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HomeMy WebLinkAboutPRE-ANNEXATION AND DA_BAYVIEW*NEW FILE* Pre -annexation and DA_Bayview I II 1. I I I t PREANNEXATION AND DEVELOPMENT AGREEMENT A 1 B A Y V 1 I I E W RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 PREANNEXATION AND DEVELOPMENT AGREEMENT BETWEEN THE CITY OF NEWPORT BEACH AND EW I. A JOINT VENTURE COMPOSED OF J.M. I I a't TABLE OF CONTENTS Page Recitals ............................................. 1 Agreements............................ 4 1. Binding Effect of Agreement......................4 2. RelationshipoftheParties...................... 4 3. Annexation..•• . 4 4. Non -Discretionary Approvals ...................... 5 5. Land Use Entitlement ............................. 5 6. Obligation to Implement Development Plan......... 6 7. Tract Nos. 12212 and 12362........... 6 8. Prezoning ............................•••••.•••.•• 7 9. California Environmental Quality. Act 7 10. Development Fees.. • ............. 7 11. Access, Egress and CirculationforSubject Property.. • . . • ..••••• 10 a. Offsite Traffic Improvements ................. 10 b. Onsite Traffic Improvements .................. 10 12. Water Service .............................. 11 13. Sewer Service••.•..•.•..•.•..••...•.•••..•.•..••• 11 14. Drainage.. 12 15. Public Agency Coordination ....................... 12 16. Park Dedication .................................. 12 17. Affordable Housing ............................... 12 18. Parking .......................................... 13 19. Taxes and Assessments ............................ 13 20. Governing Rules, Regulations and Policies........ 13 21. Development Approval Process ..................... 14 22. Term ............................................. 15 23. Periodic Review of Compliance .................... 15 I -i- 1 Page 24. Amendment or Cancellation ........................ 16 25. Enforcement ...................................... 16 26. Notices .......................................... 17 27. Attorneys' Fees and Expenses ..................... 17 28. Specific Performance Remedy.. •.. 18 29. Entire Agreement••••••••••••••-•.••••••••••••••.• 18 30. Severability.. 19 31. Counterparts.................... 19 32. Protection of Mortgage Holders................... 19 33. Subsequent Amendment to the Authorizing Statute .......................................... 19 ' 34. Assignment.. 19 35. Interpretation.......................... 20 36. Not for Benefit of Third Parties.. •••.••••. 20 37. Section Headings ................................. 20 38. Compliance with California Government Code Section 65869............ •.••••.••••• 20 Signatures ................................................ 21 Notary Acknowledgements.. 22 Exhibits Exhibit Index.. • "A" - Legal Description ........................... 24 25 Exhibit "B" - Development Plan ............................ 26 Exhibit "C" - Tentative Tract Maps and Conditions No. 12212 and No. 12362..................... 27 Exhibit "D" - Parking Plan ................................ 28 W.i I 1 I 1 0 x� t I RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 PREANNEXATION AND DEVELOPMENT AGREEMENT BETWEEN THE CITY OF NEWPORT BEACH AND This Agreement is entered into this day of , 1985, between the City of Newport Beach, a chartered California municipal corporation ("City"), and Bayview I, a Joint Venture composed of J.M. Peters Company, Inc., a California corporation, and DSL Service Company, a California corporation ("Property Owner"). Recitals A. Property Owner desires to annex to City and develop a portion of a certain parcel of real property known as the "Bayview Project" consisting of sixty-four (64) acres, approximately three (3) acres of which are presently located in the City, two (2) acres of which are to be dedi- cated to the City for park purposes, thirteen (13) acres of which have been dedicated to the County for open space purposes and the remaining acres are located in the unin- corporated area of Orange County ("County") adjacent to the northerly boundaries of City, as more particularly described in the attached legal description marked Exhibit "A" and made a part herein by this reference. I I I 1 B. To strengthen the public planning process, encourage private participation in comprehensive planning and reduce the public and private economic risks of development, the Legislature of the State of California adopted Sections 65864 et seq. of the Government Code, which authorizes the City and an owner of real property to enter into a Development Agreement, establishing certain standards and criteria for development of such property. C. The City has adopted rules and regulations establishing procedures and requirements for consideration of development agreements contained in Chapter 15.45 of the Newport Beach Municipal Code. D. Property Owner has previously requested from the County of Orange, and the California Coastal Commission and received, all discretionary approvals necessary to the development and construction of the Project contemplated by this Agreement, including a General Plan Amendment, Com- munity Profile, zone Change, Site Plan Review and Tentative Tract Map Nos. 12212 and 12362 and a Coastal Development Permit. In the absence of the contemplated annexation, Property Owner will proceed to develop the Project under County auspices. E. Property Owner has agreed to consent to the annexation of the Bayview Project by City subject to cer- tain conditions. These conditions include a desire to retain substantially all development rights previously approved by the County and Coastal Commission, a desire to limit the amount of any additional fees that may be required as conditions to the development, and a desire that the implementation of the development plans for the Bayview Project not be unduly delayed by annexation or preliminary land use approvals. F. This Development Agreement and the Development Plan are consistent with previous approvals granted by the County of Orange and provide a comprehensive land use plan, �I -2- I 11 I II 11 II detailed regulations, conditions and programs for develop- ment of the Bayview Project for the phasing of development therein with complete utility, public street and storm drain and all other necessary infrastructure and public facilities for such development. The Development Plan further provides for commercial retail, office, hotel, restaurant and residental land uses. G. Implementation of the Development Plan will result in the creation of a physical, social and fiscal environment which will conform to and complement the goals of City, facilitate efficient traffic circulation, promote business operations, create working, residential, and recreational environments sensitive to human needs and values, and protect adjacent land uses and natural resources from adverse impacts, consistent with the poli- cies and elements of the City General Plan. H. City has certain additional legal powers which it may use to support this Preannexation and Development Agreement under the legal principles articulated in such cases as Morrison Homes Corporation v. City of Pleasanton (1976) 58 Cal.App.3d 724, and Carruth V. City of Madera (1965) 233 Cal.App.3d 688. I. In order to avoid any misunderstandings or dis- putes which may arise from time to time between the Prop- erty Owner and the City concerning the proposed development of the Bayview Project, and to assure each party of the intention of the other as to the processing of any land entitlement which now or hereafter may be required for such development, and in order to avoid any misunderstandings or disputes relating to the annexation and attendant develop- ment matters, the parties believe it is desirable to set forth their intention and understanding in this Agreement. Further, this Agreement shall be used as the basis for the decision of the City Council of the City to approve the it -3- II I I annexation of the Bayview Project and the decision of the Property owner to consent to such annexation. Agreements NOW, THEREFORE, the parties agree: 1. Binding Effect of Agreement. All of that real property described in Exhibit "A" which constitutes the Bayview Project shall be subject to this Agreement. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest of the parties to this Agreement, and shall constitute covenants which shall run with the Bayview Project described in Exhibit "A;" and in order to give notice thereof, this Agreement shall be recorded by the City Clerk within ten (10) days following execution by all parties. 2. Relationship of the Parties. It is specifically understood and acknowledged that the Development Plan for the Bayview Project as provided in this Agreement is a private project and that the relationship between City and Property Owner is such that the Property Owner is an independent contractor and not an agent of City. 3. Annexation. Property Owner has initiated pro- ceedings for the annexation of that portion of the Bayview Project located in the unincorporated territory of the County to the City as an uninhabited annexation. The Property Owner agrees to pay for all costs relating to the annexation, including all necessary engineering, planning, environmental and sphere of influence studies. City shall give all necessary approvals, written consents or resolution(s) of support including- agreement on property tax allocation and any other requested assistance to accomplish such annexation, and specifically agrees not to protest such annexation before the Orange County Local Agency Formation Commission ("LAFCO"). -4- I I I Each party hereto also will support and cooperate with the other in any manner reasonably required to ensure completion of such annexation in a timely manner. 4. Non -Discretionary Approvals. The City, after execution of the Agreement, shall issue any required encroachment permits for vehicular access to Jamboree Road and grant other permits or approvals as may be necessary to allow the Property Owner to proceed with development of the Bayview Project site. The encroachment permits shall be issued in two phases. The Phase I permit shall permit Property Owner access to the Bayview Project site for grading and construction purposes and shall be issued at the time of issuance of a grading permit. The Phase I permit will contain standard conditions imposed by the City Public Works Director which, in the opinion of the Public Works Director are necessary to protect the health, safety and welfare of persons using the roadway and will expressly provide that the issuance thereof creates no vested rights in favor of Property Owner for development of the Bayview Project or any claim of estoppel against City should the Phase I permit be revoked. The Phase II permit will be issued at the time of recordation of the first Tract Map for the Bayview Project and will allow vehicular access to the Bayview Project upon condition that Property Owner shall pay the Development Fees in the amount and manner provided in this Agreement and make the improvements required by this Agreement. It is the intent of the Property Owner to rough grade the site under a County grading permit. Final grad- ing shall occur under the direction of either the County, if done prior to annexation, or under the direction of City, if done after the annexation. Plans for infrastruc- ture improvements shall be processed concurrently with the County and City. 5. Land Use Entitlement. The General Plan, zoning r -5- I and all subsequent land use entitlement processes of City, including, but not limited to, use permits, variances, site 1 plan reviews and subdivison maps, shall permit the follow- ing uses and at the specified levels of development: (a) 233 residential dwelling units; (b) 660,000 square feet of office development; (c) 300 room hotel and ancillary 1 uses; (d) either 8,000 square feet restaurant, or 70,000 square feet of office space; and (e) 27,500 square feet for retail uses. This development shall be subject to the criteria and standards shown on the Development Plan z et forth in Exhibit "B" to this Agreement. Property Owner develop shall have a vested right under this Agreement to the Bayview Project in accordance with the Development Plan. 6. Obligation to Implement Development Plan. Property Owner shall proceed in good faith and in a reason- able and diligent manner in accordance with sound business judgment to implement the provisions of the Development Plan in accordance with its terms and conditions and the provisions of this Agreement. So long as Property Owner adheres to the approved Development Plan and the terms of this Agreement, Property Owner shall have a vested right to develop the Bayview Project pursuant to the Development Plan and the terms of this Agreement. 7. Tract Nos. 12212 and 12362. Upon execution of this Agreement, Property Owner will file the Final Maps for Tract Nos. 12212 and 12362 with the City. The City and Property Owner agree that the land use, ownership, mainten- ance responsibility and improvements as set forth in Tentative Maps of Tract Nos. 12212 and 12362 and conditions of approval thereto shall be as provided on Exhibit "C" attached hereto and made a part herein by this reference ' except that City reserves the right to make mutually agree- able minor modifications in order to comply with City's subdivision improvement standards. The City and Property Owner agree that "offtract Lots A and B" as shown on -6- I I I F I Exhibit "C" will be recorded on the Final Map of Tract 12212 as provided above. The City shall make such findings as may be deemed necessary to find "substantial conformance" with the Tentative Maps and the City shall approve the Final Maps subject only to the conditions set forth in Exhibit "C." 8. Prezoning. Upon execution of this Agreement, City shall commence proceedings to prezone the Bayview Project described in Exhibit "A" and amend its General Plan, which General Plan Amendment and zoning shall be fully consistent with the Development Plan contained in Exhibit "B" and the Tentative Maps as set forth in Exhibit "C." The method of accomplishing the prezoning shall be according to the procedures for zoning property within the City and pursuant to Section 65859 of the California Government Code. Such zoning shall become effective at the same time that the annexation of the Bayview Project becomes effective as provided in this Agreement. 9. California Environmental Quality Act. City and Property Owner acknowledge that a Final Environmental Impact Report ("EIR") as required by the California Environmental Quality Act for the General Plan Amendment, Community Profile Amendment, Zone Change, Suite Plan, and Map approvals for the Bayview Project has been certified by the County. The City and Property Owner agree that said EIR is adequate for approval by the City of the prezoning and General Plan Amendment required by this Agreement and for processing the annexation of the Bayview Project with LAFCO. Further, City and Property Owner agree that the EIR shall be used for any proceedings required to carry out the Development Plan as provided in the terms and conditions of this Agreement. 