HomeMy WebLinkAboutPA2020-052_20210121_Incomplete Letter 1-21-21I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-052\Incomplete\7th Incomplete\PA2020-052
Incomplete Letter 7.docx
Tmplt. 02/09/11
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
NOTICE OF INCOMPLETE FILING
January 27, 2021
BSP Bristol, LLC
Attn: Matt Haugen mhaugen@buchananstreet.com
Application No.
• Conditional Use Permit No. UP2020-###
• Condominium Conversion No. CC2020-002
• Tentative Parcel Map No. NP2020-003
(PA2020-052) Address 1400 and 1420 Bristol Street North
Please be advised that after reviewing the subject applications, your submittal has been deemed incomplete and further information is required before we are able to proceed
with the application process.
The following is required to complete the application: 1. Parking: Section 19.64.070 (A)(2) of the Municipal Code reads: The number of off-
street parking spaces that were required at the time of original construction shall be
provided on the same property to be converted to condominium purposes, and the
design and location of such parking shall be in conformance with the provisions of
the off-street parking regulations contained within Title 20 of this Code.
a. Parking study has been provided, but needs revisions.
i. See comments from Public Works, attached. A marked-up Site Plan is
included. A revised parking layout is required that may result in loss of parking spaces and revision to parking study.
2. Utilities: Per 19.64.070 B, D: Each unit shall have a separate sewer connection to the
City sewer, and each unit shall maintain a separate water meter and water meter
connection. Is the project proposing to comply with these standards or waive these standards?
a. If requesting a waiver, please revise the application to state the request. Staff
will need to route the application to the Municipal Operations Department for
review.
b. If not requesting a waiver, please revise the application to state that no waiver of Title 19 standards are requested.
c. Waiver request received. Forwarded request to Utilities department and is
currently under review.
«HearingDATE»
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3. Special Inspection: Per 19.64.070 F: The applicant for a condominium conversion shall request a special inspection from the Community Development Department for
the purpose of identifying any building safety violations. The applicant shall correct
all identified safety violations prior to the approval of a final map for the condominium
conversion.
a. Please schedule a special inspection with the Building Division at 949-644-3200. Building Inspectors are still performing inspections at this time. An
inspection is required to be completed before the item goes to hearing. Please
contact Building Division and schedule an inspection. Please notify me
confirmation of this inspection.
4. Fire has no comments.
Upon verification of completion, the application will be processed and scheduled for a
Zoning Administrator Hearing. Should you have any questions regarding submittal
requirements, please contact David S. Lee, Associate Planner at 949-644-3225, dlee@newportbeachca.gov.
By: David S. Lee, Associate Planner
Attachments: Public Works Parking Study Redmarks
Do you provide a 1'
overhang? City standard
requires stall depth to 17'
Overhang?
Overhang?
-24'4" is okay with
9' wide stall.Check- aerial/field check
shows hatch out area for
dumpster pick up.
Building to review accessible
parking layout. They will
require accessible parking lot
signs too.
Consider other designs that
could possibly provide aisle
widths closer to City
Standard 805-L-A/B.
Consider converting to
angle parking- 30 degrees
or 45 degrees to comply
with City Standard.
Overhang?
Overhang? Ex'g
hedge might be
blocking the
overhang.
Overhang?
-The project is requesting a land use change general office to medical office . The
parking ratio needs to satisfy medical office (see comments in parking study).
-Compact spaces are not allowed today. The previous compact spaces were
removed sometime ago between 1994 and 2001 based on City aerials. However,
since they do not exist today and with the land use change, compact spaces are
not allowed.
_SC/AR/TB
comments
See comments on site
plan.
Comments: The parking study should analyze the proposed 100 % conversion.
This is the project.
All discussions of the 70 % and 90 % occupancy and applicable parking
calculations should be included in an addendum of this report. There should be
a Condition of Approval for a Parking Management Study which would include
parking counts at 70 % and 90 % occupancy.
See comments on site plan about compact spaces - this may change the
overall 165 parking supply count.
December 8, 2020
Mr. Matthew Haugen
BSP Bristol, LLC
3501 Jamboree Road, Suite 4200
Newport Beach, CA 92660
Subject: 1400 & 1420 North Bristol Medical-Dental Office Conversion Parking
Review, City of Newport Beach
Dear Mr. Haugen:
Introduction
RK ENGINEERING GROUP, INC. (RK) is pleased to submit this parking analysis to provide a
medical-dental office building parking review for the 1400 & 1420 North Bristol buildings
located in the City of Newport Beach. The existing two-building and two-story general
office buildings consists of approximately 37,515 square feet of GFA (Gross Floor Area).
The project will provide a total of 165 dedicated parking spaces within a surface lot. As a
result, the buildings have a parking supply ratio of 4.40 parking spaces per 1,000 square
feet of GFA.
Exhibit A-1 and A-2 provides an aerial satellite image and site plan for the project.
