HomeMy WebLinkAbout13 - A Code Amendment Updating Commercial Parking Requirements (PA2021-104) - Staff MemoMay 9, 2023
Agenda Item No. 13
CITY OF NEWPORT BEACK
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
From: Seimone Jurjis, Community Development Director
Date: May 8, 2023
Re: Agenda Item No. 13 — Ordinance No. 2023-6: A Code Amendment
Updating Commercial Parking Requirements (PA2021-104)
Attached to this memo is an excerpt of the draft minutes from the April 20, 2023
Planning Commission meeting regarding this agenda item. The draft minutes were
inadvertently left off as an attachment.
Planning Commission Meeting
April 20, 2023
Commissioner t,angford J'hought.there are` -.City
Bold up the pfocess, a.nd noted code violation;
th
housing or tenants tn, common-.
AYES:
. Barto, Harris, 'Naustermeier,
NOES....
N-one'.
ABSTAIN,
'\None
ABSENT:
EJlmore
ITEM NO. 4 NONRESIDENTIAL PARKING CODE AMENDMENTS (PA2021-104)
Site Locations: Citywide
Summary:
Consistent with the City Council's initiation on January 26, 2021, the proposed amendments to Title
20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) serve to simplify
and modernize some of the City's parking regulations. The proposed changes include the following:
• Allowing the Community Development Director to reduce off-street parking requirements by up to
20 percent when acceptable evidence is provided;
• Allowing a reduction in off-street parking requirements when bicycle parking is provided in areas
with a demonstrated demand;
• Allowing a reduction in off-street parking requirements when a designated ride -share (e.g., Uber
and Lyft) space is provided;
• Altering the food service, eating and drinking establishment parking requirements to remove the
consideration of "net public area"; and
• Replacing the "take-out service, limited" land use definition with "take-out service —fast -casual"
allowing up to 20 seats.
Recommended Action:
1. Conduct a public hearing;
2. Find this action is not a project subject to the California Environmental Quality Act (CEQA) in
accordance with Section 20165 of the California Public Resources Code and Sections
15060(c)(2), 15060(c)(3), and 15378 of the California Code of Regulations, Title 14, Division 6,
Chapter 3 (CEQA Guidelines). Further find this action is also exempt pursuant to CEQA
Guidelines Section 15061(b)(3), the general rule that CEQA applies only to projects, which have
the potential for causing a significant effect on the environment;
3. Adopt Resolution No. PC2023-019 recommending the City Council approve the Zoning Code
Amendment modifying regulations pertaining to nonresidential parking; and
4. Adopt Resolution No. PC2023-020 recommending the City Council authorize staff to submit the
Local Coastal Program Amendment to the California Coastal Commission.
Principal Planner Zdeba used a presentation to review the timeline and background, two -phased approach,
and phase one for this amendment including bicycle -based reductions, shared -mobility reductions, a revised
restaurant parking ratio, creation of a "fast -casual" use, administrative parking waiver by the Director, limit on
combining reductions and waivers, staff's recommendation, next steps, and a summary chart.
In response to Commissioner Langford's question, Neslon/Nygaard noted Class 1 bike parking is for short-
term use and Class 2 bike parking is for long-term use.
Page 6 of 9
Planning Commission Meeting
April 20, 2023
Vice Chair Rosene opened the public hearing
In response to Commissioner Langford's question, Principal Planner Zdeba noted that the prohibition on
alcohol sales and service for take-out service —fast -casual uses is intended to ensure the restaurants are
quicker turnover. He added that additional consideration is warranted when alcohol is being proposed for fast -
casual dining that would require review under a use permit to evaluate parking and proximity to a residential
zoning district. Commissioner Harris noted a different parking ratio would apply in this case.
Jim Mosher questioned the parking waiver process and analysis for reducing parking at the Director's
discretion, limits to the Planning Commission waiver from the standards, and off-street parking requirements
for fast food and fast -casual restaurants.
Steve Fischer, property owner of 360 East Coast Highway, explained leasing challenges related to the parking
requirements and questioned the rationale and suggested parking requirements be determined on a case -by -
case basis.
Jim Batlle, representative for 326 Old Newport Boulevard, noted the changing real estate landscape and
parking demands and asked the Planning Commission to consider a conditional use permit waiver with a more
flexible percentage.
Principal Planner Zdeba noted the language in the staff report and the proposed amendment is not identical,
reviewed the parking demand analysis, indicated the intention of "shall be accepted as valid" is to say that the
methodology and data must be accepted by the City Engineer as a valid representation of what is happening
in the field, stated the amendment intent to provide more flexibility for the Director to review certain projects
that request a waiver of up to twenty percent, and relayed the discretion of the Planning Commission to adjust
that percentage.
Vice Chair Rosene closed the public hearing.
Commissioner Harris was mostly in support of the amendment and suggested capping the total number of
spaces to be waived before coming to the Planning Commission. He used bicycle parking as an example of
unintended consequences and also suggested including retail and maybe medical but not office in the
rideshare carpool, and capping the actual number of spaces to be waived for bigger projects. Principal Planner
Zdeba confirmed the carpooling and vanpooling components were left out of the proposed amendments related
to rideshare.
Motion made by Commissioner Harris and seconded by Commissioner Barto to approve the item as
recommended.
AYES: Barto, Harris, Klaustermeier, Langford, Lowrey, and Rosene
NOES:
ABSTAI N:
ABSENT: Ellmore
5 HO.USIN.G ELEMENT WFLEMENTATIO.N, NOISE-F
(PA2022-0201) ..
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unm`ary:
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