10. Development Fees. The Property Owner shall pay the following fees: -7- I P_ I �J I it A. The fees required by any City ordinance adopted as part of the program to construct the San Joaquin Hills Transportation Corridor unless Property Owner enters into an agreement to pay•San Joaquin Hills Corridor Trans- portation Fees to County. The fees shall be paid upon issuance of building permits, or at such other time as the ordinance may prescribe; B. Fair Share Traffic Contribution Fees as required by Chapter 15.38 of the Newport Beach Municipal Code. The parties stipulate and agree that the fair share traffic contribution for the development authorized in this Agreement is the sum of One Million Three Hundred -Forty Eight Thousand Sixty -Nine Dollars and Forty -Nine Cents ($1,348,069.49). Property Owner shall be given credit against the fair share traffic contribution for certain roadway improvements, as follows: (1) Widening East Side of Jamboree. Property Owner agrees to widen east side of Jamboree Road across, from and between Bristol Street and the southerly boundary of the Bayview Project. The widening shall con- sist of an additional seven (7) feet of travel lane, new curb and gutter and shall otherwise comply with the plans and specifications approved by the Public Works Director of City. Construction of the widening shall be completed prior to the issuance of certificates of occupancy for the hotel or any of the office space within the Bayview Pro- ject. City may require the Property Owner to restripe Jamboree Road to allow four (4) northbound lanes in the vicinity of the Bayview Project prior to the date on which construction of the widening is required. The estimated cost of this improvement and the credit against fair share is Two Hundred Forty Thousand Dollars ($2401000.00). (2) Widening the West Side of Jamboree. Property Owner shall be given credit for widening the rJ I I I I westerly side of Jamboree Road between Bristol Street South and a point southerly of the proposed intersection of Bayview Drive and Jamboree, northerly of the San Diego Creek Bridge, as determined by the Public Works Director. The widening shall consist of an additional seven (7) feet of travel lane, new curbs and gutters and shall otherwise comply with the plans and specifications approved by the Public Works Director of the City of Newport Beach. This improvement shall include signalization of the proposed Jamboree-Bayview Drive intersection, with the signalization to comply with plans and specifications approved by the Public Works Director. That portion of the estimated cost of this improvement to be applied against the fair share contribution requirement is Two Hundred Forty Thousand Dollars ($240,000.00). (3) Intersection Improvements -Jamboree Road at San Joaquin Hills Road. Property Owner shall make intersection improvements at the southwest corner of Jamboree Road and San Joaquin Hills Road as set forth in the plans and specifications to be approved by the Public Works Department. The estimated cost of this improvement and the credit against the fair share fees is Forty Thousand Dollars ($40,000.00). (4) The balance of the fair share fees in the amount of Eight Hundred Twenty -Eight Thousand Sixty -Nine Dollars and Forty -Nine Cents ($828,069.49) shall be paid by Property Owner to City at the time of issuance of building permits for any phase of development of the Bayview Project. (5) The City shall give priority in using the fair share fees paid by Property Owner pursuant to this Agreement to make roadway improvements in the general vicinity of the project. The roadway improvement(s) shall be considered to be in the general vicinity of the project 11 II I I if the improvements are made within the current unincor- porated territory westerly of the Bayview Project (Santa Ana Heights) and/or within the study area evaluated by the County Land Use Compatibility Plan approved by the Orange County Board of Supervisors on March 6, 1985, or are in an area which carries appreciable traffic volumes generated by the Bayview Project. C. Property Development Tax. Development of the Bayview Project will be subject to the Property Development Tax required by Chapter 3.12 of the Newport Beach Municipal Code. D. Property Owner shall pay only the fees and make only the off -site roadway improvements as provided in this Agreement. City shall impose no additional or future traffic mitigation or development fees on the Bayview Project unless and until further discretionary approvals are required for the Bayview Project. 11. Access, Egress and Circulation for Subject Property. A. Offsite Traffic Improvements. The City and County agree that all offsite traffic improvements required by this Agreement or the Development Plan are set forth in the Development Fees paragraph contained in this Agreement and other adjacent roadway improvements required as condi- tions of approval of Tract No. 12212 and Tract No. 12362, and are limited to the construction of the Bristol frontage improvements, the Jamboree Road widening as specified in Paragraph 10, the Bristol-Bayview Place traffic signal, the Jamboree-Bayview Way traffic signal, and the road widening southwesterly of Jamboree and San Joaquin Hills Road. B. Onsite Traffic Improvements. Property Owner will finance and construct all onsite roadway improvements as indicated in the Development Plan. City agrees to cooperate with Property Owner and the County to timely process and approve the construction of access facilities -10- I I I I I in accordance with the design concept shown in the Develop- ment Plan. Any portion of said public roadway improvements and facilities constructed within the City when inspected and approved by the City Engineer of City as being in sub- stantial conformity with the approved plans shall be dedi- cated to and accepted by City and incorporated into its public road, drainage, utility and other infrastructure systems. The City and Property Owner acknowledge that Property Owner has offered for dedication adequate rights - of -way for all proposed on site and abutting roads and for all arterial highways identified in the City Circulation Element/Master Plan of Arterial Highways as set forth on Exhibit "C." Property Owner agrees not to object to the construction of a secondary access road located within the open space area dedicated to County connecting to Mesa Drive. Said secondary access road shall be used for emer- gency purposes and it is agreed that Property Owner shall have no obligation to pay for any costs associated with right-of-way acquisition or roadway construction costs relating to said secondary access road. 12. Water Service. Property Owner shall pay no City water acreage fees for water service if the Bayview Project connects to and is served by the Irvine Ranch Water District ("IRWD"). The Property Owner may, at its discretion, desire to connect the Bayview Project to the City system for water service. Water connection and service fees and any necessary water connection improvements would in such case be paid by the Property Owner. 13. Sewer Service. Wastewater treatment and disposal shall be provided to the Bayview Project by IRWD. City will, if legally permissible, require the owner of the North Ford planned community project to construct all required sewer facilities within the North Ford planned community project at the boundary of the North Ford planned :PVC I L� I community adjacent to Jamboree Road. 14. Drainage. Property Owner is constructing, with- out cost to City or any other property owner, all onsite surface drainage facilities and all storm drain facilities extending a satisfactory point of disposal for proper con- trol of runoff. Therefore, no other drainage structure or fees will be required to be built or paid by Property Owner as a condition of development of the Bayview Project, except any additional improvements which may be necessary for interim protection of the portions of Bayview Project then being developed, prior to construction of the ultimate drainage improvements hereunder. 15. Public Agency Coordination. City shall use its best efforts to assist Property Owner in coordinating the implementation of the Development Plan hereunder with any other public agencies having jurisdiction, including, but not limited to, the dedication of drainage easements and any extension thereof currently under construction or required in the future on the Bayview Project by the Orange County Flood Control District provided said construction complies with all governmental restrictions relating thereto. 16. Park Dedication. Property Owner will offer for dedication on two (2) acre improved park site to City to be used as an unlighted passive park. Park improvements shall be approved by the Parks, Beaches and Recreation Director. No addition in lieu fees and/or park land dedication shall be required of the Property Owner by City to develop the Bayview Project in accordance with the Development Plan. 17. Affordable Housing. The City and Property Owner agree that all requirements of the City relating to the provision of affordable housing have been met by the purchase of thirty-five (35) affordable housing unit credits. No additional affordable housing shall be required by the City for the Bayview Project. -12- P, I I i I 18. Parking. The City and Property Owner agree that parking for the Bayview Project commercial office, retail, restaurant, and hotel development can best be provided in a joint -use facility. A Parking Plan for the Development Plan was prepared and is attached as Exhibit "D" and made a part herein by this reference. Parking stall dimensions and aisle widths shall be permitted based on City stan- dards. Twenty-five percent (25%) compact parking stalls shall be authorized by this Agreement. No additional parking shall be required for the Development Plan other than as provided in the Parking Plan and described on Table 2 of said Plan as modified by the City standards as herein provided. 19. Taxes and Assessments. City shall not impose any tax or assessment on the Bayview Project or any portion thereof, or impose any fees as a condition to the imple- mentation of the Bayview Project Development Plan or any portion thereof, except such taxes, assessments and fees as may exist as of the date of this Agreement, unless such new taxes, assessments and fees are also imposed on all other land within the jurisdiction of the City and the impact of such taxes, assessments or fees does not fall dispropor- tionately upon the Bayview Project. Notwithstanding the provisions of this section, City may impose new taxes or assessments under an assessment or community facilities district or other proceeding in accordance with the statutes authorizing said taxes or assessments. 20. Governing Rules, Regulations and Policies. Unless specifically set forth in the Bayview Project Development Plan, the ordinances, rules, regulations, and policies of City, including, but not limited to, those governing permitted uses of the property density, intensity of use, maximum height and size of buildings, reservations or dedication of land for public purposes, design and improvements, construction standards and specifications, -13- !J I I construction, installation and extension of public improve- ments, and other terms and conditions of development appli- cable to the Development Plan shall be those in force at the time of execution of this Agreement. In the event of a conflict between the provisions of this Agreement and any other ordinance, rule, regulation or policy of City now in existence, the provision of the Agreement shall control. City, however, may apply new rules, regulations, and policies not applicable at the time of execution of this Agreement and which do not frustrate the purposes of this Agreement. The substantive development standards set forth in the Development Plan shall be the standards that govern all future discretionary actions of the City regarding the Development Plan. This Agreement shall not be construed to be a limitation upon the City's police power authority to make applicable to the property those future health and safety regulations that become applicable to the City as a whole. In addition, the City and the Property Owner agree that the Development Plan will be subject to the utility rules, rates or regulations, or any other appli- cable building,'mechanical, electrical, plumbing, fire and similar codes in effect on the date of Agreement executed and as thereafter may be amended. 21. Development Approval Process. General Plan, zoning, Development Agreement and other necessary City development approval processes to implement the provisions of this Agreement shall be conducted concurrently, to the maximum extent permitted by law. Such general plan, zoning and development agreement processes shall be completed and effective concurrently with or prior to the filing of the certificate of completion of the annexation of the Bayview Project to the City. -14- 11 u I 1 II I 22. Term. A. The term of this Preannexation and Develop- ment Agreement shall commence on the effective date of the adopting ordinance approving this Agreement and shall extend for a period of ten (10) years thereafter, unless said term is terminated, modified or extended by circum- stances set forth in this Agreement or by mutual consent of the parties hereto. B. This Agreement may be terminated by Property Owner and thereafter be of no force and effect if the annexation of the Bayview Project is not approved by the appropriate public agencies having jurisdiction over said annexation. C. Following the expiration of said ten (10) year term, this Agreement shall be deemed terminated and of no further force and effect; provided, however, expiration of this Agreement shall not modify, limit, alter, reduce, abrogate, terminate or adversely affect any right or duty of the parties hereto resulting from or arising out of any City approvals or entitlements on the Bayview Project issued concurrently or subsequently to the approval of this Agreement, nor shall said expiration affect in any manner the covenants contained herein relating to Property Owner's and City's enforcement rights of approved development plans and ordinance violations. 23. Periodic Review of Compliance. The City Manager of City shall review this Agreement at least once each calendar year after the date of execution. During each such periodic review, Property Owner is required to demon- strate good faith compliance with the terms of this Agree- ment and diligent pursuit of implementation thereof. If, as a result of such periodic review, the City Manager finds and determines, on the basis of substantial evidence, that Property owner has not compiled in good faith with the terms and conditions of this Agreement, the City may ter- minate the Agreement. -15- II 24. Amendment or Cancellation. This Agreement may be amended or cancelled in whole or in part only by mutual consent of the parties and in the manner provided in the California Government Code. A. Any amendment to this Agreement which does not relate to the term, permitted uses, density or inten- sity of use, height or size of buildings, provisions for reservation of land, conditions, terms, restrictions and requirements relating to subsequent discretionary actions, or any conditions or covenants relating to the use of the property shall not require a public hearing before the parties may execute an amendment hereto; and B. Any nonsubstantial deviations from the approved Development Plan, as determined by the Planning Director and Public Works Director, with respect to the location of buildings, streets, and other physical facili- ties do not require an amendment to this Agreement. 25. Enforcement. Unless amended or cancelled as provided in the preceding paragraph, this Agreement shall be enforceable by any party to it, notwithstanding a change in the General Plan, planned development, or zoning, sub- division, building or other regulations adopted by City which alter or amend the rules, regulations or policies applicable to the Development Plan hereunder. If, as a result of the laws, regulations or actions of federal, state or other local agencies, compliance with the Agree- ment is prevented or precluded, the provisions of this Agreement may be modified or suspended so as to comply with such laws, regulations or actions. If, however, such modi- fication or suspension substantially deprives either of the parties of the bargained -for benefits of this Agreement, such party may, notwithstanding any other provision hereof, terminate this Agreement and may be entitled to a refund of that portion of any property or easements heretofore dedi- cated to the City pursuant to the requirements of this -16- Agreement which fees or dedications are attributable to the remaining undeveloped portion of the property. ' 26. Notices. Any notice of instrument required to be given or delivered to either party to this Agreement may be given or delivered by depositing the same in the United States mail, certified mail, postage prepaid, addressed to: City of Newport Beach Attention: City Clerk 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92658-8915 cc: City Manager City of Newport Beach ' 3300 Newport Boulevard Post Office Box 1768 ' Newport Beach, CA 92658-8915 cc: City Attorney City of Newport Beach 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92658-8915 ' J.M. Peters Company Attention: J.M. Peters ' 1601 Dove Street, Suite 190 Newport Beach, CA 92660 cc: Kent Snyder, Attorney at Law ' 2212 Dupont Drive Irvine, CA 92715 Notice of a change of address shall be delivered in the 'i same manner as any other notice provided herein, and shall be effective three days after mailing the above -described procedure. 27. Attorneys' Fees and Expenses. In the event that any party hereto brings any action, suit, arbitration or other proceeding against any other party hereto arising out of or relating to the subject matter of this Agreement, its validity or any of the terms or provisions thereof, then the prevailing party in such action, suit, arbitration or other proceeding shall recover from the other party its reasonable attorneys' fees and costs incurred in connection -17- I CJ I therewith. Said attorneys' fees shall include such fees for prosecuting or defending any appeal and shall be recoverable and shall be awarded for any supplemental pro- ceedings until the final judgment is satisfied in full. 28. Specific Performance Remedy. Due to the size, nature and scope of the Bayview Project, it will not be practical or possible to restore the Bayview Project to its natural condition once implementation of this Agreement has begun. Property Owner and the City may be foreclosed from other choices they may have had to utilize the Bayview Project and provide for other benefits. City and Property Owner have invested significant time and resources in extensive planning and processing of the Bayview Project and in agreeing to the terms of this Agreement, and it is not possible to determine the sum of money which would adequately compensate City and Property Owner for such efforts. For the above reasons, City and Property Owner agree that damages would not be adequate remedy if either party fails to carry out its obligations under this Agree- ment. Therefore, specific performance of this Agreement is the only remedy which would adequately compensate the parties if the City or the Property Owner failed to carry out its obligations under this Agreement, and each of City and Property Owner hereby agree that the other shall be entitled to specific performance in the event of a default hereunder. Notwithstanding the foregoing, nothing in this Agreement is intended to deprive City or Property Owner from recovering appropriate damages in the event that the terms of this Agreement are breached. 