Representatives of the buildings are proposing to convert 90% (33,765 square feet of GFA)
of the building to medical-dental office use. The remaining 10% (3,750 square feet of GFA)
will be vacant. Based on a review of the City of Newport Beach Parking Requirements for
medical office use (1 space per 200 square feet of net floor area or 5.0 spaces per 1,000
square feet of GFA), the project would require a total of 169 parking spaces. As a result,
the proposed conversion is deficient by 4 parking spaces or -2% per code.
Table 1-A and 1-B includes a calculation for Existing and Proposed Conditions.
The objective of the parking analysis is to determine the adequacy of parking for the
proposed conversion from general office use to medical-dental office use at the 1400 &
1420 North Bristol buildings. This will be accomplished by obtaining observed parking
GFA
Please revise/update. Per David Lee 1/5/21:
Applicant is seeking project approval for
100% conversion (37,515 SF), one CUP and
23 (or more) spaces parking waiver for 100%
of project. Applicant plans to provide parking
study progress reports at 70% AND at 90%
occupancies. Other potential PMP may be
required at these levels.see commentTables
Why only 90%? Analyze 100% and 70% to
establish what occupancy the site meets
standards and then state in the conclusion that
70%, 90%, and 100% checks are recommended
and will be done to determine if the parking rates
are too conservative.
1400 & 1420 North Bristol Medical-Dental Office Parking Review
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demand counts at local and comparable medical-dental office buildings and reviewing
published parking demand data for medical-dental office use.
City of Newport Beach Parking Requirements Tables 1-A & 1-B)
Based on the parking code requirements, the City of Newport Beach applies a parking rate
of one (1) space per 200 square feet (5.0 parking spaces per 1,000 square feet of GFA). As
a result, the proposed 90% medical office conversion would require a total of 169 parking
spaces. Since the project provides a total of 165 parking spaces there is a code deficiency
of 4 parking spaces or (2% deficient per code).
Due to the parking code deficiency onsite, a parking review of local and comparable
medical office buildings has been completed to determine if an adequate number of
parking spaces are provided to serve the proposed 37,515 square feet GFA of medical
office building use.
The City of Newport Beach Off-Street Parking Spaces Required 21.40.040 is provided in
Appendix A.
100%: waiver 23 spaces
90% waiver 4 spaces
70%: no waiver
(# may change due to comments on site plan)
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Medical Office Building Observed Study Sites (Exhibits B - F)
To determine a parking rate for the proposed medical-dental office conversion, RK
obtained weekday (Wednesday) parking surveys at five (5) comparable medical office
buildings within Orange County. The medical office tenants are all located in suites just like
the proposed project location. The types of tenants are like those of the proposed project
site. Typical tenants include, dentist, dermatologist, pediatrician, etc.
The counts were obtained from Counts Unlimited Inc. during typical conditions.
Furthermore, all the study area parking lots provide surface parking and are exclusively used
by employees and visitors.
The parking demand was surveyed from 8:00 AM to 6:00 PM at one (1) hour intervals. The
observed study hours reflect the operating hours of the study sites and the proposed
project. A total of 50 hours of observed parking counts were completed at all five (5) sites.
The following locations were selected as comparable medical office building study sites:
1. 15825 Laguna Canyon, Irvine (Wednesday, November 13, 2019)
a. 43,000 square feet GFA (100% Occupied)
2. 2500 Alton Parkway, Irvine (Wednesday, November 13, 2019)
a. 26,000 square feet GFA (100% Occupied)
3. 12971 Newport Ave. Tustin (Wednesday, November 20, 2019)
a. 20,000 square feet GFA (18,800 Square Feet Occupied)
4. 2 Journey, Aliso Viejo (Wednesday, September 21, 2018)
a. 20,000 square feet GFA (100% Occupied)
5. 5 Journey, Aliso Viejo (Wednesday, September 12, 2018)
a. 23,600 square feet GFA (19,872 Square Feet Occupied)
Exhibits B – F include the aerial satellite images of the medical office study sites.
1400 & 1420 North Bristol Medical-Dental Office Parking Review
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Observed Parking Demand Findings (Tables 2-6)
The following findings have been determined based on the observed parking count data:
1. 15825 Laguna Canyon Road, Irvine (Table 2)
The property consists of approximately 43,000 square feet of medical-dental office
building. The building is currently 100% occupied. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 227 parking spaces.
Parking Supply Ratio: 5.28 Spaces / 1,000 GFA
City of Irvine Parking Requirement: 5.56 Spaces / 1,000 GFA
C. Peak parking demand occurred on Wednesday, November 13, 2019 when a total of
147 spaces were occupied at 11:00 AM.
D. A peak observed parking rate of 3.42 spaces per 1,000 square feet was observed.
2. 2500 Alton Parkway, Irvine (Table 3)
The property consists of approximately 26,000 square feet of medical-dental office
building. The building is currently 100% occupied. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 135 parking spaces.
