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Home My WebLink AboutPARKING SPACES-FAR11111111111111111111111111111111 *NEW FILE* PARKING SPACES - FAR TO: FROM SUBJECT: CITY OF NEWPORT BEACH BUDLDrNG bEPARTMENT June 15, 1970 LARRY WILSON, PLANNING DIRECTOR Building Director FLOOR AREA IN RELATION TO REQUIRED PARKING SPACES Although I can't find any copy of the memo from Daren Groth about the above subject, I am afraid that I go along with the I.C.B.O. definition and Bob Fowler's opinion of how this should be handled.. In determining the square feet of floor space per occupant as to use of area or building, of necessity, it is d general filg'ure which has been worked out over the years. This is evident when one refers to the 1952 edition of the Uniform Building Code where the table regarding this subject first ap- peared with a total of only twelve (12) occupancy classifications. As it became evident over the subsequent years that the classifications were too general, it was broken down into more specific categories so that in the 1970 edition there are 23 main categories and 15 sub -categories. We all recognize that probably no two uses are exactly alike in operation so a general figure has to be developed. We also must recognize that oc- cupants change and along with this even the way an individual company op- erates also changes. From these two facts it is obvious that it is dangerous to set up an exception to this general regulation to fit a specific operation which is out of the normal, scope in its specific operation. By this I am referring to the probability of its changing as another occupant comes along with a corresponding different method of operating. It would be an impossible changing condition to follow and revise for each change. We must recognize that these general figures include the attendant facilities or uses under each category such as restrooms, halls, lobbies, stairways, elevators, storage rooms, mechanical rooms, etc., as well as the fact one occupant will have more desks, filing cabinets and furniture than another. One may have more deluxe and larger restrooms than another but the average should and usually will remain about the same. From the above explanation plus the danger of the changing opinions which come with each change of personnel, I feel quite strongly that we should stick quite closely to tha definition of "floor area" as published in the Uniform Building Code as the standard we fol'lo_L_v this matter. OSG:pf xc: E. Cich Bob Fowler Bob fttch REDEIVRD , PLANNIm DOT, jUN1.6197OW cot O 11M 0 1F, e; � e�- " �/,, � OLIVER S. GRANT y CODE 1970 EDITION SECTIONS 407.408 r and TIRE RESISTANCE or FIRE -RESISTIVE CONSTRUC- Definitions ;din TION is construction to resist the spread of fire, details of (Continued) fiam e ver- C plant •4t by which r'ad of .insion 1Xon- {tr sky, �{ on „ sf the 5� and p_:ests. n{tich Hotel" o `e b " 1 to be spied, ,'which spied Band T Exist- 1 wits ,[an five tnd by which are specified in Chapters 42 and 43 of this Code. FIRE -RETARDANT TREATED WOOD is lumber or ply- wood impregnated with chemicals and when tested in accord - mice with U.B.C. Standmd No. 42-1 for it -period of 30 minutes shall have it flame spread of not over 25 and show no evidence of progressive combustion. The fire -retardant prop- erties shall not be considered permanent where exposed to the weather. All material shall bear identification showing the fire per- formance rating thereof issued by an approved agency having a re-examination service. FLOOR AREA is the area included within the surrounding exterior walls of a building or portion thereof, exclusive of vent shafts and courts. The floor area of a building, or portion thereof, not provided with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor above. rf)nTTNC ie thai• n.rfinn of hha fmmrintinn of n strnrhire which spreads and transmits loads directly to the soil or the piles. FRONT OF LOT is the front boundary line of a lot bor- dering on the street, and in the case of a comer lot may be either frontage. Sec. 408. GARAGE is a building or portion thereof in G which a motor vehicle containing gasoline, distillate or other volatile, flammable liquid in its tank, is stored, repaired, or kept. GARAGE, PRIVATE, is it building, or a portion of a building, not more than 1000 square feet in area, in which only motor vehicles used by the tenants of the building or buildings on the premises are stored or kept. (See Section 1501.) GARAGE, PUBLIC, is any garage other than a private garage. GRADE (Adjacent Ground Elevation) is the lowest point of elevation of the finished surface of the ground between the exterior wall of a building and a point 5 feet distant from said wall, or the lowest point of elevation of the finished surface of the ground between the exterfor wall of a building and the property line if it is less than 5 feet distant from said wall. In case walls are parallel to and within 5 feet of a public side- walk, alley or' other public way, the grade shall be the eleva- tion of the sidewalk, alley or public way. 37 V , �I 1 I � i i _ , i. ','i., '1i� •��,i.