29. Entire Agreement. This instrument and exhibits hereto contain the entire agreement between the parties and any agreement or representation respecting the matters dealt herewithin or the duties of any party in relation thereto, not expressly set forth in this instrument, is null and void. goo ,, I i 1 I I 30. S.everability. If any terms, provisions, condi- tions, or covenants of this Agreement, or the application thereof to any party or circumstances, shall to any extent be held invalid or unenforceable, the remainder of this instrument or the application of such term, provision, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable shall not be affected thereby and each term and provision of this Agreement shall be valid and enforce- able to the fullest extent permitted by law. 31. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument. 32. Protection of Mortgage Holders. Nothing con- tained herein shall limit or interfere with the rights of mortgage holders holding a mortgage made in good faith and for value on any portion of the Bayview Project. "Mortgage Holder" includes the beneficiary under a deed of trust, and "mortgage" includes a deed of trust. 33. Subsequent Amendment to the Authorizing Statute. This Agreement has been entered into in reliance upon the provisions of the statute governing prezoning in effect at the time of the execution of the Agreement. Accordingly, to the extent that subsequent amendments to the Government Code affect the provisions of this Agreement, such amend- ments shall not be applicable to this Agreement unless this Agreement is modified pursuant to the provisions set forth in this Agreement. 34. Assignment. Subject to.this Agreement, Property Owner shall have the right to sell, mortgage, assign or transfer the Bayview Project in whole or in part, to any person, partnership, joint venture, firm or corporation at any time during the term of this Agreement, provided that any such sale, mortgage, assignment or transfer shall -19- I 7 include the assignment of those rights, duties and obliga- tions arising under or from this Agreement applicable to the Bayview Project or portions thereof. The express assumption of any or all of the obligations of Property Owner under this Agreement by such assignee shall, without any act or concurrence by City, relieve Property Owner of its legal duty to perform said obligations under this Agreement, except to the extent Property Owner is in default of any of the terms of this agreement at the time of assignment. Property Owner shall provide City with written notice of its intent to sell, mortgage, assign or transfer this Agreement in whole or in part thirty (30) days in advance of such sale, mortgage, assignment or transfer. The City shall not impose any conditions on or otherwise have any rights of approval over said sale, mortgage, assignment or transfer. Any and all successors and assigns of Property Owner shall have all of the same benefits of Property Owner hereunder. 35. Interpretation. This agreement and any dispute arising therefrom shall be governed and interpreted in accordance with the laws of the State of California. 36. Not for Benefit of Third Parties. This agreement and all provisions thereof are for the exclusive benefit of City and Property Owner and its assigns and not for the benefit of any third party. 37. Section Headings. All section headings and sub- headings are inserted for convenience only and shall not affect any construction or interpretation of this contract. 38. Compliance with California Government Code Section 65869. The California Coastal Commission has cer- tified a local coastal program for the City in compliance with California Government Code Section 65869. -20- IN WITNESS WHEREOF, the undersigned have executed this agreement as -of the day and year first above written. ATTEST: Wanda Raggio, CiV Clerk BAYVIEW I, A JOINT VENTURE COMPOSED OF J.M. PETERS COMPANY, INC.r A CALIFORNIA CORPORATION AND DSL SERVICE COMPANY, A CALIFORNIA CORPORATION -21- .1 iri IA ire I I� L_ C I STATE OF CALIFORNIA ss: COUNTY OF ORANGE On this ,Q ��day of , 1985, before me, a Notary Public, State of California, personally appeared Philip R. Maurer, known to me to be the Mayor of the City of Newport Beach, the municipal corporation described in and that executed the within instrument, and also known to me to be the person who executed the within instrument on behalf of the municipal corporation therein named, and acknowledged to me that such municipal corporation executed the same. ...�.. • OFFICIAL DOROTHY L. PALEN NOTARY PUBLIC • CAUFORNIA PRINCIPAL OFFICE IN ORANGE COUNTY My Cammh" Exp. Aa• 5, 1999 STATE OF CALIFORNIA COUNTY OF ORANGE Notary PufAic State of alifornia ss: On this <Vdkday of . 1985, before me, a Notary Public, State of California,alifopersonally appeared Wanda Raggio, known to me to be the City Clerk of the City of Newport Beach, the municipal corporation described in and that executed the within instrument, and also known to me to be the person who executed the within instrument on behalf of the municipal corporation therein named, and acknowledged to me that such municipal corporation executed the same. .......... O_ OFFICUL SEAL DOROTHY L.PALEN, Notary PubNOT�BL�N""'"�OFEIState of California ORANGE COUNTY My Cwm4sim Exp. Apr. 5. 19t9 IJ -22- STATE OF CALIFORNIA ) ) ss: COUNTY OF ORANGE ) On Gte.a DiYll /2_ c�`f� , 1985, before me, the under- signed, a Nbtary Public in and for said State, personally appeared A, F, 7)Ri5C0 j j , known to me to be the 5•eniOk Vice fRes1dend D51- Ctr�, the corporation that executed the within instru ent known to me to be the person who executed the within instrument on behalf of said corporation and acknowledged to me that said corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. =IV,OYTARY SEAL �p GARCIA CALIFORNIA OUNTY Sho.aon &a-KCIA- APR 22, I983 STATE OF CALIFORNIA COUNTY OF ORANGE I On signed, a I1 I ss: 1985, before me, the under - and for said State, personally r9.1—,S , known to me to be the 4 F'K&s/A9/UT or �CrC,Cs l'/J/�YIYVV GUC, the corporation that executed the within instrument,'known to me to be the person who executed the within instrument on behalf of said corporation and acknowledged to me that said corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. E AL PUBLIC r+41FORNW NryiN ORANGE Mr CtUfRlfl17 M Erp. Nev. 4,1900 1 -23- EXHIBITS INDEX 1. "A" - Legal Description LEGAL DESCRIPTION BAYVIEW exhibit" A" 1' 2 3I 4 S 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 GD/cg June 19, 1985 EXHIBIT"A" LEGAL DESCRIPTION OF TENTATIVE TRACTS 12212 AND 12362 All of that certain parcel of land situate partly in the City of Newport Beach, all in the County of Orange, State of California, being a portion of Block 51 of Irvine's Subdivision as shown on a map recorded in Book 1, Page 88 of Miscellaneous Record Maps, Records of said County, said parcel being more particularly described as follows: Beginning at the most easterly corner of Lot 147 of said Block 51, said corner also being the most easterly corner of Tract No. 1499, as per map recorded in Book 44, Page 47 of Miscellaneous Maps, Records of said County; thence along the northeasterly line of said Block 51, S 490 21' 45" E 1320.56 feet to the southerly corner of the northwesterly one-half of the southeasterly one-half of Block 50 of said Irvine's Subdivision, said corner being at the intersection of Jamboree Road realignment, as conveyed to the City of Newport Beach in a deed recorded June 6, 1962 in Book 6135, Page 155, Official Records of said County, with said northeasterly line; thence along the centerline of said Jamboree Road S 400 40' 01" W 112.65 feet to the beginning of a tangent curve, concave southeasterly and having a radius of 1600.00 feet; thence southwesterly along said curve through a central angle of 340 49' 00" a distance of 972.26 feet to an intersection with the southerly line of the deed to Newport Harbor Union High School District recorded July 1, 1965 in Book 7578, Page 670, of Official Records of said County, said southerly line being the northwesterly prolongation of a line radial to the last mentioned 1-600.00 foot radius curve; thence along said line and said prolongation N 840 08' 59" W 220.76 feet to the beginning of a tangent curve concave southerly and having a radius of 2000.00 feet; thence westerly along said curve through a central O II 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 is 19 20 21 22 23 24 25 26 27 28 29 30 31 32 angle of 170 43' 56", a distance of 618.47 feet to the most easterly corner of that certain •parcel of land described as "Servient Tenament" in Exhibit "B" of a deed recorded April 22, 1975 in Book 11382, Page 1898 of Official Records of said County, a radial to said corner bears N 110 529 55" W; thence along the southerly line of said deed S 570 46' 05" W 77.81 feet; thence S 640 53' 40" W 161.27 feet; thence S 640 27' 03" W 181.82 feet; thence S 670 O1' 41" W 381.32 feet; thence S 750 13' 58" W 102.44 feet; thence S 120 39' 46" W 17.73 feet to the beginning of a non -tangent curve concave northerly and having a radius of 1562.00 feet, a radial to said point bears S 300 22' 27" E'; thence westerly along said curve through a central angle of 90 20' 53" a distance of 254.85 feet to a point on the southeasterly prolongation of the southwesterly boundary of Tract 1501, as per map recorded in Book 50, Page 16 of Miscellaneous Maps, Records of said County; thence along said line N 490 21' 54" W 494.39 feet, to the southerly corner of said tract, said corner also being the southerly corner of said Lot 147; thence along the southeasterly line of said Lot 147, N 400 37' 27" E 2640.31 feet to the point of beginning. Bayview Planned Community Development Plan and Development Standards BAY V I E W exhibit "B" I I1 11 I BAYVIEW PLANNED COMMUNITY DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS CITY OF NEWPORT BEACH August 15, 1985 LTABLE OF CONTENTS INTRODUCTION GENERAL NOTES DEFINITIONS SITE STATISTICS AREA 1, MULTIFAMILY RESIDENTIAL AREAS 1 AND 2, SINGLE-FAMILY RESIDENTIAL AREA 3, PROFESSIONAL AND ADMINISTRATIVE OFFICE AREA 4 HOTEL SITE AREA 5, RESTAURANT SITE/PROFESSIONAL AND ADMINISTRATIVE OFFICE AREA 6, BUFFER '1 INTRODUCTION Location The Bayview project site is located on the southwest corner of the inter- section of Bristol Street South and Jamboree Road in the Santa Ana Heights area of unincorporated Orange County. To the north is Bristol Street South and the extension of the Corona del Mar Freeway. West of the site is a residential area of single-family homes. To the south is Upper Newport Bay. Existing Zoning PA/95 PD: Professional Administrative CC/90: Community Commercial CC/35: Community Commercial R1-2975 PD (2975): Single family, 2,975 square feet minimum lot size. R2-2,400: Multi -Family, 2,400 square feet minimum area per unit. B1: Buffer. The development standards set forth herein will provide for the develop- ment of the subject property, in accordance with these standards and those of the City of Newport Beach. Land Uses The Bayview development is designated for residential, recreational, commercial, professional, institutional, hotel, and office uses as shown on Exhibit 1. 1 GENERAL NOTES 1. Water service to the Planned Community District will be provided by the Irvine Ranch Water District or the City of Newport Beach. 2. Sewage disposal service facilities to the Planned Community will be provided by the Irvine Ranch Water District. 3. Except as otherwise stated in this Planned Community text, the require- ments of the Newport Beach Zoning Ordinance shall apply. Where a conflict exists, the Planned Community text shall supersede. 4. The contents of this text notwithstanding, all construction within the Planned Community boundaries shall comply with all provisions of the Uniform Building Code and the various mechanical codes related thereto except as noted in the Preannexation Agreement. 5. A pedestrian and bicycle trail system shall be provided as shown on the approved Tentative Map of Tract No. 12212. The system shall be reviewed and approved by the City of Newport Beach PUblic Works Depart- ment. 6. Affordable housing shall be provided as per the Bayview Preannexation Agreement. 7. Park dedication shall be provided as per the Bayview Preannexation Agreement. PA DEFINITIONS The following definitions shall apply to the development of Bayview Planned Community. 1. Gross Acreage shall mean the entire site area within the project boundary as shown on the approved Tentative Map of Tract 12212. 2. Parcel Map Net Area shall mean the entire area within the project boundary line excluding previously dedicated perimeter streets. 3. Building Acreage shall mean the entire site area within the project boundary excluding streets, park dedication, areas with existing natural slopes greater than 2:1, and natural floodplains. 4. Cluster Unit Development shall mean a combination or arrangement of attached or detached dwellings and their accessory structures on conti- guous or related building sites where the yards and open spaces are combined into more desirable arrangements or open spaces and where the individual sites may have less than the required average for the district but the density of the overall development meets the required standard. 5. Conventional Subdivision on a Planned Community Concept shall mean a conventional ,subdivision of detached dwellings and their accessory structures on individual lots where the lot size may be less than the required average for the district but where the density for the entire subdivision meets the required standards and where -open space areas are provided for the enhancement and utilization of the overall devel- opment. 3 BRISTOL STREET SOUTH AREA 5 ' RESTAUR NT SITE/ PROFESSIONAL ADMINISTRATIVE OFFICE AREA PROFESSIONAL ADMINISTRATIVE OFFICE ' AREA 1 MULTI- FAMILY RESIDENCE AREA 2 SINGLE FAMILY RESIDENT ZONING i BAYVIEW J.M. PETERS We ' tool DOVE STREET 8UITE Igo. NEWPORT BEACH, CALIFORNIA 92860 'AREA 4 HOTEL SITE AREA 6 BUFFER UPPER NEWPORT BAY I • •EXHIBIT 1 BAYVIEW SITE STATISTICS Gross Maximum Maximum Maximum Area Acreage D.U. Hotel Rooms Gross Sq. Ft. 1 Multi -family 6.1 88 - - Residential 2 Single family 17.4 145 Residential 3 Professional 16.8 - - - Administrative/Office . Office - - - 660,000 . Retail - - - 27,500 4 Hotel Site 6.3 - 300 - 5 Restaurant Site/ 1.6 - - - Professional Administrative Office . Restaurant or/ - - - 8,000 . Professional - - - 70,000 (subject to use permit) Administrative Office 6 Buffer 16 - - _ TOTAL GROSS AREA 64.2 8/14/85 AREA 1, MULTIFAMILY RESIDENTIAL Intent The inclusion of multi -family residential units in the Bayview Planned Com- munity District provides quality housing opportunities to the general pub- lic. Permitted Uses 1. Single-family dwellings/attached or detached. 2. Noncommercial recreation facilities. 3. Duplexes. 4. Dwelling groups and multiple -family dwellings. 5. Residential condominium projects and community apartment projects. 6. Sewage lift stations. 7. Community care facilities service six or fewer persons. 8. Any other uses that in the opinion of the City of Newport Beach Plan- ning Commission are of a similar nature. 9. Gated community with vehicular access control facilities. Temporary Uses Permitted 1. Model homes, temporary real estate offices, and signs. 9 II II 2. Temporary use of a mobile home residence during construction. 3. Real estate signs. Accessory Uses Permitted The following accessory uses and structures are permitted when customarily associated with and subordinate to a permitted principal use on the same building site. 1. Garages and carports. 2. Swimming pools and spas. 3. Fences and walls. 4. Signs. 