Parking Supply Ratio: 5.19 Spaces / 1,000 GFA
City of Irvine Parking Requirement: 5.56 Spaces / 1,000 GFA
C. Peak parking demand occurred on Wednesday, November 13, 2019 when a total of
117 spaces were occupied at 11:00 AM.
D. A peak observed parking rate of 4.50 spaces per 1,000 square feet was observed.
This site represents the highest observed parking rate.
1400 & 1420 North Bristol Medical-Dental Office Parking Review
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3. 12971 Newport Avenue, Tustin (Table 4)
The property consists of approximately 20,000 square feet of medical-dental office
building. At the time of the parking survey, the building had an occupancy of 18,800
square feet. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 80 parking spaces.
Parking Supply Ratio: 4.00 Spaces / 1,000 GFA
City of Tustin Parking Requirement: 5.6 Spaces / 1,000 GFA (Based on 20,000
square feet GFA building.)
C. Peak parking demand occurred on Wednesday, November 20, 2019 when a total of
67 spaces were occupied at 11:00 AM.
D. A parking rate of 3.56 spaces per 1,000 square feet was observed.
4. 2 Journey, Aliso Viejo (Table 5)
The property consists of approximately 20,000 square feet of medical-dental office
building. At the time of the parking survey, the building had an occupancy of 100%.
The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 102 parking spaces.
Parking Supply Ratio: 5.10 Spaces / 1,000 GFA
City of Aliso Viejo Parking Requirement: 6.67 Spaces / 1,000 GFA
C. Peak parking demand occurred on Wednesday, September 21, 2018 when a total of
54 spaces were occupied at 3:00 PM.
D. A parking rate of 2.70 spaces per 1,000 square feet was observed. This site
represents the lowest observed parking rate.
1400 & 1420 North Bristol Medical-Dental Office Parking Review
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5. 5 Journey, Aliso Viejo (Table 6)
The property consists of approximately 23,600 square feet of medical-dental office
building. At the time of the parking survey, the building had an occupancy of 19,872
square feet. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 102 parking spaces.
Parking Supply Ratio: 4.32 Spaces / 1,000 GFA
City of Aliso Viejo Parking Requirement: 6.67 Spaces / 1,000 GFA
C. Peak parking demand occurred on Wednesday, September 12, 2018 when a total of
69 spaces were occupied at 10:00 AM.
D. A parking rate of 3.47 spaces per 1,000 square feet was observed.
Observed Parking Demand Summary (Table 7 & 8)
As summarized in Table 7, the 85th percentile peak parking rate observed was 3.94 spaces
per 1,000 square feet of GFA. Utilizing the 3.94 parking spaces per 1,000 square feet of
GFA to determine the projected parking demand for the 90% conversion of medical office
use, the projected parking demand is 133 parking spaces or 81% occupied at peak parking
demand times. Based on both parking calculations, there is enough parking available on-
site during peak parking demand times. See Table 8 for details.
Conservatively, a ten (10) percent parking demand was added to the 85th Percentile peak
parking rate yielding a 4.33 spaces per 1,000 square feet of GFA. A 10% increase was
added to the 85th percentile peak observed parking rate to account for potential parking
fluctuations. As a result, the 90% medical office conversion at 1400 and 1420 North Bristol
buildings have a peak projected parking demand of 146 parking spaces or 89% percent
occupied.
The parking calculation (85th Percentile) is consistent with the parking
methodology published in the ITE 5th Generation Parking Manual. However, as a
conservative measure, a 10% buffer was added to account for potential parking
demand fluctuations.
As a longtime active member of the ITE, RK has provided ongoing parking demand data for
a variety of land uses that are published in the ITE Parking Generation Manual.
Tables
Also provide info on 70% occupancy
Demand: 114 spaces, 69% parking occupied
parking?
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The observed parking demand data is provided in Appendix B.
ITE 5th Generation Parking Manual Land Use: 720 Medical-Dental Office Building
Published in 2019, the Institute of Transportation Engineers (ITE) indicates a weekday 85th
percentile parking rate of 4.59 parked vehicles per thousand square feet of GFA. This rate
calculates an 85th percentile parking rate based on 117 study sites (all located across the
United States) with an average size of 46,000 square feet GFA. This rate does not include a
10% buffer.
In addition, the average parking supply ratio of 80 study sites with parking supply
information in the ITE 5th Edition Parking Generation Manual is 4.3 spaces per 1,000
square feet of GFA which is almost consistent with the proposed parking supply ratio at
1400 and 1420 North Bristol which is 4.4 spaces per 1,000 square feet of GFA.
The 85th Percentile parking demand rate derived from the observed analysis of 4.33 spaces
per 1,000 square feet of GFA is slightly lower when compared to the ITE’s calculated 85th
Percentile rate of 4.59 spaces per 1,000 square feet of GFA. The observed parking counts
provided in this report consist of local and comparable medical office buildings and
therefore yield an accurate parking ratio for this site.
The ITE 5th Generation Parking Generation Manual is included in the Appendix C.
