEVATION-RESIDENTIAL - - N I K b I :4 1 SOUTH ELEVATION-COMMERCIAL S. P/. IA kc E 2510 W. Cc)ASI' l-MY I__[_C; 32, WEST ROIJP EXTERIOR ELEVATIONS _ 11 .26.19 -) -- S ! G N S A4 : NIIX.Ff:) E_1I_5F= [')EVE(-()F'ME=.N"r �� nBc!un.r:!u!i!. ! NtANNIN(; ! iNIIHI01111CSIi;M1I TOP 36'-0"FROM ESTABLISHED GRADE ----------- --fl-11TfT I -ILI LEVEL 3 22-0" rF-1T- LEVEL o"2 7T 111--- F—M- -T LEVEL I 0'-0 ol IM01WESTGROUP SP/kCE 2510 W. COAST HVVY I...tC BUILDING SECTION A-A W 32 64 V S I G N S A-5 11 .26.19 MIXED-USE DEVELOPMENT AlIC11111,C]IJI11- I PLANNING I IN11,1110ROPS16N ..z � tC 4r 6 �4 l e.f 3 1 3 xw� K r ^ S � a l 7 'x1 • F 1^ Iv tf C '�� ;�� VOWESTGROUP ` `' H IMAGERY STUDIES S I G N S 1.}�c� �ni. c_;c_>�, , f F�WY I.I.C.I l C A_6 11 .26.19 MIXI) l_JSE DEVELOPMENT N.T A(Wilf(LCHIRk I PLANNING ( INIFRION NI:SIGN .:. .. ......-. ....,... .. ...... ,. ,. ,ter ...,k.,4 w. � , ,_ .. .. ... � .Y t r :.:.. .. .. ,": ,...,... ..,._. .., ..... ,., ,.r.... '...,.:. )' ><•:.. ,.. ._ a ., , 3 `4 r t� s rt 13 i a1 z n ' v r y. ' C Y NOW,loll a WESTGR UP 2510 w. COAST HVVY l._ C IMAGERY STUDIES A_7 11 .26.19 V Toof D = S I C N S M!XE1)J_)SE:, DE_VELOFIME::N"T AHCHIHICIMic 1 PLANNING i iNir-laioi,ui l6N