5. Any other accessory use or structure which the Planning Commission finds to be of a similar nature. Development Standards//Attached Residential 1. Maximum Height Limits All buildings shall not exceed an average of 35 feet. 2. Setbacks A minimum setback of fifteen feet shall apply to all structures other than garages adjacent to public streets; except that balconies and patios may encroach six feet into the required setback. Architectural features such as but not limited to cornices, eaves, and wingwalls may extend two and one-half (2-1/2) feet into the required setback from a public street. Setbacks shall be measured from the ultimate right-of-way line. 7 II 3. Setbacks from Other Property Lines and Structures a. A minimum first -story front yard setback of five feet shall be required. This setback shall be measured from the back of curb or in the event that sidewalks are constructed, from back of side- walk. The second story front may be constructed adjacent to the back of curb or in the event that sidewalks are constructed, adja- cent to back of sidewalk. b. All main residential structures shall be a minimum of eight feet apart. This shall be measured from face of finished wall to face of finished wall. c. Detached garages shall be separated from main residential struc- tures a minimum of eight feet. This also shall be measured from face of finished wall to face of finished wall. d. Garages with direct access from private streets shall be set back a minimum of five feet from back of curb, or in the event that sidewalks are constructed, from back of sidewalk. e. A minimum five-foot setback shall occur from the most northerly property line of lots 5, 6, and 7 on the Tentative Map of Tract 12362. 4. Fences, Hedges and Walls Fences shall be limited to a maximum height of eight feet. 5. Architectural Features Architectural features, such as but not limited to cornices, eaves, and wingwalls, may extend two and one-half (2-1/2) feet into any front, side or rear yard setback. 6. Parking Two covered spaces per will be required. 25% Guest parki-ng shall be cluster. unit plus .36 guest parking spaces per unit of all guest parking may be compact spaces. clustered with a minimum of two spaces per 0 AREAS 1 AND 2, SINGLE FAMILY RESIDENTIAL Intent The R1 designation is established to provide for the development of a medium density single family residential neighborhood. The area provides a method whereby land may be developed to utilize design features which take advantage of modern site planning techniques. The intent is to pro- duce an integrated development project providing an environment of stable, desirable character which will be in harmony with existing and potential development of the surrounding neighborhood. Permitted Uses 1. Single-family dwellings. 2. Noncommercial recreation facilities. 3. Sewage lift stations. 4. Any other uses that in the opinion of the City of Newport Beach Plan- ning Commission are of a similar nature. 5. Gated community with vehicular access control facilities. Temporary Uses Permitted 1. Model homes, temporary real estate offices, and signs. 2. Temporary use of a construction trailer. 3. Real estate signs. Accessory Uses Permitted The following accessory uses and structures are permitted when customarily associated with and subordinate to a permitted principal use on the same building site. 9 1. Garages and carports. 2. Swimming pools and spas. 3. Fences and walls. 4. Patio covers. 5. Any other accessory use or structure which the Planning Commission finds to be of a similar nature. Development Standards 1. Maximum Height Limits All buildings shall not exceed an average of 35 feet. 2. Building Site Area The minimum building site area shall be 2,975 square feet. 3. Setbacks a. Front Yard (1) Where garages face the street, the front yard setback shall be a minimum of five feet from back of curb or in the event side- walks are constructed, minimum of five feet from back of side- walk. (2) Where garages face the alley the front setback shall be a mini- mum of eight feet from back of curb or in the event sidewalks are constructed, minimum of eight feet from back of sidewalk. b. Side Yard (1) Minimum setback of four feet from property line with a ten foot minimum setback between buildings. 10 c. Rear Yard (1) Where garages face the street, the rear yard setback shall be a minimum of eight feet. (2) Where garages face the alley rear setback shall be a minimum of fifteen feet from centerline of alley. 4. Fences, Hedges, and Walls Fences shall be limited to a maximum height of eight feet except within the front yard setback where fences, hedges and walls shall be limited to three feet. 5. Trellis Open trellis and beam construction shall' be permitted within three feet of the side or rear property line. Where reciprocal sideyard easements exist, the setback shall be a minimum of three feet from the easement line. 6. Parking Parking for residential uses shall be in the form of not less than two (2) covered parking spaces onsite per dwelling unit. 7. Architectural Features Architectural features, such as but not limited to cornices, eaves, fireplaces, bay windows and wingwalls, may extend two and one-half (2-1/2) feet into any front, side or rear yard setback. 11 - AREA 3, PROFESSIONAL AND ADMINISTRATIVE OFFICE Intent ' The intent is to provide areas for the development of professional and administrative offices and related uses in locations of close proximity to residential areas. These uses can conveniently serve the public and t create a suitable environment for professional and administrative office buildings especially designed for this purpose. Uses in the area have been located on sites large enough to provide for landscaped open spaces ' and offstreet parking facilities. ' The area is intended to 'be located on heavily traveled streets or adjacent to commercial or industrial districts. The land may be developed to utilize design features which take advantage of modern site planning techniques. 1 Permitted Uses ' 1. Professional offices. 2. Administrative offices. ' 3. Restaurants and delicatessens. ' 4. Accessory structures and uses necessary and customarily incidental to permitted uses including dry cleaners, barber shops, copy centers, shoe repairs, photo finishing, stationers, convenience markets and ' onsite liquor sales. 5. Business and real estate signs. 6. Gas stations, auto services, and detailing in parking structures. ' 7. Health Club 8. Offstreet parking structures. 1 12 1 9. Landscaped areas, parks, and open space areas when integrated into the development project. 10. Any other uses that in the opinion of the City of Newport Beach Plan- ning Commission are of similar nature. Permitted Uses Subject to Use Permit 1. Helistop. Development Standards 1. Maximum Height Limits All buildings, shall not exceed 95 feet in height. This height shall be measured from first floor elevation (excluding subterranean levels) to ceiling elevation of uppermost floor. An additional fifteen (15') feet height extension is permitted only to accommodate and screen mechanical equipment. 2. Building Site Area The minimum building site area shall be 10,000 square feet. Minimum Building Site Width: There is no restriction on building site width. Minimum Building Site Depth: There is no restriction on building site depth. Maximum Gross Floor Area: The total gros's floor area of the combined two commercial office building structures shall not exceed 660,000 gross square feet. There is no gross floor area or building coverage restrictions on indi- vidual buildings in cluster developments provided that the provisions 13 stated above are met, adequate offstreet parking is provided, and pro- visions are made for the maintenance of common areas and access to in- dividual building sites. This is subject to the review of the Direc- tor of Planning and the Director of Public Works. 3. Setbacks Front, side, and rear yard setbacks shall each be ten feet from the property line. Distances between buildings shall be in compliance with the Uniform Building Code. 4. Streets and Driveways Streets and driveways shall provide adequate vehicular circulation for service and emergency vehicles for the project and the area within which it is located. Required widths and improvements shall be established by the recorded Tract Map. 5. Offstreet Parking Offstreet parking shall be provided in accordance with the approved parking plan and Preannexation Agreement. 6. Trash and Storage Area All storage of cartons, containers, and trash shall be shielded from view within a building or within an area enclosed by a wall not less than six feet in height. 7. Landscaping Detailed landscaping and irrigation plans shall be prepared by a licensed landscape architect, licensed landscaping contractor, or architect, and shall be reviewed by the Department of Parks, Beaches, and Recreation and approved by the Director of Planning and Director of Public Works. 14 AREA 4 HOTEL SITE Intent The Community Commercial designation provides areas for commercial uses which offer a wide range of goods and services including those facilities for overnight accommodations, shopping goods, convenience goods and ser- vices, and food services. Permitted Uses 1. Hotels and motels 2. Ancillary structures and uses necessary and customarily incidental to hotels and motels including but not limited to: Retail businesses. Restaurants. Service businesses. Automobile parking lots and structures. Recreation facilities. Day nurseries. Public and private parks and playgrounds. Financial institutions. Public/private utility buildings and structures. 15 Self-service laundry and dry cleaning facilities. Any other uses that in the opinion of the City of Newport Beach Planning Commission are of a similar nature. Temporary Uses Permitted 1. Commercial coaches. Permitted Uses Subject to Use Permit 1. Automobile washing. 2. Health Clubs. 3. Helistops. 4. Mini -storage facilities. 5. Public utility exchanges and substations. 6. Any other use which the Planning Commission finds consistent with the purpose and intent of this area. Permitted Accessory Uses The following accessory uses and structures are permitted when customarily associated with and subordinate to a permitted principal use on the same building site. 1. Detached buildings. 2. Fences and walls. 3. Signs. 16 4. Accessory uses and structures which the Planning Commission finds to be of a similar nature. 5. Onsite liquor sales. Prohibited Uses ' 1. Automobile repair garages, fender and body repair, and paint shops. 2. Automobile service stations. 3. Automobile wrecking, junk, and salvage yards. 4. Beverage bottling plants. 5. Cleaning, dyeing, and laundry plants. 6. Ice production. 7. Rental and sales agencies for agricultural, industrial, and construc- tion equipment. 8. Rental and sales agencies for trailers, boats, trucks, automobiles, and recreational vehicles. 9. Tire retreading. 10. Warehouses, contractor's storage yards, and work and fabricating areas. 11. Welding shops. 12. Wholesale bakeries. 17 IDevelopment Standards 1. Maximum Height Limits Buildings shall not exceed 90 feet. This height shall be measured from first floor elevation (excluding subterranean levels) to ceiling elevation of uppermost floor. An additional fifteen (15') feet height extension is permitted only to accommodate and screen rooftop mechanical equipment. 2. Building Site Area 11 There are no specifications for minimum building site area. ' 3. Offstreet Parking Offstreet parking shall be provided in accordance with the and Pre - annexation Agreement. Any changes to said plan shall be approved by the City of Newport Beach Planning Director. 4. Structural Setbacks Community Commercial uses which abut: Use Front Yard Side and Rear Yards Commercial 5 feet 0 feet Residential 5 feet 20 feet Professional Administrative 5 feet 0 feet Street setbacks: Front, side and rear yard setbacks shall each be ten feet from the property line. Distances between buildings shall be in compliance with the Uniform Building Code. 5. Loading All loading and unloading operations shall be performed on the site, and loading platforms and areas shall be screened by a landscape or architectural feature. 18 6. Trash and Storage Area All storage of cartons, containers and trash shall be shielded from view within a building or within an area enclosed by a wall not less than 6 feet in height. 7. Landscaping Detailed landscaping and irrigation plans shall be prepared by a licensed landscape architect, licensed landscaping contractor, or architect, and shall be reviewed by the Department of Parks, Beaches, and Recreation and approved by the Director of Planning and Director of Public Works. 1 I 11 I I 1 19 I AREA 5 RESTAURANT PROFESSIONAL AND ADMINISTRATIVE OFFICES Intent The Restaurant/Professional and Administrative Office designation provides areas for commercial uses which offer a wide range of goods and services including those facilities for shopping goods, convenience goods and ser- vices, food services and recreation for the community. Permitted Uses 1. Restaurants. Temporary Uses Permitted 1. Commercial coaches. Permitted Uses Subject to Use Permit 1. Automobile washing. 2. Health Clubs. 3. Helistops. 4. Mini -storage facilities. 5. Public utility exchanges and substations. 6. Retail businesses. 7. Service businesses. 8. Animal clinics and hospitals. 9. Administrative and professional offices. 20 II r 10. Automobile parking lots and structures. 11. Commercial recreation. 12. Nurseries and garden supply stores provided that all equipment, supplies, rentals, and merchandise other than plants shall be kept within a completely enclosed building and that fertilizer of any type shall be stored and sold in packaged form only. 13. Day nurseries. 14. Financial institutions. 15. Public/private utility buildings and structures. 16. Self-service laundry and dry cleaning facilities. 17. Accessory structures and uses necessary and customarily incidental to the above uses. 18. Any other uses that in the opinion of the City of Newport Beach Planning Commission are of a similar nature. Permitted Accessory Uses The following accessory uses and structures are permitted when customarily associated with and subordinate to a permitted principal use on the same building site. 1. Detached buildings. 2. Fences and walls. 3. Signs. 4. Accessory uses and structures which the Planning Commission finds to be of a similar nature. IJ 21 I 5. Onsite liquor sales. Prohibited Uses 1. Automobile repair garages, fender and body repair, and paint shops. 2. Automobile service stations. 3. Automobile wrecking, junk, and salvage yards. 4. Beverage bottling plants. 5. Cleaning, dyeing, and laundry plants. 6. Ice production. 7. Rental and sales agencies for agricultural, industrial, and construc- tion equipment. 8. Rental and sales agencies for trailers, boats, trucks, automobiles, and recreational vehicles. 9. Tire retreading. 10. Warehouses, contractor's storage yards, and work and fabricating areas. 11. Welding shops. 12. Wholesale bakeries. Development Standards 1. Maximum Height Limits ' Buildings shall not exceed 35 feet. This height shall be measured from first floor elevation (excluding subterranean levels) to ceiling 22 O elevation of uppermost floor. An additional ten (10') feet height extension is permitted only to accommodate and screen mechanical equipment. 2. Maximum square feet for restaurant use is 8,000 sq.ft. 3. Maximum square feet for office use is 70,000 sq.ft. 4. Building Site Area There are no specifications for minimum building site area. 5. Offstreet Parking Offstreet parking shall be provided in accordance with the and Pre - annexation Agreement. Any changes to said plan shall be approved by the City of Newport Beach Planning Director. 6. Structural Setbacks Community Commercial uses which abut: Use Front Yard Side and Rear Yards Commercial 5 feet 0 feet Residential 5 feet 20 feet Professional Administrative 5 feet 0 feet Street setbacks: Front, side and rear yard setbacks shall each be ten feet from the property line. Distances between buildings shall be in compliance with the Uniform Building Code. 7. Loading, All loading and unloading operations shall be performed on the site, and loading platforms and areas shall be screened by a landscape or architectural feature. 23 8. Trash and Storage Area All storage of cartons, containers and trash shall be shielded from view within a building or within an area enclosed by a wall not less than 6 feet in height. 9. Landscaping Detailed landscaping and irrigation plans shall be prepared by a licensed landscape architect, licensed landscaping contractor, or architect, and shall be reviewed by the Department of Parks, Beaches, and Recreation and approved by the Director of Planning and Director of Public Works. 24 AREA 6, BUFFER Intent The Buffer designation is established to provide open space areas for the purpose of buffering two areas of use that are incompatible, preserving an area with unique or sensitive environmental features, linking other open space areas, or shaping urban form, and for reservation of potential road right-of-way. Permitted Uses 1. Back Bay access. 2. Marine preserves. 3. Passive parks and greenbelts. 4. Riding and hiking trails. 5. Fences 6. Viewpoints. 7. Wildlife corridors. 8. Any other use that in the opinion of the City of Newport Beach Plan- ning Director is consistent with the above stated uses, purposes, and intent of the area. 9. Roadways 10. Desilting basins and drainage facilities. 11. Active parks and playgrounds. 