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Medical-Dental Office Tenant Recommendations
The ITE description of a “Land Use 720: Medical-Dental Office Building” is as follows:
“A medical-dental office building is a facility that provides diagnosis
and outpatient care on a routine basis but is unable to provide
prolonged in-house medical and surgical care. One or more private
physicians or dentists generally operate this type of facility.”
To provide sufficient parking, representatives the building shall only tenant the buildings
with medical/dental routine outpatient care type practices as outlined in the ITE Parking
Generation Manual 5th Edition. These practices typically provide specialized care on an
appointment only basis. Examples of potential tenants include the following:
Dental Office
Physical Therapy
Chiropractor
Cosmetic Laser
Dermatology
Optometry
Pediatrics
Sleep Center
Urology, etc.
Clinics, urgent care, and walk-in tenants typically generate a higher parking
demand and therefore should not be considered as potential tenants.
To ensure adequate parking is continued to be provided on-site, ownership of the project
should monitor the parking demand when the medical office conversion reaches the
following tenant occupancy levels:
1. 70% of the total building square feet or (26,261 square feet of GFA)
2. 90% of the total building square feet or (33,764 square feet of GFA)
At this time, an observed parking demand analysis should be conducted on-site for a
typical Tuesday, Wednesday, and Thursday from 8:00 AM to 6:00 PM at one-hour
intervals. The parking calculations should consider the current tenant occupancy at the site.
The scope and methodology should be like the observed parking counts obtained to
determine a parking rate for this analysis. If the results of the observed parking analysis
indicate a parking deficiency, a parking management plan may be required.
Conclusion will
Any parking management plan will
need to be reviewed/approved by the
City of Newport Beach.
1400 & 1420 North Bristol Medical-Dental Office Parking Review
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Conclusion
When considering the City of Newport Beach parking requirements, the conversion of
90% of the total gross square feet of the building (33,765 square feet) from general office
use to medical office use, the project has a code required parking deficiency of 4 parking
spaces. The remaining 10% (3,750 square feet) of the building will be vacant. As a result,
a detailed parking review was completed to determine if the proposed project has enough
parking to accommodate the medical-dental office conversion. This was accomplished by
obtaining parking surveys at five (5) comparable medical office buildings and a review of
the ITE Parking Generation Manual 5th Edition.
The results of obtaining 50 hours of observed parking demand data yielded an 85th
Percentile of peak observed parking rate of 4.33 spaces for every 1,000 square feet GFA of
occupied building area. This calculation is considered conservative because a 10% buffer
was added to the 85th Percentile peak parking rate to account for parking demand
fluctuations. As a result, the proposed medical office conversion would have a peak
parking demand of 146 parking spaces. Since the project provides a total of 165 parking
spaces, there are a total of 19 spaces available during peak parking demand times
(assuming a full tenant occupancy scenario).
Secondly, parking rates for medical office buildings published in the ITE Parking Manual 5th
Generation indicate average parking supply of 4.3 parking spaces per 1,000 square feet of
GFA. The proposed project provides a total of 165 parking spaces or 4.40 parking spaces
per 1,000 square feet of GFA.
Based upon the five (5) observed parking surveys at local and comparable
medical office buildings and a review of published parking demand data by ITE,
the 165 parking spaces that are provided at 1400 and 1420 North Bristol are
sufficient to accommodate the land use conversion from general office use to
medical office use during peak parking demand times with a 100% tenant
occupancy scenario of the 33,765 square feet of gross floor area.
90%?
update?see comment - pg 1
1400 & 1420 North Bristol Medical-Dental Office Parking Review
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If you have any questions regarding this review or need further clarification, please contact
us at (949) 474-0809.
Sincerely,
RK ENGINEERING GROUP, INC.
