HomeMy WebLinkAbout3.0_BSP Bristol, LLC Medical Offices_Staff Presentation_PA2020-052BSP Bristol Medical Condominiums
Condominium Conversion, Tentative Parcel Map,
Conditional Use Permit, Modification Permit, Traffic Study
1400 and 1420 Bristol Street North
Planning
Commission
Public Hearing
September 9, 2021
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Reviewed by PC on June 3
Medical Office Use
Conditional Use Permit to reduce parking
Condominiums
Condominium Conversion
Tentative Parcel Map
Traffic Study
Project exceeds 300 average daily trips
New: Modification Permit for parking lifts
Community Development Department -Planning Division 2
Request
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 3
General Plan:
General Commercial Office
Zoning:
PC-11 (Newport Place)
Industrial Site 3A
Lot Area:
103,503 sq. ft. (2.38 acres)
Existing Offices:
37,515 sq. ft.
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 4
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 5
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 6
Parking Lifts –Neighboring View
Condition 12:
The vehicle lifts shall be permanently screened from street
view, as well as adjacent properties, to the satisfaction of the
Community Development Director.
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 7
Parking Lifts –Subject Property View
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 8
Venice
Old Newport Blvd.
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 9
Venice
Venice Beach
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 10
Venice
Culver City
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Parking
Reduction
Community Development Department -Planning Division 11
Required Parking* 167 spaces
Parking Provided 167 spaces (w/ lifts)
Parking Deficit No Deficit
Parking Requirement: Professional Office
Required Parking* 188 spaces
Parking Provided 167 spaces (w/ lifts)
Parking Deficit 21 spaces (CUP request)
Parking Requirement: Medical Office
*1 space per 225 SF
*1 space per 200 SF
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Parking Study
Community Development Department -Planning Division 12
Required Parking 188 spaces
Study Demand 145 spaces (87%)
Parking Provided 167 spaces
Parking Demand:
•Parking study provided
•Weekday parking surveys (pre-COVID)
•5 comparable OC medical office buildings
•3 w/o urgent care
•3.87 spaces per 1,000 SF
•ITE (2019) = 3.9 spaces per 1,000 SF
(medical & dental offices)
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Parking Study
87% parking occupancy
Phased approach
Check-in at 70% medical / 30% professional
Community Development Department -Planning Division 13
Use Parking Requirement Required Spaces
70% Medical 3.87 per 1,000 SF 102 spaces
30% Professional 1 space per 225 SF 50 spaces
Total Required Parking 152 spaces
Total Provided Parking 167 spaces
Parking Surplus 15 spaces
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Traffic Study
Traffic Phasing Ordinance (TPO) required
Project generates 1,306 ADT
Analyzed 13 intersections for potential impacts
Intersections will continue to operate at
satisfactory levels of service
No improvements necessary
Community Development Department -Planning Division 14
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Compatible with surrounding office uses
Buildings suitable for medical condos
Minor accessibility upgrades required
Waiver of individual utility connections
not detrimental
Parking and Traffic
Adequate parking for medical
Lifts are to be screened
Improved circulation
Traffic study shows no impacts
Community Development Department -Planning Division 15
Findings
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Recommended
Action
Conduct a public hearing
Find this project exempt from CEQA pursuant
to Class 1 (Existing Facilities) of the CEQA
Guidelines
Adopt Resolution PC2021-027, approving:
Condominium Conversion No. CC2020-002
Tentative Parcel Map No. NP2020-003
Conditional Use Permit No. UP2020-185
Modification Permit No. MD2021-002
Traffic Study No. TS2021-001
Community Development Department -Planning Division 16
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
For more
information
Contact Questions?
Applicant: Matt Haugen / Phil Greer
Traffic Consultant: Ganddini Traffic
David Lee
949-644-3225
dlee@newportbeachca.gov
www.newportbeachca.gov
Community Development Department -Planning Division 17
Planning Commission - September 9, 2021 Item No. 3a - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)