12. Overhead or underground utility facilities. 25 13. Walls or opaque fences over 3-1/2 feet in height. 14. Any other use which the Planning Commission finds consistent with the purpose and intent of this area. Permitted Accessory Uses Accessory uses and structures which are customarily associated with and subordinate to a permitted principal use on the same building site and which are consistent with the purpose and intent of this district are permitted. Site Development Standards 1. Building Site Area There is no minimum building site area. 2. Building Height The maximum building height shall be 18 feet. 3. Building Setbacks Building setbacks shall be 20 feet from all property lines. 4. Signage No signs shall exceed six square feet in area. 26 r r r r BAYVIEW TENTATIVE TRACT MAPS r NO. 12212 and NO. 12362 AND CONDITIONS r „r 1 1 1 1 t 1 BAY V I E W exhibit "C" s I �-l1 "cK ' i�i5��S11�1�T'L. - t '^ IK •-- .a lu w ,.'o , ,v ,a m w rv5 m m rrm rum rr. m u ra nz ,y ne : �e _ r_� ,n \ -�� -�1© ^, p IoS�` 7I i •®.s, s. m•Y",'L`.' I. © 6 ��' \ y.n M n •1� _ g$ ��(� 771 ® i �5{. 8 �\ s0•• " s.. _ �- V - ql �•, Y -v[k`l I + 1tj wEuc PNac_ jj (� 9 �] 41, ` LOT 147 ` t + 0 •\'. -.e ..i n-.i 1 I •. �7. f t F e II `mwrx pr� FJ. 3 ® ^ L '� ,�\• au.. f.-p.L�.�© JJ_ ImlNlw IEwnAl4rl lY now " \ 0- Ei s >m w �at'•'s'^ O/f%.. S a .I-` �G 4 Q // THE IS-LI RNN ILAK.. nCJN/AY5,9B. :' /1 •` 1 \•a' a' _ _ J ��/ YOT A-`tb'a�iw rw.ler u �co7 • ^ � � b a'• r � — rt+ '-mil l' y� 1 —\•�\' s., / a � O �. a'r+r+q�1 �\Fr %i r ✓\ �/ �j_ —_ GENERAL NOTES wwaw .[.wa •• --' \M •� \`E���V�{\�\ b 6 ,. VO` nr,n.n...- :u�anu.wa.wuu.,nwa.� ✓���. `� �`\ ' '@\\4�Ba. � VP.P o'!'•6a' LOT 148 [gr•t{y'tIFN .AO 5W / �� \\ ` _ 9� \ S09T .an,..,e n_n.. ._.,,. �. r...u.0 u.. '". •I r--s""'•-L. -\ \�\b- `-b� y0j �n-ran ..n,numnwurcu `•\ r�� \\ � �� aiu • _ G[vx[ [t"'M[vaa°n,x[I t0'EWE{TI1411 TI111L \ L\ \�, \• ` wn°, tE•W.E..fGEEITIAN T1140.. v�\ STREETS A-H umA9E �. ,. ati w^,:a,_A�n.°A,<[.nw,wtr„u�n:,,Y....n •` �\ \ � � � I STREETS AA -CC STREETS 16J a AWnFmomul I A9E lamonw.I OFF -TRACT DOTIA vr. am.an,naa. " LEGAL DESCRIPTION i n ___ r.,•n..n ,, .u,u gryp AgTfCH pF 0.ab.5�0l tAH" �{� - nrw"nre„a, ., AS SIAYM161A W➢flf C(mL11 �`•"'^•° `•`"'^••"' xeoc<t.eA¢malcacv+taslws. BAYVIEW WAY BAYVIEW PLACE TENTATIVE TRACT NO. 12212 aexxol lu,wa. NIEMS an9.ns Win— 13RISTOL STREET STREET DO OWNERS ACKNOWLEDGMENT RAVI/ UTNATE MtFNG.W M.Y W"nn tu�may. a.O. Yl nvWn M.s OvnN IE LAND USE SUMMARY J.M. PETERS CO.':: 1801 DOVE STREET SUITE I90, NEWPORT BEACH, CALIFORNIA 92660 VICINITY MAP h � 1 1EN7�iNE TMCT tz5cz I• c'1_ LOT 159 18 ! f 1 I LU 1L LOT \\ IQYIN YM 152 i co � • \\\ U9Fx ew SE]o1isTYEua111 �- ,� \\ •. I LOT 150 1 � LOT 151 4\G I eAo Srssaave+tEt4+7 p, .I I ¢ LOT 149 ' _ Itrm rAn sr tlsT o` CYOO9GEE,lChCfT'"`•__--�._ s_rs_�_ ._ .__5-�• __ 1/i- _ I BLVD_ r � TRAIL SECTION A -A 0 w e0 _e 7m� < ST F ZSE CONSUL77NG GROUP _ eI r rA CEY T GENERAL NOTES: 1_ RZSSli YAD ma SIGY[ WaOS YIC Dfta m[ta OfYCfYAnCt iq[ta feNR C'JiIY. tR lf,f_ Sa. llzlzl r p m[. )TOti mti[raL (R SVf. 'Sf. llilz) ,- _. :. e.D.o® S+o av> mm.r:,,:.mfoDN.n..n - „ •r �__;_: a. Rzaris vitca �vaL aiM.AR la-n Im ' —� m RCHMirS m[DYTI.V. %.1 )Ylmm Yagra er1->a11I1S mIDvlflG - tl - X) �I ._ 5_ Y>A +i vem RnR .1LG t[ fV/tOd R Ta IInt Yp Yrce Disn1R. II.YLT111C 0t2G1 RV. R fY4IDd R .91Y /� . p}�f �� 1 �1 F f �- CDO1R. uu -�� LJ I—J 1 P _ �'M'NI10E Es6C-.anEtST•FOR wePWW GLAD IT>IIItY PUSiPO�QSj. (fNV fYiNMK 9` .. . im1Cf .,. Y f WIDA R +4rm. CYiNYI• G4 mP+R. , V ). SOLvl mf[R.1LL Y ff4IDm R IYZI[C .Gi.. ��l ^1. N C C C t. fee •...• f..um. mvitimr xe s.na tea 4 elfvvm /''�� ( ' 1 u t � aoa ). fe R )mr n nma tw+n4 auu, e.l> - fots, is f.a> fora axioozm ffo, awuc r,.. a for+) �� + lnurrvt : unl. f. if Sfe 4{i4 41en Yf. SR fDY+ 1[CW WIGQ.Im YtRtO R LL , '15' ffi fM>D 4 MYSipJ m[ tLYxDYm. n I 1v. KL ffe>4d .ipl Wd A YR 1,l RO,L DRm O[�fR $ _ RP11. 11. Arm. ipp/a1f01>1 4 pmZGn9 frmre IYLL CLWY1 A R _ m / YWZfLIpRi 4 SR CWR 4 CYI3 Y' I.D NGR)40. � �� 11. DYIMWe fCZL1SZR 2. ILmaWQ .Stf SQ OYi[ M[> YRp I1Q m t fut 4 DYIYG[. tt7 - � Il. OnL2SZtl A P Difi-Wd. , I ,.. LLL efM>C 1D RR'w f0 TY aam mD.[> GYe>C On[. ' o 1 Li, __ I , 501TISlm S• ; wF.n-FMilf ESiDE1IIAl ms �.> 7.0. ACRES g2 1 I s IDn rota w min wa 124 OYF111EG UIIIS/CLASS KGE L`1 O _Q IN 1 1.PH KKS im i u.sf gm WI! ojl9 KITES O 5 DT 5 mij mm t in55 W 7 1.1G KAES 10 tDr G D.u: mm �- o o ' i of i Lt71.1 aiD o d Tao — D _ m aYa e� m PA o dT, h TOTAL GROSS AREA 7.0' ACRES TENTATIVE TRACT 1 NO. 12362 OA1E 119/W SSW I VIEW- J.M. PETERMS co. ' 1601 DOVE STREET SUITE 190, NEWPORT BEACH, CALIFORNIA 92660 S __ P SE N a I a l w „100 „ 1100, I iN]M1'wwOfW 51iri'llAIa ` :�:_._ , i I.I.I u7 IWy�I�, , : 59.01, 6 iU i)PAD i LOT 155 M I^ o a Su m5 m 557 o' b FFazOo MAJOR 11100 11 -- r —� I----------- I 53.30 n ___ 1 i I OF T@dfATNE TRACT 12212 f a 300 g S t �• REC. AREA N G I C M V J D f 106. ,9 LOT 8 P oo r� saso $ x m iu' � i r I ti r 1. d 3001 > 1 R C G N • P 1FF57 L T 1 •� W�q� s -,1� w / ,L_' m m 5 a 1 Ny 240 I r1 I • - 1 11 iq `• —_ ^^11'•> Cii1P 1 ��T '.------J -- -- c GAR 4 m1 ly\ -, , I GaWC{ 6pIM(t YU1.74-FG00.Y HE AL PRIVATE DRIVE SECTION Y I LEGAL DESCRIPTION a .- . f -.• .WA : R OWNERS ACKNOWLEDGMENT I Imm mn" MT UE O1OIR OF mat=tD . SMo.1FDCE of A cwse,ms 1D 11E FILING of mils W. �� �14•� 'JA/GS C MiE CE .10251DENi-J.M..£iE.0 C.D PROJECT eIfPEH MMEYRDHT PAC-: VICINITY MAP 20 40 I lul BAYVIEW PLACE SCALE 1'-40' so 120 200 280 SE CONSULT[NG GROUP •F7MOMEEIPFM0•IA11USGPEAROfIFLTI.RE • • i T•vE mILLYA10).>tllE Yll .DxGWPM+mlaraf mara>))r rut meat I MURRAY STORM 7 •ector E:: A 4 \O 2 1 e 3 FRAN0ia ENVIRONMENTAL MANAGEMENT AGENCY REGULATION :•.t�i J ,iiY� J. M. Peters Company 1601 Dove Street, Suite 190 Newport Beach, CA 92660 IN. L. ZAUN Director of Regmaoon Locat:on' 12 Ci nc Center Paza Santa Ana. CA Madura Address: PO Box 4048 Santa Ana. CA 92,02.4048 Teleonone .7141634.2626 FILE Re: Tentative Tract Nos. TT 12212, 2nd Revised, & TT 12362 Dear Sirs: Enclosed please find an official copy of the action taken by the Orange County Subdivision Committee on the above referenced tentative tracts. The tentative tract maps were approved subject to the findings and conditions as stated in the attached Orange County Subdivision Committee Final Report. The Committee's action conditionally approving these tentative tract maps is valid for a period of two (2) years and will expire on April 17, 1987. The ex- piration date may be extended for a maximum of three (3) additional years pro- vided a written request is filed with the Director of Regulation, EMA, prior to the expiration date shown above. ' To avoid unnecessary delays in the recording of these tract maps, it is suggested that Pat Stanton be contacted at 834-3470 regarding compliance with all condi- tions of approval. This should be done prior to the filing of the tract maps with the County Surveyor. Very truly yours, William Zaun, Director of Regulation, EMA By: .l. A. F. Garrotto, Chief Tentative Map Section AFG:lw Phillips, Brand & Reddick cc: Morse Consulting Group City of Newport Beach Distribution List w/map of TT 12212 w/map of TT 12362 I to Surveyor, Drafting & School District I 'FINAL ' TENTATIVE TRACT MAP REPORT DATE: April 17, 1985 SUBJECT: Tentative Tract Map Nos. TT 12212, 2d Revised, 6 12362 SUBDIVIDER: J. M. Peters Company ' ENGINEER: Morse Consulting Group LOCATION: Located in the Santa Ana Heights Specific Plan area, District 5, ' bordered by Jamboree Road to the east, Bristol Street to the north, and Newport Back Bay to the south. SUMMARY: TT 12212 - Proposes the subdivision of 64.2 acres to provide for 147 single family residential lots on 17.4 acres, 6 commercial lots on 21.1 acres, 1 public park on 2.0 acres, 1 open space lot on 13.0 acres, and the remain- ing for associated uses. TT 12362 - Proposes the subdivision of 7.0 acres into 8 lots to provide for a condominium development of 88 dwelling units. Use Permit 84-78P/Site Plan 84-78P for this project was approved by the Planning Commission on April 2, 1985. ' NOTIFICATION: All Federal, State, and County departments, divisions, and agencies having cogni- zance of the affected area, the Santa Ana Heights Advisory Council, the Back Bay Community Association, and the City of Newport Beach. Further, a public notice was posted on site, and in 2 other public places, and a public notice was mailed to each property owner within 300 ft. of the proposed projects. GENERAL PLAN CONSISTENCY: Land Use Element: TT 12212 - 1B Suburban Residential; 2A Community Commercial; 3 Employment; 5 Open Space TT 12362 - 1B Suburban Residential (.5 - 18 du/ac) Community Profile: TT 12212 - 1.51 Medium High Density (6.5 - 12.5 du/ac); 2.1 Community Commercial; 3.2 Professional Administrative; 5.1 Other Open Space; 5.12 Conservation TT 12362 - 1.52 Medium High Density (12.5 - 18 du/ac) Specific Plan: Santa Ana Heights Specific Plan (both tracts) Local Coastal Program: Santa Ana Heights LCP (TT 12212 only) Advance Planning, EMA, evaluated this project and determined that with requirements regarding affordable housing, GPA 85-2/ZC 84-8P, the Noise Element, UP 84-78P/SP 84- 78P, and a Coastal Development Permit included as conditions of approval of these tentative maps, the projects are in compliance with and in conformance with the General Plan and its implementing documents. n ' TT 12212 6 12112 Page 2 COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT: The Environmental Analysis Division, EMA (EAD/EMA) evaluated Initial Study IS 84- 015 regarding this tentative map project in accordance with Orange County Environ- mental Impact Reporting Procedures for potential significant effect on the environ- ment. EAD/EMA determined that these projectsare within the scope of previously final- ized EIR 440, that EIR 440 adequately addresses the environmental effects of these ' tentative map projects, and that EIR 440 serves as the Program EIR for these projects. EAD/EMA further determined that, while these projects could have provided opportunity for a significant effect on the environment, mitigation measures to avoid adverse environmental impacts have been incorporated into the proposed tentative map projects. ' EAD/EMA recommended that the Subdivision Committee review and consider EIR 440 in their action on Tentative Tract Map Nos. TT 12212 and TT 12362. IEXISTING CONDITIONS: The majority of the sites are vacant open space; however, Bayview Elementary School lies in the central portion of the sites. Most of the sites are relatively flat with plowed soil, grass and weeds covering the entire site (other than the school site). Along the southern boundary, the site slopes gradually down to Upper Newport Bay. DRAINAGE: This property is located within the Irvine Industrial Area Master Plan of Drainage. No fees or MPD facilities are involved. IT 12212 shows grading proposed within the FP-2 Floodplain zone. SOUND CONSIDERATIONS: This property is impacted by intrusive noises. The extent of mitigation required will be determined in connection with the acoustical analysis report required for the development of this property. RECREATION AND OPEN SPACE: Local Parks TT 12212 - The Local Park Code requirement for the proposed 145 dwelling units is 1.160 acres of park lands (145 x 0.008). TT 12362 - The Local Park Code requirement for the proposed 88 dwelling units is 0.704 acres of park lands (88 x 0.008). The Local Park Code requirements can be met by the dedication and improvement of the public park, Lot 147, on TT 12212, for which 2 acres of credit is recom- mended. (Park Modification PM 85-3 refers) Riding and Hiking Trails TT 12212 - The County's Master Plan of Riding and Hiking Trails shows the Santa Ana Heights Trail passing through Lot "B", as shown on the map, to Jamboree Boulevard where it would follow the west side of Jamboree Boulevard to the San Diego Creek Channel. However, the typical section for the equestrian and bike trail#, as shown on the ' map, does not meet County standards. There should be a 5' minimum I I I J IrI� fJ I I I I 1 TT 12212 6 12362 Page 3 separation between the 2 trails and a 4' shoulder on the bay side of the trail between the trail and the down slope. IT 12362 - There are no riding or hiking trail requirements from this map. Bikeways TT 12212 - This property contains a portion of the proposed Upper Newport lay Bike Trail. This bike trail is identified as a Class I trail (off - road) on the Master Plan of County Wide Bikeways. Its construction is recommended. The State 'is currently working on plans for portions of Bristol Street; these plans include striping an on -road bikeway on Bristol Street. The City of Newport Beach also recognizes an on -road bikeway on Bristol Street as an important part of their local bikeway system. We have recommended widening Bristol Street suffi- ciently across this property to accommodate a bikeway. The City of Newport Beach also recognizes a bikeway on Jamboree Boulevard. This bikeway can be accommodated, on -road, within the widened section re- commended for Jamboree Boulevard. TT 12362 - There are no bikeway requirements from this map. Regional Parks and Open Space TT 12212 - Lots A, B, C, D, and off -tract Lot "A" within the City of Newport Beach should be offered for dedication to the County for open space, recrea- tion, and highway purposes. Until such time as the offer is accepted, these lots should be maintained by the homeowners association or the J. M. Peters Company. TT 12362 - There are no regional parks and open space requirements from this map. Off -tract Lot "B" should be improved and maintained as a part of the development on Lot 148. PUBLIC SERVICES AND UTILITIES: Schools This property is located within the Newport Mesa Unified School District. The district has not responded to a request for comments mailed to them on March 6, 1985. Water/Sewer Except for the old Newport Beach school site, 2.8 acres, this property is lo- cated within the Irvine Ranch Water District. The developer should initiate steps to annex the portion not within the district. The district stated that it can provide water and sewage disposal services -to both projects. Water Quality Control The district certified that the discharge of waters Alto the existing community sewer system will not result in violation of the existing requirements prescribed by the California Regional Water Quality Control Board. TT 12212 & 12362 Page 4 1 Water Quality Control ' The district certified that the discharge of waters into the existing community sewer system will not result in violation of the existing requirements prescri- bed by the California Regional Water Quality Control Board. Fire Protection and Safety ' Existing fire station locations should be capable of providing an adequate level of fire protection services to this development. County Service Area This property is not within the boundary of a County Service Area, and it is not recommended that the property be annexed at this time. Street Lighting District The property is not within the boundaries of the Orange County Street Lighting Assessment District. Annexation is recommended. CIRCULATION: Scenic Highway Corridors iThere are no scenic highway requirements from this property. Access ' TT 12212 - Access to this site is proposed from 2 existing arterial highways - one proposed arterial highway and one proposed collector street. The existing arterial highways are Bristol Street and Jamboree Boulevard, both Major Arterial Highways. Bristol Street operates as a one-way couplet across the frontage of this property. The ul- timate improvements have not been constructed on Bristol Street across the property frontage and a condition is recommended for this. Jamboree Boulevard is fully improved across the property frontage, although conclusions of the traffic report on this project indicate ' a need for additional improvements. Also, Jamboree Boulevard across the property frontage is within the City of Newport Beach and the city is requesting addition improvements. Additional widening based on both the conclusions of the traffic report and the input from the city is recommended. Bayview Way (University Drive) is a proposed Primary Arterial Highway. ' The precise alignment for Bayview Way has not been established. The subdivider has shown a proposed alignment for Bayview Way from Jambo- ree Boulevard westerly to the most westerly access (this is presently ' not shown on the map) to this tract. From this point to the westerly tract boundary, a right of way reserve is shown on the map. A condi- tion is recommended to fully improve Bayview Way to Primary Arterial Highway Standards from Jamboree Boulevard to Bayview Place. Condi- tions are also recommended to improve Bayview Way to ultimate half - width Primary Arterial Highway Sta dards from Bayview Place to the most westerly access and to provide a cash deposit for the ultimate IJ ' TT 12212 6 12312 Page 5 grading for a full width Primary Arterial Highway section. This ' section of Bayview Way should be constructed northerly of the ulti- mate centerline including the necessary transitions to the full width section