Rogier Goedecke
President
RG:/rk16222
JN:2939-2020-01
Exhibits
Tables
Land Use Size Percentage Units Parking Rate Required Number of
Parking Spaces
Parking Supply Ratio
(Parking Spaces per
1,000 SF)
165
15
10%
Land Use Size Percentage Units Parking Rate Required Number of
Parking Spaces
Parking Supply Ratio
(Parking Spaces per
1,000 SF)
Medical Office 33,765 90%
1 per 200 square feet
of net floor area
(5.0 per 1,000 square feet)
169
Vacant 3,750 10%Vacant -
Total Building 37,515 100%169
165
-4
-2%
4.40Total Number of Parking Spaces Provided
Number of Parking Spaces in Excess per Parking Code
Percentage of Parking Spaces In Excess per Parking Code
4.40
Total Number of Parking Spaces Provided
Number of Parking Spaces in Excess per Parking Code
Percentage of Parking Spaces In Excess per Parking Code
Table 1-B
1400 and 1420 North Bristol Street Parking Requirements
City of Newport Beach Off-Street Parking Spaces Required 21.40.040
Proposed Conditions: 90% Medical Office Use Conversion
General Office 100%
Gross Square Feet
37,515 Gross Square Feet
1 per 250 square feet
of net floor area
(4.0 per 1,000 square feet)
150
Table 1-A
1400 & 1420 North Bristol Street Parking Requirements
City of Newport Beach Off-Street Parking Spaces Required 21.40.040
Existing Conditions: General Office Use
RK16222.xlsx
2939-2020-01 see comment
8:00 AM 74 1.72
9:00 AM 135 3.14
10:00 AM 142 3.30
11:00 AM 147 3.42
12:00 PM 134 3.12
1:00 PM 116 2.70
2:00 PM 110 2.56
3:00 PM 100 2.33
4:00 PM 69 1.60
5:00 PM 59 1.37
6:00 PM 22 0.51
3.42
5.28
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
Peak Observed Parking Rate
TABLE 2
Spectrum Medical Plaza
15825 Laguna Canyon Road, Irvine
Parking Survey - Wednesday November 13th, 20191
Description - 43,000 S.F. 100% Occupied
Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 227
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
RK16222.xlsx
2939-2020-01
8:00 AM 33 1.27
9:00 AM 99 3.81
10:00 AM 115 4.42
11:00 AM 117 4.50
12:00 PM 112 4.31
1:00 PM 97 3.73
2:00 PM 105 4.04
3:00 PM 95 3.65
4:00 PM 107 4.12
5:00 PM 78 3.00
6:00 PM 27 1.04
4.50
5.19
Peak Observed Parking Rate
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
TABLE 3
IBC Medical Plaza
2500 Alton Parkway, Irvine
Parking Survey - Wednesday November 13th, 20191
Description - 26,000 S.F. 100% Occupied
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 135
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
RK16222.xlsx
2939-2020-01
8:00 AM 17 0.90
9:00 AM 53 2.82
10:00 AM 65 3.46
11:00 AM 67 3.56
12:00 PM 62 3.30
1:00 PM 57 3.03
2:00 PM 64 3.40
3:00 PM 59 3.14
4:00 PM 57 3.03
5:00 PM 45 2.39
6:00 PM 9 0.48
3.56
4.00
Peak Observed Parking Rate
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
TABLE 4
Newport Avenue Medical Plaza
12791 Newport Avenue, Tustin
Parking Survey - Wednesday November 20th, 20191
Description - 20,000 S.F. (18,800 S.F. Occupied)
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 80
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
RK16222.xlsx
2939-2020-01
8:00 AM 15 0.75
9:00 AM 30 1.50
10:00 AM 45 2.25
11:00 AM 47 2.35
12:00 PM 40 2.00
1:00 PM 35 1.75
2:00 PM 48 2.40
3:00 PM 54 2.70
4:00 PM 53 2.65
5:00 PM 47 2.35
6:00 PM 17 0.85
2.70
5.10
TABLE 5
2 Journey, Aliso Viejo Medical Office Building
Parking Survey - Wednesday September 21, 20181
Description - 20,000 S.F. (100% Occupied)
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 102
Peak Observed Parking Rate
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
RK16222.xlsx
2939-2020-01
8:00 AM 33 1.66
9:00 AM 55 2.77
10:00 AM 69 3.47
11:00 AM 68 3.42
12:00 PM 62 3.12
1:00 PM 52 2.62
2:00 PM 48 2.42
3:00 PM 58 2.92
4:00 PM 61 3.07
5:00 PM 50 2.52
6:00 PM 40 2.01
3.47
4.32
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
TABLE 6
5 Journey Aliso Viejo Medical Office Building
Parking Survey - Wednesday September 12, 20181
Description - 23,600 S.F. (19,872 S.F. Occupied)
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 102
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
Peak Observed Parking Rate
RK16222.xlsx
2939-2020-01
Table Medical Office Building Location Occupied SF Peak Observed Parking Rate
(Vehicles per 1,000 SF)
Projected 33,765 SF Medical Office
Building Parking Demand
2 15825 Laguna Canyon Road, Irvine 43,000 3.42 115
3 2500 Alton Parkway, Irvine 26,000 4.50 152
4 12791 Newport Avenue, Tustin 18,800 3.56 120
5 2 Journey, Aliso Viejo 20,000 2.70 91
6 5 Journey, Aliso Viejo 19,872 3.47 117
3.94 133
0.39 13
4.33 146
165
19
TABLE 7
City of Newport Beach Off-Street Parking Spaces Required 21.40.040
1400 & 1420 North Bristol Street
1 Ten percent was added to the peak 85th percentile parking demand rate to account for potential fluctuations of parking demand.
85th Percentile Peak Parking Demand Rate
Add Parking Demand Fluctuation (10%)1
85th Percentile Peak Parking Demand Rate + 10%
Total Number of Parking Spaces Provided Onsite
Parking Spaces in Surplus per Projected Parking Demand
RK16222.xlsx
2939-2020-01 see comment
Land Use Size Percentage Units Peak Parking Demand2
(3.94 per 1,000 Square feet)
Peak Parking Demand3
(4.33 per 1,000 Square feet)
Medical Office 33,765 90%Gross Square Feet 133 146
Vacant 3,750 10%Gross Square Feet --
Total 37,515 100%133 146
165 165
32 19
81%89%
3 The 85 percentile peak parking demand with a 10% parking fluctuation factor is added to the building gross square feet.