•1!Mr''i:":ri .'�' '?, r,',, 1;�. i:T� � - :'rJ ,,�,.'.I,. ?�., •�?"r , '. i"�'f, '�'� .,.' :, ;fir •,�•>? '+'�:.�i�4 ;";'.,'; `�. Builders of Tomorrow's Cities ... Today July 24, 1970 Mr. Larry Wilson Planning Director City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92660 Dear Larry: NEWPORT BEACH ZONING CODE PARKING REGULATIONS Y �.4t° Ric N��Qj Q�p,NN �g1�0 \ NE�POSp�,tE• �� As per our conversation several weeks ago, The Irvine Company staff has reviewed criteria relative to determining areas within commercial structures that should require off-street parking. Following are the conclusions and recommendations of our staff to the city for consideration during the course of your study of this matter. 1. Definition of Terms The definition of terms used in the zoning code should be consistent with definitions used in the Uniform Building Code as adopted by the City of Newport Beach. The 1967 Uniform Building Code Section 407 defines "Floor Area" as follows: "That area included within the surrounding exterior walls of a building or portion thereof exclusive of vent shafts and courts. The floor area of the building or portion thereof not pro- vided with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor above." Since potential occupant load of a building has a direct relation to the number of parking stalls needed, the U.B.C. method of determining occupant load areas should be applied in determining parking. Section 3301 of the U.B.C. permits deduction of accessory use areas which The Irvine Company • 550 Newport Center Drive • Newport Beach, California 92660 • (714) 644-3011 N 2. ordinarily are used only by.persons who occupy other main areas of the same building. Therefore, it is the recommendation of The Irvine Company that in deter- mining required parking, the building area used should be "Floor Area" as defined by the U.B.C. less certain qualified accessory areas. 2. Accessory Use Area The Irvine Company has examined accessory use areas or areas which do not contribute to the occupant load of the building and have determined that the following appurtenances should be excluded from calculation of required parking. A. General Offices Items of exclusion; stairwells and shafts, janitorial closets, toilet room facilities, mechanical and electrical shafts and equipment rooms, and elevator lobbies not used as occupied office space. B. General Retail Stores Items of exclusion; stairwells and shafts, janitorial closets, toilet room facilities, mechanical and electrical shafts and equipment rooms, mezzanine storage areas, and walk-in cooler and refrigerator areas. C. Restaurants Items of exclusion; stairwells and shafts, janitorial closets, toilet room facilities, mechanical and electrical shafts and equipment rooms, kitchens, storerooms and receiving areas, walk-in cooler and refrigeration areas. The above information is the result of a review by those persons in the company experienced with the construction and management of general offices, high rise offices, retail and specialty commercial developments. It is the opinion of The Irvine Company that the appurtenances listed as accessory areas to be excluded from parking requirements are justified by the experience of the company in the development and operation of existing facilities and the experience of architectural and engineering consultants working for The Irvine Company on other commercial and office projects. The company is vitally concerned with i 3. this subject since it will affect many of our projects and would, therefore, request that we be kept apprised of the status of this study by the City of Newport Beach and where possible, to provide additional information and comments. We sincerely appreciate the opportunity to submit this recom- mendation to you and be asked for comments relative to the study. Should you have any questions regarding the