of Bayview Way easterly of Bayview Place. From the westerly access to the westerly tract boundary it is recommended that an irrevocable offer to dedicate a right of way reserve be required. It is also recommended that a cash deposit for the cost of grading Bay - view Way to Primary Arterial Highway Standards within this section be required. The reasons for the irrevocable offer of dedication and the cash deposit are because an alignment has not been established for Bayview Way. Bayview Place is a proposed collector street that provides the most direct access to the development. Because of the anticipated high ' traffic volunes on Bayview Place, it has been proposed as a four -lane divided highway. The typical section shown on the tract map is acceptable. The tract map shows curbed medians on Bayview Way and Bayview Place. EMA policy discourages curbed medians in public right of way; however, it also provides for curbed medians in certain circumstances. If a developer desires a curbed median to enhance a project and can demon- strate to the satisfaction of the County a means of maintaining the medians without the use of Road Funds, then it can be approved. When this property is developed it will generate sufficient traffic to require traffic signals. All of the intersections with arterial highways will ultimately require signalization. In addition to these signals, the 2 four-way intersections on Bayview Place have the poten- tial for needing signals. This will be determined by the type of ac- cess allowed at these four-way intersections, i.e., if access is limited, the need for signals may diminish. A condition is recommended ' for a median and access plan along Bayview Place. It is recommended that a cash deposit for signals be required as a result of traffic from this project. There is a separate condition for the subdivider ' to build a signal at the intersection of Jamboree Boulevard and Bay - view Way. This signal is within the City. TT 12362 - Direct access to the site is from Bayview Place, a proposed public ' street with a pavement width of 72' within an 88' right of way. In- direct access is from the one-way section of Bristol Street to the ' northeast and from Bayview Way to the south by way of Bayview Place. Access to this tract relies on the construction of road improvements within Tract 12212. In case this tract develops prior to the con- struction of these road improvements, a condition is recommended to ensure adequate access. O.C.T.D. ' The Orange County Transit District is currently operating bus routes'on this section of Jamboree Boulevard. The size of this development will result in an increase in the demand for public transit service. A condition is recommended for the developer to provide a bus turnout on Jamboree Boulevard adjacent to this development. ' TT 12212 & 12362 Page 6 Major Thoroughfare and Bridge Fee Program ' This property lies within the area of benefit of the San Joaquin Hills Trans- portation Corridor Fee Program. In order to find this project consistent with ' the General Plan and with Board policy, it is necessary to adopt a condition' requiring subdivider to pay SJHTC Major Thoroughfare and Bridge Fees in accor- dance with the adopted program. ' COMMENTS FROM CITIES AND CIVIC GROUPS: The City of Newport Beach submitted letters dated March 22, 1985, and April 3, 1985. Copies of these letters are attached. No other letters of comment were received. ' MODIFICATION REQUEST: The subdivider requests a modification to the Local Park Code pursuant to Section 7-9-533, to permit the Local Park Code requirement of 0.704 acres of park lands for the 88 family units (88 x 0.008) within TT 12362 be met by the allocation of 0.704 acres of park lands credit from the 2.0 acre park proposed within TT 12212. (Park Modification PM 85-3 refers) SUBDIVISION COMMITTEE ACTION: ' Tentative Tract Nos. TT 12212, 2nd Revised, and TT 12362 are approved, and the appro- val includes Park Modification PM 85-3, the 15 findings listed below, and is subject to the applicable conditions for each map, as shown following the findings. ' Findings: I. That the proposed map is consistent with the Orange County General Plan. ' II. That the design and improvement of the proposed subdivision are consistent with the Orange County General Plan. III. That the proposed site is physically suitable for the proposed density of development. IV. That the proposed site is physically suitable for the proposed type of development. V. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantial and avoid- able injury .to fish or wildlife or their habitat.. VI. That the design of the subdivision and the type of improvements proposed are not likely to cause serious public health problems. VII. That the design of the subdivision and the type of improvements proposed will not conflict with easements of record or established by court judg- ment acquired by the public -at -large for access through or use of property ' within the proposed subdivision. • TT 12212 & 12362 Page 7 ' VIII. That the proposed subdivision complies with the requirements set forth in ' the Orange County Subdivision Code and the Orange County Zoning Code. IX. That the design and improvement of the proposed subdivision are suitable for the uses proposed, and the subdivision can be developed in compliance. with applicable zoning regulations pursuant to Section 7-9-254. X. That the Local Park Code requirement of 1.88 acres of park lands for TT 12212 ' and 12362 can be met by the dedication of the 2-acre park within TT 12212. XI. That Final EIR 440, previously certified by findings on March 6, 1985, was considered prior to approval of both projects. It was determined adequate to serve as a Program EIR for the projects and satisfies all requirements of CEQA. It is hereby certified for both projects and the findings readopted. ' XII. That the discharge of waste from the proposed subdivision into the existing sewer system of the Irvine Ranch Water District will not result in violations of existing requirements prescribed by the California Regional Water Quality ' Control Board, Santa Ana Region. XIII. That the design of the subdivision and its improvements do provide, to the extent feasible, for future passive or natural heating or cooling opportun- ities as specified in Section 66473.1 of the Government Code (Subdivision Map Act). XIV. That each deviation from the standards of design set forth in the Subdivision Code was considered and found to be justified based upon the reasons set forth in the Subdivision Committee Report or specific special circumstances which apply. XV. That the proposed project is consistent with the Orange County Local Coastal Plan and will not prejudice Orange County's ability to complete the said plan. Conditions: ' CODES (for time of performance/type of condition) ' (G) Grading (S) Standard Condition (R) Recordation (SS) Site Specific Condition (B) Building Permits (SA) Amended Standard Condition (U) Certificates of Use & Occupancy t(The following conditions apply to both tentative tract maps unless otherwise specified by a single tentative tract number) ' USE PERMIT 84-78P/SITE PLAN 84-78P (attached) ' IT 12212.(1 thru 4) (G) 1. Prior to the issuance of a grading permit the applicant shall comply with UP/SP Conditions 6A through 6C, 6F thru 61, and 6K thru 6N. ' (R) 2. Prior to the r%cordation of a final map, the subdivider shall comply with UP/SP Conditions 6D, 6E, 6J, 7D, 7E, 7H, 7L thru 7N, 7P, 7R, 7U, and 8I. TT 12212 6 12362 Page 8 ' (B) 3. Prior to the issuance of any building permits, the applicant shall comply with UP/SP Conditions 7A through 7C, 7F, 7G, 7I thru 7K, 7T, 7V, 8B, 8F, and 8K. (U) 4. Prior to the issuance of any certificates of use and occupancy, the appli- cant shall comply with UP/SP Conditions 8A, 8C, 8D, 8G, 8H, 8J, 8M, 9, and 12. TT 12362 (5 thru 8) ' (G) 5. Prior to the issuance of any grading permits, the applicant shall comply with UP/SP Conditions 6A through'6C, 6F thru 6I, 6K, 6L, and 614. (R) 6. Prior to the recordation of a final map, the subdivider shall comply with UP/Sp Conditions 6D, 6E, 6J, 7D, 7E, 7H, 7L thru 7N, 7P, 7R, and 7U. (B) 7. Prior to the issuance of any building permits, the applicant shall comply with UP/SP Conditions 7A, 7B, 7F, 7G, 7I thru 7K, 7T, 8F, and 8K. (U) 8. Prior to the issuance of final certificates of use and occupancy, the applicant shall comply with UP/SP Conditions 8A, 8C, 8D, 8G, 8H, 8J, and 12. ' DRAINAGE (R) 9'. If determined necessary by the Manager, Subdivision Division, prior ,to the (S) recordation of a final map, a letter of consent, in a form suitable for ' recording, shall be obtained from the downstream property owners permitting drainage diversions and/or unnatural concentrations. ' (R) 10. Prior to the recordation of a final map, the subdivider shall not grant any (S) easements over any property subject to a requirement of dedication or irre- vocable offer to the County of Orange or the Orange County Flood Control District unless such easements are expressly made subordinate to easements to be offered for dedication to the County. Prior to granting any of said easements, the subdivider shall furnish a copy of the proposed easement to the Manager, Subdivision Division. (R)/(G) 11. Prior to any grading or improvement within FP-2 zone, a use permit shall (S) be obtained. Before recordation of a final map, developer shall provide 3 sets of hydraulic and hydrologic calculations and plans showing method ' used for removing the development from FP-2 zoning. ENVIRONMENTAL HEALTH (R) 12 . Prior to the recordation of a final map, sewer lines, connections, and (S) structures shall be of the type and installed in the location as specified ' in "Guidelines Requiring Separation Between Water Mains and Sanitary Sewers, Orange County Health Department, 1980", in a manner meeting the approval of the County Health Officer, the Manager, Development Services, and the ' applicable water district. (R) 13. Prior to the recordation of a final map, the on -site components of the (S) system for the disposal of sewage shall comply with all laws administered ' by the 0Director of Regulation, EMA, and the management of applicable water district. TT 12212 & 12362 Page 9 (B) 14. Prior to the issuance of any building permits, a site plan delineating the (U) capacity, number, and location of all proposed solid waste collection (S) areas shall be submitted to Environmental Health for review and acceptance. TT 12362 and shall be approved by the Manager, Development Services, prior to the issuance of any certificates of use and occupancy. (G) 15. At least thirty days prior to the completion of an application for any (S) grading permits, Environmental Health shall be requested to initiate the survey process of the tract site to determine if vector control measures are necessary. If warranted, such measures shall be conducted by the developer in a manner meeting the approval of the County Health Officer. (R) 16. a ' (U) (SA) TT 12212 IrI I L� J 1 1 (B) PARKS/OPEN SPACE/TRAILS Prior to or concurrent with the recordation of any final map which includes or is adjacent to Lot 147 as shown on the tentative map, the subdivider shall make an irrevocable, continuing offer of dedication to the County of Orange or its designee over Lot 147 for local park purposes in a form approved by the Director of Parks and Recreation, EMA, suitable for recording fee title. Said offer shall be free and clear of money encumbrances, liens, leases, fees, easements (recorded or unrecorded), assessments and unpaid taxes, in a manner meeting the approval of the Director of Parks and Recreation, EMA. Said offer shall be in a form that can be accepted for transfer of fee title at any time by the County or its designee. b. Said 2-acre park site shall be improved prior to issuance of final use and "occupancy permits for residential development within Tentative Tract Maps 12212 and 12362 in accordance with a park improvement plan approved by the Director of Parks and Recreation, EMA, for review and approval prior to issuance of building permits for re- sidential dwelling units within subject project area. No permits shall be issued prior to approval of said plan. c. The subdivider or his assigns shall be responsible for maintaining said park lot and improvements until such time as the County or its designee accepts said irrevocable offer. (R) 17. Lots "A", "B", "C", "D", and the lot identified as "off -tract Lot "A" with - (SS) in the City of Newport Beach, as shown on the map, shall be offered for dedication to the County of Orange for open space, recreation, and highway TT 12212 purposes, in a manner meeting the approval of the Director of Parks and Recreation, EMA. (B) 18. The lot identified as "off -tract Lot B" within the City of Newport Beach (SS) shall be developed and maintained as an integral part of the adjacent development on Lots 148 and 149, in a manner meeting the approval of the Director of Planning, EMA. n TT 12212 & 12362 Page 10 ' (R) 19. Notwithstanding the tentative map, the combined bicycle/equestrian trail (SS) along Bayview Way and Jamboree Boulevard shall be designed and constructed ' in a manner and on a schedule meeting the approval of the Director of Parks TT 12212 and Recreation, EMA. Further, said trail with improvements shall be extended to include a connection to Mesa Drive. 1 1 (R) 20. Structural and landscape maintenance responsibilities for Lots "B", "C", "D", (SS) and "E" shall be the responsibility of the subdivider/developer or his assigns, notwithstanding Lots "B", "C", and "D" being in the open space TT 12212 area dedicated to the County of Orange. Prior. to the recordation of a final map, the subdivider shall submit.a procedure or method for assuring said maintenance responsibilities to the Director of Parks and Recreation, EMA, for review and approval. TRAFFIC/ACCESS (R) 21. Prior to the recordation of the final tract map, the following (S) improvements shall be designed and constructed do accordance with plans and specifications meeting the approval of the Manager, Subdi- vision Division: a. Street names, signs, striping, and stenciling. b. The water distribution system and appurtenances, which shall also conform to applicable laws and adopted regulations enforced by the County Fire Chief and County Health Officer. c. Public and private street improvements (not including common private driveways), sidewalks, underground utilities (including electrical and telephone), street lights, and mailboxes. TT 12212 (22 thru 31) (R) 22. Prior to recordation of a final map, subdivider shall design and construct (SS) the following improvements and dedicate the necessary right of way to accomplish this in accordance with plans and specifications meeting the approval of the Manager, Subdivision Division: a. Bristol Street to ultimate half width across the tract frontage, in- cluding four travel lanes and a bike lane. b. Jamboree Boulevard an additional 7' of pavement widening (4 travel lanes and a bike lane) plus curb and gutter and sidewalk. c. Bayview Way to ultimate full width Primary Arterial Highway Standards between Jamboree Boulevard and Bayview Place, including sidewalk on the northerly side. Prior to approval of street improvement plans, the subdivider shall demonstrate a method of maintaining the curbed median without the use of Road Funds. The alignment for Bayview Way shall be approved by the Manager, Project Planning, and shall provide a minimum design speed of 50 mph. d. Bayview Way to Primary Arterial Highway standards, as shown on the map, between Bayview Place and the most westerly access to the tract, inclu- ding a sidewalk on the northerly side of the street. t TT 12212 6 12362 Page 11 e. Bayview Place to ultimate full width as shown on the typical section of the tract map including 8' wide sidewalks. Prior to approval of street improvement plans, subdivider shall demonstrate a method of maintaining the curbed median without the use of Road Funds. ' f. Bus turnout on the westerly side of Jamboree Boulevard between Bristol Street and Bayview Way. ' g. Class I (off -road) bikeway on southerly side of Bayview Way. (R) 23. Prior to the recordation of a final map, the subdivider shall enter into (SS) an agreement to provide for the following: a. Grading Bayview Way to Primary Arterial Highway standards within the tentative map boundary for those portions of Bayview Way that will not ' be further improved by thi's development. b. If determined necessary by the Manager, Transportation/Flood Program Office, designing and constructing a traffic signal at the intersection of Bayview Way and Bayview Place in a manner meeting the approval of the Manager, Subdivision Division. (R) 24. Prior to recordation of a final map, subdivider shall design and construct (SS) a traffic signal at the intersection of Jamboree Boulevard and Bayview Way in accordance with plans and specifications meeting the approval of the City of Newport Beach, and the Manager, Subdivision Division. (R) 25. Prior to the recordation of a final map, the subdivider shall design and ' (SS) construct traffic signals identified in the signal plan (see Condition 28) in accordance with plans and specifications meeting the approval of the Manager, Subdivision Division. ' (R) 26. Prior to recordation of a final map, subdivider shall install all under - .