1 Based on the peak 85th percentile observed parking rate collected at 5 local medical office buildings. See Tables 2-7 for details.
Total Number of Parking Spaces Provided
Number of Parking Spaces Available at Peak Demand Time
Percentage of Parking Spaces Occupied
Table 8
90% Medical Office Conversion Projected Parking Demand
2 The 85th percentile peak parking demand rate is applied to 90% of the building gross square feet.
RK16222.xlsx
2939-2020-01 see comment
Appendices
Appendix A
City of Newport Beach Parking Code
Off-Street Parking Spaces Required 21.40.040
Newport Beach LCP Implementation Plan – CCC Draft 1
Page 21.40-1
Chapter 21.40 – Off-Street Parking
Sections:
21.40.010 Purpose
21.40.020 Applicability
21.40.030 Requirements for Off-Street Parking
21.40.040 Off-Street Parking Spaces Required
21.40.045 Bicycle Parking for Non-residential Developments
21.40.050 Parking Requirements for Shopping Centers
21.40.060 Parking Requirements for Food Service Uses
21.40.070 Development Standards for Parking Areas
21.40.110 Adjustments to Off-Street Parking Requirements
21.40.120 Parking Management Districts
21.40.130 In-Lieu Parking Fee
21.40.145 Preferential Parking Zones
21.40.010 – 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;
E. Provide loading and delivery facilities in proportion to the needs of allowed uses; and
F. Provide transportation and parking requirements for new development to protect,
maintain, and enhance public access in the Coastal Zone.
21.40.020 – 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 21.38 (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
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Page 21.40-2
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 21.38 (Nonconforming Uses
and Structures).
21.40.030 – 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:
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.
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.
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.
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Page 21.40-3
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 21.38.060 (Nonconforming
Parking).
21.40.040 Off-Street Parking Spaces Required.
Off-street parking spaces shall be provided in compliance with Table 21.40-1. Where the
off-street parking spaces required is established by a coastal development permit, the review
authority shall require sufficient data, including a parking demand study, from the applicant in
order to make this determination. 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 21.40-1
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
coastal development 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.
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Page 21.40-4
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Recreation, Education, and Public Assembly Uses
Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft.
used for assembly purposes1
Commercial Recreation and Entertainment As required by coastal development
permit
Cultural Institutions 1 per 300 sq. ft.
Schools, Public and Private As required by coastal development
permit
Residential Uses
Accessory Dwelling Units 1 per unit; a minimum of 2 covered
per site.
Single-Unit Dwellings—Attached 2 per unit in a garage
Single-Unit Dwellings—Detached and less than 4,000 sq.
ft. of floor area 2 per unit in a garage
Single-Unit Dwellings—Detached and 4,000 sq. ft. or
greater of floor area 3 per unit in a garage
Single-Unit Dwellings—Balboa Island 2 per unit in a garage
Multi-Unit Dwellings—3 units
2 per unit covered, plus guest
parking;
1—2 units, no guest parking required
3 units, 1 guest parking space
Multi-Unit Dwellings—4 units or more 2 per unit covered, plus 0.5 space per
unit for guest parking
Two-Unit Dwellings 2 per unit; 1 in a garage and 1
covered or in a garage
Live/Work Units 2 per unit in a garage, plus 2 for
guest/customer parking
Senior Housing—Market rate 1.2 per unit
Senior Housing—Affordable 1 per unit
Retail Trade Uses
Appliances, Building Materials, Home Electronics,
Furniture, Nurseries, and Similar Large Warehouse-type
Retail Sales and Bulk Merchandise Facilities
1st 10,000 sq. ft.—1 space per 300
sq. ft.
Over 10,000 sq. ft.—1 space per 500
sq. ft.
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Page 21.40-5
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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
21.40.050
Service Uses—Business, Financial, Medical, and Professional
Convalescent Facilities 1 per 3 beds or as required by coastal
development 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
coastal development 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.
Newport Beach LCP Implementation Plan – CCC Draft 1
Page 21.40-6
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Animal Hospitals/Clinics 1 per 400 sq. ft.
Animal Retail Sales 1 per 250 sq. ft.
Artists’ Studios 1 per 1,000 sq. ft.
Catering Services 1 per 400 sq. ft.