information submitted, do not hesitate to contact me directly. Sincerely, James E. Taylor General Planning Administrator eb cc: P. Hughes T. Welsh D. Kaylor R. Stone J. Carter C. Keyzers CITY OF NEWPORT BEACH BUILDING DEPARTMENT May 29, 1970 TO: LARRY WILSON, PLANNING DIRECTOR FROM: Planchecking Engineer SUBJECT: ZONING CODE INTERPRETATION OF SQUARE FOOTAGE The Newport Beach Zoning Code requires parking based upon floor area. We have reached a dilemma in enforcement of the parking ordi-nance. The Zoning Code does not define "floor area." The Building Code defines "floor area" as: "The area inside of the exterior walls, exclusive of elevator shafts, vent shafts, etc." We (Building Department) have been requiring parking based upon floor area definition as defined ft the Uniform Building Code. We have run into a situation with the Irvine Company in Newport Center where earlier a definition of "floor area" was given (verbally) excluding corridors, elevators, lobbies, rest rooms, vent shafts, storage areas, etc. If this is indeed the policy which the Planning Department wishes to en- force, we would apprecl`a.te a written -memo so directing, otherwise we will enforce the Building Code definition of floor •area and require parking based upon the Zoning Code and the computed area,. OSG:BF;pf xc: Building Director Assistant Building Director Planchecking Engineer Building Plans Inspector yr gosIVED ,wi nllR Do. MAY 2 9 gow i - -- - ---------- h �(- - --- i --/fir u5C Floor Basement 1st Floor Typical Floor 19th Floor & Roof 1. Irvine Tower #3 EXHIBIT "A" SECTOR 600 PARKING Irvine Tower #3 Floor Area Gross 20,800 sq.ft 12,359 272,034 (17 @ 16,002) 15,376 320,569 Non-Contrib:, Net . 13,291 sq.ft. 7,509 sq.ft. 2,489 9,870 45,373 226,661 (17 @ 21669) (17 @ 13,333) 15,376 0 76,529 244,040 sq.ft. Parking Requirements 244,040 sq. ft. Net @ 1 space per 250 sq. ft. .... 976 spaces 2. Balboa Building Code per W.B.&A................................. 774 spaces 3. Parking Structure "A"' .14,000 sq. ft. of which 8,500 sq. ft. = 350 seats for Dining (15 sq. ft. per sear = 567 per Code), 1 space per 3 seat .................... 117 spaces 4. Parking Structure "B" 14,000 sq. ft. Shops @ 1 space per 250 sq. ft. 56 spaces I Total Parking Required ........................ 1,923 spaces 9 * Per Skip Keyzers - 1 - - �I Parking Available - Scheme B-1 (Using Compact Stalls in Parking Structure "A") 1. Parking Structure "A" 2. Parking Structure "B" 3. Balboa Basement 4. Union Plaza 5. Balboa Plaza Total Available Total Required Excess Above Code Required for Duplicate of Bldg. #3 Balance to Surface Park Standard Compact 12009 stalls 105 stalls 1,332 12 49 17 17 2,424 stalls 117 stalls 1,923 0 501 stalls 117 stalls 976 475 stalls Area Required @ 400 sq. ft. per Stall ...................... 188,000 sq. ft. or 4.3 acres Parking Available - Scheme B-2 (Using All Standard Stalls) 1. Parking Structure "A" 2. Parking Structure "B" 3. Balboa Basement 4. Union Plaza 5. Balboa Plaza Total Available Total Required Excess Above Code Required for Duplicate of Bldg. #3 Balance to Surface Park 15108 stalls 1,332 49 17 17 2,523 stalls 1,923 600 stalls 976 376 stalls Area Required @ 400 sq. ft. per Stall ...................... 150,400 sq. ft. or 3.5 acres - 2 - ------ - - - ----- I' -------------------------------------------- ----- ---- --- - - -- - -- ------------------ I _ _ CITY OF NEWPORT BEACH -- PLANNING DEPARTMENT TO: L. Wilson FROM; W. Foley SUBJECT; Memo from Bob Fowler About a year ago Daren Groth sent a memo to the Building Department which defined floor area for purposes of calculating parking requirements. (Copy attached.) The Buildi.ng Department feels that lobbies, corridors, etc. should be included in the floor area. Do we want to stick with Daren's interpretation or should we be more strict, i.e. follow the UBC's definition? June 1, 1970 IGNATURE W. R. Foley Zoning Inspector CITY OF NEWPORT BEACH BUILDING DEPARTMENT DEPARTMENTAL MEMO 70-17 November 6, 1970 TO: BUILDING DEPARTMENT STAFF FROM: Building Director SUBJECT:. CALCULATIONS FOR REQUIRED PARKING .- Until such time as specific written instructions are provided by the Planning Department/Planning Commission, the area of the building to be used to calcu- late the number of required parking spaces will be the entire building minus vertical shafts and elevator shafts. xc: Planning Director OSG:pf A OLIVER S. GRANT m n t.. I fn l.. mlII1. b Nrrrrn; p f o PT. £ Nov 6 19?0 QIIY . NEWPORP �F •'C Z, OAIIF. P/!Oy rs �A