(SS) ground traffic signal conduit (e.g., signal, phone, power, and loop detec- tor conduit) and other associated facilities (e.g., pull boxes, etc.), needed for the future construction of traffic signals. This includes under- ground conduit for interconnecting these signals plus the signal at the intersection of Jamboree Boulevard and Bristol Street and the signal at the ' intersection of Jamboree Boulevard and Bayview Way. The underground con- duit and other facilities shall be installed at the time the corresponding street improvements are being accomplished. (R) 27. Prior to recordation of a final map, subdivider shall design and construct (SS) entrances to the single family development with a guard gate and turnaround per Standard Plan 107 and in accordance with plans and specifications meet- ' ing the approval of the Manager, Subdivision Division. (R) 28. Prior to recordation of a final map, subdivider shall submit an access median ' and signal plan for Bayview Place to be reviewed and approved by the Man - (SS) ager, Traffic Engineering Division. This plan shall also incldde a phasing plan for the construction of the traffic signals on Bayview Place (see Con- dition 25). 7 1 I I� 1 TT 12212 & 12362 Page 12 (G) 29. Prior to issuance of a grading permit, subdivider shall provide adequate (S) sight distance at all intersections per Standard Plan 117 and in a manne meeting the approval of the Manager, Transportation Planning. This inc any necessary revisions to plans to remove encroachments from the limit use area. (R) 30. Prior to or concurrent with recordation of a final map, vehicular ac (S) rights on all arterial highways shall be dedicated to the County of except for approved access locations, and notes to this effect shag made on the final map. (R) 31. Prior to constructing any improvements within the City of Newport (SS) subdivider shall obtain appropriate permits from the city. , TT 12362 (32 thru37 ) (R) 32. Prior to recordation of a final map, the subdivider shall design (SS) struct the entrance to the subdivision to emphasize that the dri within the subdivision are private, by use of signs, textured tr of pavement, etc., and in accordance with plans and specificatio the approval of the Manager, Subdivision Division. (R) 33. Prior to recordation of a final map, the subdivider shall design, (SS) struct a minimum of 24' of pavement and 8' graded shoulders from for this tract to the nearest improved public street, and dedicat necessary right of way to accomplish this, all in accordance with and specifications meeting the approval of the Manager, Subdivisi 'ECIAL NOTIFICATION/COASTAL COMMISSION/STREET LIGHTINGIIRVINE RANCH WATER DIST (B) 34. Prior to the issuance of any building permits, the developer shall co (S) with Board of Supervisors Resolution 82-1368 (Buyer Notification Pro or which requires the developer to prepare a map denoting the existing an proposed land uses, arterial highways, and public facilities within the .surrounding area for the approval of the Director of Planning, EMA. The map content, display, and distribution shall be in accordance with the Buyer Notification Program Guidelines approved by the Board of Supervisor and available at the Development Processing Center. (R) 35. Prior to the recordation of a final map, the subdivider shall submit evi- (S) dence to the Orange County Surveyor's Office that all permits required by the California Coastal Act have been obtained, or that no permits under TT 12212 said Act are required. (R) 36. Prior to the recordation of each final map, the subdivider shall submit an (S) application for annexation of the property within the boundaries of the final map to the Orange County Lighting Assessment District. Further, no bond amounts will be reduced and no bonds will be exonerated until the final map is annexed into the district. (R) 37. Prior to the recordation of a final map, the subdivider shall produce evi- (SS) dence acceptable to the Health Officer that the portion of the property not within the boundaries of the Irvine Ranch Water District has been annexed into the Irvine Ranch Water District. TT 12212 & 12362 Page 13 I hereby certify that Tentative Tract Nos. TT 12212, 2nd Revised and TT 12362 were approved by the Orange County Subdivision Committee upon the foregoing conditions, on April 17, 1985, and will expire on April 17, 1987. W. L. 2aun, Director of Regulation, EMA Chairman, Subdivision Committee By: F. Garrofto, Chief Tentative Map Section AFG:lw a 0 1 1 i i 1 � . 1 BAYVIEW PARKING PLAN AV low low 1 � 1 1 1 BAY V I E W 1 1 1 exhibit "D" LB _12 Campus Drive, Suite 8-1 I II BASMACIYAN-DARNELL, INC. February 22, 1985 Newport Beach, California 92660 Mr. Al Armijo County of Orange 400 Civic Center Drive Santa Ana, CA 92701 SUBJECT: Parking Plan for Bayview Project Dear Mr. Armijo: ENGINEERING AND PLANNING Transportation, Traffic, Municipal, Transit 852-100 (T 14MOF4P= On behalf of the J. M. PETERS CO., INC., transmitted herewith are twenty-two (22) copies of the Parking Plan for the Bayview project. It is requested that this plan be incorporated into the Site Plan and Conditional Use Permit Applications for the project. This plan summarizes the previous parking demand study prepared for the project, identifies the specific details of site development ' and recommended parking rates to be used. We have incorporated the County's comments received on our draft submittal. Please call me if you have any questions or need additional information. Sincerely, II 11 I1 I II BASMACIYAN-DARNELL, INC. BILL E. DARNELL, P.E. BED/cb Enc. BAYVIEW.PRK/20 BAYVIEW PARKING PLAN Prepared For: J. M. PETERS COMPANY, INC. 1601 Dove Street Newport Beach, CA 92660 Prepared By: BASMACIYAN-DARNELL, INC. 4262 Campus Drive Newport Beach, CA 92660 (714)852-1006 February 21, 1985 TABLE OF CONTENTS DESCRIPTION EXECUTIVESUMMARY . . . . . . . . . . . . . . . . . . INTRODUCTION. . . . . . . . . . . . . . . . . . . . . PARKINGPLAN . . . . . . . . . . . . . . . . . . . . . PARKING REQUIREMENTS . . . . . . . . . . . . . . . . . PARKING DESIGN CRITERIA . . . . . . . . . . . . . . . APPENDIX A - BAYVIEW PARKING DESIGN LAYOUTS APPENDIX B - PARKING DEMAND ANALYSIS APPENDIX C - SURROUNDING AREA PARKING CRITERIA LIST OF TABLES DESCRIPTION PAGE NO. i 1 1 1 5 PAGE NO. 1 BAYVIEW PARKING SUMMARY . . . . . . . . . . . . 4 2 BAYVIEW PARKING SPACE SUMMARY . . . . . . . . . . 5 3 SUMMARY OF RECOMMENDED PARKING RATES AND REQUIREMENTS FOR BAYVIEW PROJECT . . . . . . 7 LIST OF FIGURES DESCRIPTION PAGE NO. 1 SITE PLAN . . . . . . . . . . . . . . . . . . . . 2 2 LOCATION OF PARKING FACILITIES . . . . . . . . . 3 3 LOCATION OF PARKING FACILITIES TO INTENDED USES . 9 BAYVIEW PARKING PLAN ' EXECUTIVE SUMMARY The summary which follows describes the results of the parking demand study prepared for the Bayview project. The specific design criteria and parking regulations to be incorporated into the conditions of approval for Site Plan and Conditional Use Permit approvals for the project are identified along with the appropriate documentation. The summary is divided into two sec- tions. The first section identifies the areas that modifications to standard County requirements are requested and the second section identifies the specific parking criteria and parking design standards to be used for the Bayview project. Table i addresses the findings necessary for acceptance by the County of the.parking criteria addressed in Section Two. Parking Regulations o Section 7-9-145.4(i) "Joint Use of Parking Facilities" of the Orange County Planning Code permits a reduction in total required parking for a project when the joint parking faci- lities serve two or more uses when the following criteria is ' complied with: (1) Detail plan required. A detail plan shall be appoved by the Director and shall be signed by every owner of an individual use that would use the joint parking facility. (2) Parking demand data. Information shall be provided on the estimated parking demand for all uses at various times throughout the day. (3) Adequate parking required. The permit shall not be approved unless the Director finds that adequate parking will be available for all.uses at all times throughout the day. (4) Location of parking. Parking facilities shall be within three hundred (300) feet of the uses they serve. (5) Recorded agreements. The permit approval shall be conditional upon the recording with the County Recorder of an agreement executed by all parties concerned assuring the continued availability of the required number of parking spaces at all times. Data and supporting information for each of these items can be found in the body of this report and is summarized in Table i. TABLE i JOINr USE PARICrW FACILITY RflQ nM4EM TO BE SATIFIED BAYVM COMPLIA= (1) Detail plan required. A detail plan shall (1) This report and supporting attachments be approved by the Director and shall be is submitted as the detailed plan. The ' signed by every owner of an individual use applicant agrees that final design plans that would use the joint parking facility. will amply with this report. (2) Parking demand data. Information shall be provided on the estimated parking demand for all uses at various times throughout the day. (3) Adequate parking required. The permit shall ' not be approved unless the Director finds that adequate parking will be available for all uses at all times throught the day. (4) Lccation of parking. Parking facilities shall be within three hundred (300) feet of the uses they serve. I (5) Recorded agreements. The permit approval shall be conditional upon the recording with the County Recorder of an agreement executed by all parties concerned assuring the continued availability of the required number of parking spaces at all times. I I I 1 l (2) Appendix B presents the detailed parking demand study. (3) Table 3 in Appendix B presents the time of day forecasted parking demands. The peak demand occurs at 2:00 PM with 2,331 spaces. The 2,443 spaces provided results in 112 excess spaces available with a built in 10% safety margin. (4) The Bayview project proposes two multi- level parking structures, two sub- terranean parking facilities under Office Buildings One and Two and 90 surface spaces at the free standing restaurant site. Figure 3 in Appendix B shows that parking is located within 300 feet of the intended uses. (5) The applicant agrees to provide and record an executed agreement by all parties assuring the contained availability of the required number of parking spices at all times. 1 I I LJ I 11 11 I II I II I I o Section 7-9-145.7 "Alternatives to Offstreet Parking Regulations" of the County Code permit the establishment of alternate parking provisions to any of the off-street parking regulations subject to the approval of a use permit application provided the approving authority finds. (1) Applicable off-street parking requirements are excessive or inappropriate due to the nature of the specific use involved or because of special circumstances applicable to the property; and (2) The proposed off-street parking facilities comply with the intent of these regulations as specified by Section 7-9-145.1. The alternative parking provisions requested for the Bayview project are as follows: - Establishment of joint use parking facilities for the project. - Modification of the County's parking standards to permit a reduction in size of standard parking spaces from•9.5' x 19' to 9' x 19' and the use of up to 50% midsize spaces (8.5' x 17') as stipulated in Section 7-9-145.7(b). PROPOSED BAYVIEW PARKING STANDARDS o Parking requirements to be used for the Bayview project are summarized on Table ii. o A total of 2,443 parking spaces are to be provided. Table iii summarizes the breakdown of parking by use. o Exhibits A-1 thru A-5 in Appendix A to this report provide generalized design criteria to be used in preparation of the final building plans. o The use of standard (9.5' x 19'), full size (9' x 19') and midsize (8.5' x 17') spaces are to be permitted. To provide flexibility and minor changes during final plan design pre- paration the following mix of standard, full size and mid- size parking be permitted. RANGE NUMBER OF SPACE SIZE OF TOTAL SPACES. Standard 9.5' x 19' 15 - 17% 366 to 415 Full Size 9.0' x 19' 44 - 41% 1075 to 1002 Midsize 8.5' x 19' 41 - 42% 1002 to 1026 TOTAL SPACES TO BE PROVIDED ......................... ------------ 2,443 TABLE ii SUMMARY OF RECOMMENDED PARKING RATES FOR BAYVIEW PROJECT LAND USE OFFICE (a) HOTEL -Guest Rooms (300 Rooms) -Restaurants/ Lounge/Retail Space -Banquet/Meet- ing Rooms ATHLETIC CLUB RETAIL RESTAURANT Lounge/Retail PARKING RATE ------------ First 125,000 SF - 1 SP/250 SF Next 300,000 SF - 1 SP/300 SF Over 425,000 SF - 1 SP/350 SF 1 space/room First 4,000 SF - 1 SP/200 Sr Above 4,000 SF - 1 SP/160 Sr 1 SP/200 SF (b) 1 SP/300 SF (c) 1 SP/400 SF (d) First 4,000 SF - 1 SP/100 SF Above 4,000 SF - 1 SP/80 SF (a) Based on Net leaseable Area = Gross Leaseable Area less Corridors, elevator shafts, main lobby, rest - rooms, equipment rooms etc. (b) Based on an average of 1 space/100 Sq. Ft. with 50% utilization by hotel quests and office development resulting in a rate of 1 space/200 Sq. Ft. (c) Based on County rate of 1 space/150 Sq. Ft. and 50% utilization by hotel quests and office development. (d) Based on County rate of "1 space/200 Sq. Ft. and 50% utilization by hotel guests and office development. SF = Square Feet SP = Space(s) -iv- TABLE iii SUMMARY OF BAYVIEW PARKING REQUIREMENT BY USE LAND USE OFFICE (a) HOTEL -Guest Rooms (300 Rooms) -Restaurants/ Lounge/Retail Space -Banquet/Meet- ing Rooms ATHLETIC CLUB 13,000 SF RETAIL 14,500 SF RESTAURANT •81000 SF TOTAL REQUIRED PARKING - DESCRIPTION 530,772 SF 300 rooms 18,500 SF 1 2, 000 SF PARKING REQUIREMENT 1802 SPACES 300 SPACES 110 SPACES 60 SPACES 44 SPACES 37 SPACES 90SPACES --- 2443 SPACES . (a) Based on Net leaseable Area = Gross Leaseable Area less Corridors, elevator shafts, main lobby, rest - rooms, equipment rooms etc. SF = Square Feet -v- BAYVIEW PARKING PLAN INTRODUCTION The County of Orange Planning Code permits the establishment of joint use parking facilities containing less than the sum of the parking spaces required for two (2) or more individual uses. This permission is granted under subsection 7-9-145.4(i) "Joint Use of Parking Facilities" of the Planning Code. The purpose of this document is to provide the necessary documentation to support the recommended parking plan, provide specific parking space design criteria and general location of Iparking within the project. ' PARKING PLAN The Bayview project proposes a 300 room resort hotel, office ' development, health club and support retail uses for the complex. A free-standing restaurant is also proposed within the commercial area of the project. Figure 1 presents the site layout of these facilities. ' Parking for this complex will be provided at four locations within the project. Two (multi -level) parking structures, two subterranean parking levels under each office building and a surface parking lot serving the free standing restaurant site are proposed. Figure 2 depicts the location of each parking facilities. Table 1 summarizes the level of parking proposed for the project. The mixture of standard, full size, and midsize spaces are presented on Table 2. The location of standard (9.5' x 19') full size (9' x 19'), and mid size (8.5' x 17') are presented in Appendix A on Exhibits A- 1 through A-5. PARKING REQUIREMENTS 1 The level of parking required to accommodate the Bayview Project was analyzed in detail and documented to show the adequacy of the proposed level of parking. The detailed analysis is contained in ' Appendix B. The results of the parking demand analysis show that a maximum of 2,331 parking spaces will be needed to accommodate the proposed level of development. This level of expected peak parking demand results in an excess of 112 parking spaces (2,443 - 2,331 = 112) on site. r � � r I RE ETATRTICK EIWAM Vf �.• icy , • v �R,�.\`\`:,��.' +\`'��•� .i r; �1.. I L^�" q. • T, , ..- _ --. .... _=s=:��_....\1��.. �_���� � �. \mac /'�/•i%S,>"/ \_ .t t. •� V. ell - I•EoomAL iLLEn aE•RJnu Exnuxva �< \� �� J �..••• BLVD`- aTBEET ucnox t EITV•w WAY EATY4w R>cE . a• rya....