Care Uses
Adult Day Care—Small (6 or fewer) Spaces required for dwelling unit only
Adult Day Care—Large (7 or more)
2 per site for drop-off and pick-up
purposes (in addition to the spaces
required for the dwelling unit)
Child Day Care—Small (6 or fewer) Spaces required for dwelling unit only
Child Day Care—Large (9 to 14)
2 per site for drop-off and pick-up
purposes (in addition to the spaces
required for the dwelling unit)
Day Care—General
1 per 7 occupants based on
maximum occupancy allowed per
license
Residential Care—General (7 to 14) 1 per 3 beds
Eating and Drinking Establishments
Accessory (open to public)
1 per each 3 seats or 1 per each 75
sq. ft. of net public area, whichever is
greater
Bars, Lounges, and Nightclubs
1 per each 4 persons based on
allowed occupancy load or as
required by coastal development
permit
Food Service with/without alcohol, with/without late
hours
1 per 30—50 sq. ft. of net public area,
including outdoor dining areas 25% of
the interior net public area or 1,000
sq. ft., whichever is less. See Section
21.40.060
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
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Page 21.40-7
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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 coastal development permit
Boat Yards As required by coastal development
permit
Dry Docks 2 per dry dock
Entertainment and Excursion Services 1 per each 3 passengers and crew
members
Marine Service Stations As required by coastal development
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
coastal development 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
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Page 21.40-8
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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 coastal development
permit
Motels 1 per guest room or unit
Recreational Vehicle Parks As required by coastal development
permit
Time Shares As required by coastal development
permit
Transportation, Communications, and Infrastructure Uses
Communication Facilities 1 per 500 sq. ft.
Heliports and Helistops As required by coastal development
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
Vehicle/Equipment Services
Automobile Washing
1 per 200 sq. ft. of office or lounge
area; plus queue for 5 cars per
washing station
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Page 21.40-9
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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 coastal
development permit in compliance
with Chapter 21.52
1. The 1 per 3 seats standard should be used for areas with fixed setting and the 1 per 35 sq. ft. standard should be used for
areas with no fixed seating.
21.40.045 – Bicycle Parking for Non-residential Developments
A. Applicability. The bicycle parking standards of this section shall be required for new
non-residential developments with gross floor areas of ten thousand (10,000) square feet
or more.
B. Number Required. Five (5) percent of the number of off-street parking spaces required.
C. Design Requirements. For each bicycle parking space required, a stationary object shall
be provided to which a user can secure the bicycle with a user-provided cable and lock.
The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket.
21.40.050 – 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 21.40.040 (Off-Street Parking Spaces Required).
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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.
21.40.060 – Parking Requirements for Food Service Uses
A. Establishment of Parking Requirement. The applicable review authority shall establish
the off-street parking requirement for food service uses within a range of one space for
each thirty (30) to fifty (50) square feet of net public area based upon the following
considerations:
1. Physical Design Characteristics.
a. The gross floor area of the building or tenant space;
b. The number of tables or seats and their arrangement;
c. Other areas that should logically be excluded from the determination of net
public area;
d. The parking lot design, including the use of small car spaces, tandem and
valet parking and loading areas;
e. Availability of guest dock space for boats; and
f. Extent of outdoor dining.
2. Operational Characteristics.
a. The amount of floor area devoted to live entertainment or dancing;
b. The amount of floor area devoted to the sale of alcoholic beverages;
c. The presence of pool tables, big screen televisions or other attractions;
d. The hours of operation; and
e. The expected turnover rate.
3. Location of the Establishment.
a. In relation to other uses and the waterfront;
b. Availability of off-site parking nearby;
c. Amount of walk-in trade; and
d. Parking problems in the area at times of peak demand.
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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.
21.40.070 – Development Standards for Parking Areas
Parking areas shall be developed in compliance with the following requirements.
A. Parking Space Standards. Parking spaces shall be designed to provide have adequate
dimensions, clearances, and access to insure their use.
B. Alley Access. Development on lots or parcels with alley access shall be designed such
that access to on-site parking spaces is accessed by the abutting alley.
1. Exceptions. The reviewing authority may grant an exception on lots:
a. Where the width of the abutting alley is not sufficient to provide
maneuvering space for access; or
b. Where the provision of access by abutting streets would not result in the
loss of on-street parking spaces.
C. Driveways. Project and subdivision designs shall minimize the number of curb cuts for
driveways. Existing curb cuts shall be closed to create public on-street parking wherever
feasible.
D. Parking Configuration/Management. Parking configurations and/or parking
management programs that are difficult to maintain and enforce shall not be permitted.
21.40.110 – 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. Reduction of Required Off-Street Parking. Off-street parking requirements may be
reduced as follows:
1. Reduced Parking Demand. Required off-street parking may be reduced 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
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Page 21.40-12
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
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.
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;
4. Providing parking attendants and valet parking; and
5. Other appropriate mitigation measures.
D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the
review authority shall consider data submitted by the applicant or collected/prepared at
the applicant’s expense.
E. Impact to Coastal Access Prohibited. No application for a reduction in the number of
off-street parking requirements shall be approved that impacts public parking available for
coastal access.
21.40.120 – Parking Management Districts
Properties within a parking management 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.
21.40.130 – In-Lieu Parking Fee
The number of parking spaces required by Section 21.40.040 (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.
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Page 21.40-13
21.40.145 – Preferential Parking Zones
A. Establishment. The City Council may designate, by ordinance, certain residential
streets or alleys or any portions thereof, as preferential parking zones for the benefit of
residents adjacent thereto, in which zone vehicles displaying a permit or other authorized
indicia may be exempt from parking prohibitions or restrictions otherwise posted, marked
or noticed.
B. Coastal Development Permit Required. A coastal development permit approved by
the City Council shall be required to establish a new or modify an existing preferential
parking zone in the Coastal Zone.
C. Establishment of Preferential Parking Zones. Each preferential parking zone shall be
designated only upon the City Council finding:
1. That such zone is required to enhance or protect the quality of life in the area of the
proposed zone threatened by noise, traffic hazards, environmental pollution or
devaluation of real property resulting from long-term nonresidents parking, that
such zone is necessary to provide reasonably available and convenient parking for
the benefit of the adjacent residents; and
2. That the proposed zone is desirable to alleviate traffic congestion, illegal parking
and related health and safety problems; and
3. That the establishment of the preferential parking zone will not have a direct impact
to coastal access.
D. Criteria for Determination of Findings. The findings referred to in Subsection (C) shall
be based upon the following criteria, supported by substantial evidence in the record and
established to the satisfaction of the City Council:
1. The parking in the area by nonresidents does substantially and regularly interfere
with the use of the majority of the available public street or alley parking spaces by
adjacent residents;
2. That the interference by the nonresidents parking referred to above occurs at
regular and significant daily or weekly intervals;
3. That nonresidents parking is a source of unreasonable noise, traffic hazards,
environmental pollution or devaluation of real property in the area of the proposed
zone;
4. That the majority of households and property owners adjacent to the proposed
zone desire, agree to or request preferential parking privileges;
5. That no unreasonable displacement of nonresident vehicles will occur in
surrounding residential areas;
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Page 21.40-14
6. That public rights of access to, and along the shoreline and coastal blufftops are
not directly impacted, including impacts to the use and capacity of public parking;
7. That consideration was given to the availability of, and opportunities for, alternative
modes of transportation;
8. That a shortage of reasonably available and convenient residentially related
parking spaces exists in the area of the proposed zone; and
9. That no alternative solution is feasible or practical.
E. Periodic Review. Coastal development permits establishing preferential parking zones
shall be periodically reviewed and, if necessary, modified, to insure that the criteria used to
establish the preferential parking zone reflect current conditions.
F. Parking Permits.
1. Number. A maximum of four (4) annual permits for preferential parking may be
issued for each qualified dwelling unit to any qualified applicant.
2. Fees. Permit fees shall be established by resolution of the City Council and shall
be progressive for dwelling units with multiple permits.
3. Use of Funds. Permit fees collected for preferential parking in the Coastal Zone
shall be deposited into a special fund to be used to fund programs to mitigate
impacts to coastal access and parking facilities.
Appendix B
Medical-Dental Office Buildings
Observed Parking Demand Data
Wednesday, November 13th, 2019Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular 213 72 128 135 140 130 115 107 98 66 58 22Handicap 1427774132310Subtotal 227 74135142 147 134116110 100 69 59 22Total Occupancy 227 74 135 142 147 134 116 110 100 69 59 22Total Percent33% 59% 63% 65% 59% 51% 48% 44% 30% 26% 10%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular 129 33 96 111 114 106 94 102 93 104 77 27Handicap 603436332310Subtotal 13533 99 115117 112 97 10595 107 78 27Total Occupancy 135 33 99 115 117 112 97 105 95 107 78 27Total Percent24% 73% 85% 87% 83% 72% 78% 70% 79% 58% 20%Wednesday, November 20th, 2019Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular 67 14 46 57 58 55 50 57 50 46 36 5Handicap 401231112420Other 936666667774Subtotal 80 17 53 65 67 62 57 6459 57 45 9Total Occupancy 80 17 53 65 67 62 57 64 59 57 45 9Total Percent21% 66% 81% 84% 78% 71% 80% 74% 71% 56% 11%15825 Laguna Canyon, Irvine, CA2500 Alton Parkway, Irvine, CA12791 Newport Avenue, Tustin CaCounts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268
Aliso Viejo Medical Building Parking AnalysisWednesday, September 12th, 2018Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular7911 25 40 41 35 31 40 45 44 39 11Handicap521100012100Reserved1824465477886Subtotal 102 15 30 45 47 40 35 48 54 53 47 17Total Occupancy 102 15 30 45 47 40 35 48 54 53 47 17Total Percent15% 29% 44% 46% 39% 34% 47% 53% 52% 46% 17%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular9832 55 65 66 59 51 46 55 58 50 38Handicap410423123302Subtotal 102 33 55 69 68 62 52 48 58 61 50 40Total Occupancy 102 33 55 69 68 62 52 48 58 61 50 40Total Percent32% 54% 68% 67% 61% 51% 47% 57% 60% 49% 39%2 Journey5 JourneyCounts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268
Appendix C
ITE Parking Generation Manual 5th Edition
Land Use 720 Medical-Dental Office Building