-____ ^... , YK AT ATDR ` a - j _ _-'_ R10RCl_" @�`• >wA, �T1 aP.I EM: STs.SITE PLAN BAYVIEW �,: JM PETERS CO —T OT;' ram MEMORSECONSULTINCCROUP® • • • 1TICK LOT UIYDUI lTxl'JL LDT LIRdR� -' tEpi DOVE STPEEt SUTE ft. MEWPOIIT BENCH-CKFOPNA pIELO �n,wow•. ,on,oweunt ^•' •'••••"•, ••"^^•r \D` FIGURE 1 BASMACIYAN DARNELL. INC. SITE PLAN PLAN�L� 1l4l umpw Dnu. Sun. B•1 GG xewpwt E...A, uetwm. YI660 OHI iJY•Y9J0 — --- — — — - .i •-REsrAURANT SITE BASMACIYAN•DARNELL, INC. 4262 Campus Drive, Suite B•1 Newport Beach, California 92660 BUILDING MT PARKING f •I O„ AFFICE BUILDING ONE - BASEMENT PARKING n FIGURE 2 LOCATION OF PARKING FACILITIES PARKING PROPOSED Parking Structure One Parking Structure Two Office Building One Basement Parking Office Building Two Basement Parking Restaurant Site TOTAL SPACES PROVIDED TABLE 1 BAYVIEW PARKING SUMMARY (a) BY LOCATION 1,123 Spaces 884 Spaces 173 ± Spaces 173 ± Spaces 90 Spaces ---- - 2,443 Spaces (a) The parking space allocations are based on the preliminary parking concepts presented in this report. Minor adjust- ments in location of spaces may occur at one time of final plan preparation. -4- TABLE 2 BAYVIEW PARKING SIZE SPACE SUMMARY (a) LOCATION Parking Structure One Parking Structure Two Office Building One Basement Parking Office Building Two Basement Parking Restaurant Site TOTAL SPACES STANDARD FULL SIZE MID SIZE (9.5'x19') (9'x19') (8.5'x17') 564 559+ 444 440+ 161+ - 12 TOTAL 1 ,1 23± 884+ 1 73+ 161+ - 12 173± 90 - - 90 ----- ----- ----- 412 11008 1,023 ----- 2,443 17% 41% 42% 100% (a) The parking space allocations are based on the preliminary parking concepts presented in this report. Minor adjust- ments in location of spaces may occur at one time of final plan preparation. -5- Table 3 summarizes the recommended parking rates and the required Bayview parking using these rates. The parking requirements have been formulated to follow the County of Orange format and were then adjusted to reflect the overlap of uses. The most significant change in the recommended parking require- ments involves the required parking for the office development. ' The county's requirement for general office space is one space per 250 square feet and does not provide any mechanism for reducing the required parking for larger complexes such as the ' Bayview project. Studies of similar type projects and the parking requirements of the surrounding jurisdictions (Costa Mesa, Irvine and Newport Beach) have provisions to reduce the amount of required parking as the size of the project increases. Copies of the regulations for each of the adjacent communities are contained in Appendix C. The recommended parking rates for the office development ' presented in Table 3 reflects the results of various studies and have been prepared for projects in the area. The application of these rates has been utilized in the various developments ' immediately north of the project site in the City of Newport Campus Beach. The area bounded by Birch Street on the west, Drive on the north, Jamboree Boulevard on the east and Bristol Street on the south has been developed utilizing these rates and ' the resulting parking has been found to be more than adequate. 1 PARKING DESIGN CRITERIA Exhibits A-1 through A-5 contained in Appendix A provide the preliminary layouts for each parking facility within the project site. In general, the project complies with the County s design requirements with the exception of providing all full size parking spaces with a 9.5 foot width. The Bayview project proposal requests that the full size space category be divided into a standard size space with a 9.5 foot width and the full size space of 9 foot width. Approximately 161 standard spaces will be located in the basement of Office Buildings One and Two. These spaces (approximately 322 spaces) are intended for short term turnover parking and would more than adequately accommodate the expected demands. In addition 90 standard (9.5' x 19') spaces are proposed for the free standing restaurant. The 412 (322 + 90) standard spaces represent about 17% of the total. The remainder of the full size spaces (9' x 19') represents about 41% (1,008 spaces) of the total parking and are dispersed throughout the parking structures. The remaining midsize (8.5' spaces. 42� of the parking for the project will consist of x 17') spaces. The midsize spaces total 1,023 ' To provide flexibility and minor changes during final design preparation the following parking mix will be utilized. 1 -6- TABLE 3 SUMMARY OF RECOMMENDED PARKING RATES AND REQUIREMENTS FOR BAYVIEW PROJECT PARKING LAND USE DESCRIPTION PARKING RATE REQUIREMENT OFFICE (a) 530,772 SF First 125,000 SF — 1 SP/250 SF Next 300,000 SF — 1 SP/300 SF Over 425,000 SF — 1 SP/350 SF 1802 SPACES HOTEL —Guest Rooms 300 rooms 1 space/room 300 SPACES (300 Rooms) —Restaurants/ Lounge/Retail 18,500 SF (b) 110 SPACES Space —Banquet/Meet— 12,000 SF (c) 60 SPACES ing Rooms ATHLETIC CLUB 13,000 SF (d) 1 SP/300 SF 44 SPACES RETAIL 14,500 SF (e) 1 SP/400 SF 37 SPACES RESTAURANT 8,000 SF (b) 90 SPACES TOTAL REQUIRED PARKING — 2443 SPACES (a) Based on Net leaseable Area = Gross Leaseable Area less Corridors, elevator shafts, main lobby, restrooms, equipment rooms etc. (b) Based on — First 4,000 Sq. Ft. at 1 space/200 Sq. Ft. Above 4,000 Sq. Ft, at 1 space/160 Sq. Ft. (c) Based on an average of 1 space/100 Sq. Ft. with 507o utilization by hotel quests and office development resulting in a rate of 1 space/200 Sq. Ft. (d) Based on County rate of 1 space/150 Sq. Ft. and 50% utilization by hotel quests and office development. (e) Based on County rate of 1 space/200 Sq. Ft. and 50% utilization by hotel guests and office development. SF = Square Feet —7— ' PERCENT OF NUMBER OF SIZE TOTAL SPACES ' Standard Spaces 9.5' x 19' 15 - 17% 366 to 415 Full size Spaces 9.0' x 19' 44 - 41% 1075 to 1002 Midsize Spaces 8.5' x 17' 41-_-42% 1002-to-1'026" TOTAL . . . . . . . . . . . . . 100 % 2443 L 1 I Subsection 7-9-145.4(i) of the Planning Code stipulates the parking facilities proposed shall be within 300 feet of the uses they serve. The 300 foot dimension is not specific and therefore requires interpretation and sufficient data to show that this condition is generally satisfied. Figure 3 presents the location of each parking facility and the 300 foot radius from the edge of each parking facility as well as a 300' radius measured from approximately the center of each parking structure. Review of Figure 3 allows the conclusion to be made that all parking is within 300 feet of their intended use. M1m BASMACIYAN•DARNELL, INC. 4262 Campus Drive, Suite B•1 Newport Beach, California 92660 FIGURE 3 LOCATION OF PARKING FACILITIES TO INTENDED USES J i 7 i 1 1 n 11 Bayview Commercial Center J M PETERS CO. mcmBFi A-1 FAMMG STRUCUM 1 PL47A LEVM B.yview. Commercial Center J M PETERS C . EXHIBIT A-2 PARKING STRUCTURE 7 LEVEL Bi N 00, Ba.yview, Commercial Center J M PETERS CO. EXFABIT A-3 AaQW 5iAl MORE 1 LEVEL Do -, « O Bayvmiew Commercial Center J M PETERS,C . EXHIBIT A-4 FARKING STRUCTURE 2 PLAZA LEVEL Oulli w r Baylview Commercial Center J M PETERS CO. TYPM& PAWM BAY EXHBIT A-5 TYPICAL OFFICE BUILDING BASEMENT PARKING I I 1 I APPENDIX B PARKING DEMAND ANALYSIS BASMACIYAN-DARNELL, INC. f�Campus Drive. Suite S•1 I 1 December 21, 1984 Mr. Bob Trapp J. M. Peters Company 1601 Dove Street Newport Beach, CA 92660 Newport Seach, California 92660 ENGINEERING AND PLANNING Transportation, Tratllc, Municipal, Transit (714) 549.9940 SUBJECT: Parking Demand Analysis for Bayview Dear Mr. Trapp: In accordance with your authorization Basmaciyan-Darnell, irc. (BDI) has analyzed the parking requirements for the Bayview ' project to determine the recommended level of parking to be provided. The report also includes a comparison to current County requirements and formulate a recommendation on the mix of full size, mid -size and compact parking spaces. County of Orange Parking Requirements Section 7-9-145.4 of the County of Orange Planning Code establishes the off-street parking requirements for industrial, commercial and professional uses. Within this section, subsection 7-9-145.4(i) "Joint use of parking facilities" acknowledges that joint parking facilities containing less than the sum of the parking space for two (2) or more individual uses may be permitted, if documentation on the parking needs of the project is provided to show the adequacy of the level of parking provided and if the facilities are within ' 300 feet of the uses they serve. In addition, Section 7-9-145.7 "Alternatives to off-street parking regulations" permit the establishment of alternate �prow'-- , sions to any off-street parking regulations subject to the approval of a use permit application. This section of the County code permits the County Planning Commission to establish specific parking requirements for the project site and the size of stan- dard, mid -size and compact parking spaces. 1 These two sections of the County Code are the basis for J. M. Peters Co. to request and obtain approval of a specific parking program for the Bayview project. 1 The Bayview project consists of a mixed -use office, resort hotel, free-standing restaurant project with common parking facilities ' for the office and resort hotel. Table 1 provides a breakdown of the project components. I Mr. Bob Trapp December 21, 1984 J. M. Peters Company Page Two 1 Direct application of the County parking requirements for each individual use without acknowledging joint use would require approximately 3,254 parking spaces. This level of parking is 1 excessive in light of the type of development that is proposed and the fact that the project is intended to be self contained and provide services needed for each user. The breakdown of the ' individual parking requirements and cummulative demand is pre- sented on Table 1. It should be noted that'the parking require- ments for the hotel restaurants, lounges, retail space, banquet rooms and meeting rooms are based on County restaurant parking requirements which are more restrictive than those required for retail and similar uses. Also it should be noted that the office parking demand is based on net useable area rather than total gross floor area. (i.e. less elevator shafts, equipment rooms and restrooms). IPARKING DEMAND ANALYSIS ' Based on the data presented in Table 1, the Bayview project would be required to provide approximately 31254 parking spaces. This level of parking does not take into consideration the overlap of uses the actual reduction in parking demand due to the size of the project, and .finally the utilization of each facility by time of day. ' To establish appropriate parking for the project site BDI has assembled information that would be most appropriate for establishing parking requirements for the project and then the total demand was tested to determine its adequacy by time of day. The parking demand analysis resulted in a total parking require- ment of 2,443 spaces and is summarized by use on Table 2. The following summarizes the methodology used for each component of the project. Office Parking Demand ■ The County's requirement of one space/250 square feet of office development is a reasonable estimate of demand for smaller pro- jects. However, this rate does not account for the actual reduc- tion in parking that occurs in larger projects. To more adequately address the actual need for parking BDI recommends that the City of Newport Beach parking formula be used. This formula has been used within the adjacent Koll Center Newport and ' Newport Place Development surrounding the John Wayne Airport. I TABLE 1 SUMMARY OF COUNTY OF ORANGE PARKING RATES AND CUMMULATIVE PARKING REQUIREMENTS FOR BAYVIEW PROJECT BASED ON INDIVIDUAL USE LAND USE OFFICE HOTEL - Guest Rooms - Restaurants/Lounge/ Retail Space - Banquet/Meeting Rooms ATHLETIC CLUB RETAIL RESTAURANT PARKING RATE 590,800 net useable area (a) 1 sp/250 SF PARKING REQUIREMENT 2,363 300 Rooms 1 sp/room 300 18,500 square feet (b) 221 12,000 square feet (b) 120 13,000 square feet 1 sp/150 SF 87 14,500 square feet 1 sp/200 SF 73 8,000 square feet (b) 90 TOTAL SPACES REQUIRED (a) Gross Floor Area = 631,644 Square Feet. Net Useable Area = Gross Floor Area less shafts, equipment rooms, elevators, restrooms. (b) Based on - First 4,000 Square Feet at 1 space/100 Square Feet. Above 4,000 Square Feet at 1 space/ 80 Square Feet. SF = Square Feet 3,254 TABLE 2 SUMMARY OF RECOMMENDED PARKING RATES AND REQUIREMENTS FOR BAYVIEW PROJECT PARKING LAND USE DESCRIPTION PARKING RATE REQUIREMENT OFFICE (a) 530,772 SF First 125,000 SF — 1 SP/250 SF Next 300,000 SF — 1 SP/300 SF Over 425,000 SF — 1 SP/350 SF 1802 SPACES HOTEL —Guest Rooms 300 rooms 1 space/room 300 SPACES (300 Rooms) —Restaurants/ Lounge/Retail 18,500 SF (b) 110 SPACES Space —Banquet/Meet— 12,000 SF (c) 60 SPACES ing Rooms ATHLETIC'CLUB 13,000 SF (d) 1 SP/300 SF 44 SPACES RETAIL 14,500 SF (e) 1 SP/400 SF 37 SPACES RESTAURANT 8,000 SF (b) 90 SPACES TOTAL REQUIRED PARKING — 2443 SPACES (a) Based on Net leaseable Area = Gross Leaseable Area less Corridors, elevator shafts, main lobby, restrooms, equipment rooms etc. (b) Based on — First 4,000 Sq. Ft. at 1 space/200 Sq. Ft. Above 4,000 Sq. Ft. at 1 space/160 Sq. Ft. (c) Based on an average of 1 space/100 Sq. Ft. with 50% utilization by hotel quests and office development resulting in a rate of i space/200 Sq. Ft. (d) Based on County rate of 1 space/150 Sq. Ft. and 50% utilization by hotel quests and office development. (e) Based on County rate of 1 space/200 Sq. Ft. and 50% utilization by hotel guests and office development. SF - Square Feet Mr. Bob Trapp December 21, 1984 J. M. Peters Company Page Three The formula is also used in Newport Center and adequately addresses the parking demands of these areas. The City of New- port Beach formula is based on net leaseable area and excludes elevator shafts, equipment rooms, restrooms, corridors, main lobby etc. The formula reduces parking from the standard one space/250 square feet as follows: First 125,000 sq. ft. - 1 space/250 sq. ft. Next 300,000 sq. ft. - 1 space/300 sq. ft. Over 425,000 sq. ft. - 1 space/350 sq. ft. Application of this formula to the office development yields a parking demand of 1802 spaces. This data is presented on Table 2. Hotel Parkins Demand The resort hotel proposes 300 rooms, restaurants, lounges, retail space and banquet and meeting rooms. The restaurant, lounges and retail space totals 18,500 square feet and the banquet and meeting rooms total 12,000 square feet. Direct application of the County parking requirements to these uses result in 641 parking spaces for these uses (300 spaces for the hotel, 221 spaces for the restaurants/lounges/retail, and 120 spaces for the banquet/ meeting rooms). To more adequately address the time demands of these uses and their actual use by hotel guests and office developments esti- mates the individual parking rates were adjusted. For simplicity in determining rates for each use, the current County require- ments were factored to account for time of day and the joint use. The major area of concern involves the direct application of County parking requirements to the uses within the hotel. Based on our experience and information contained in the "Shared Parking" report published by the Urban Land Institute it is estimated that a minimum of 50% of the patrons of the restaurants, lounges, retail space, banquet and meeting rooms will be guests of the hotel and from the office development. In addition during the daytime the parking demand for the hotel will reduce to approximately 30% at noon time. Utilizing this 50% reduction factor the parking requirements for the auxiliary uses in the hotel can be formulated and are as follows: Hotel - One space/Guest Room Restaurant/Lounge/ - First 4,000 Sq.Ft. - 1 space/200 Sq.Ft. Retail Space Over 8,OOO*Sq.Ft. - 1 space/80 Sq.Ft. Banquet/Meeting - One space/200 Sq.Ft. Rooms I ' Mr. Bob Trapp J. M. Peters Company December 21, 1984 Page Four These rates are consistant with County rates with a factor of 50% for the hotel auxilary uses. Application of these rates to'the hotel uses yield a total parking requirement of 480 spaces for. the hotel complex. Table 2 presents a summary of this data by use. 1 1, 1 I I I 11 it I1 J Athletic Club The project includes a 13,000 square foot health club. The primary intent of the club is for use by tenants of the project. Based on parking demand studies BDI has performed for similar freestanding complexes the County's rate would be appropriate if a reduction in total parking is permitted to account for utiliza- tion by hotel guests and the office tenants. It is our opinion that a minimum of 50% of the users of the club .will be from within the site. This permits the conclusion that the appropriate parking rate for the athletic club should be one space (300 square feet yielding a parking demand of 44 spaces). Retail Demand Retail space intended to support tenants and quests of the hotel totals 14,500 square feet. The uses will be oriented to these users and should not generate much outside parking demand other than employees and deliveries. To be conservative BDI recommends that the parking -demand for retail space be based on 50% of the. County's requirements yielding 37 spaces based on one space/200 square feet. Free -Standing Restaurant Demand An 8,000 square foot restaurant is proposed on the northwest corner of the project site. Although many users of the restau- rant will come from within the Bayview project, no reduction in one -site parking is recommended and the current County Code of one space/100 square feet up to 4,000 square feet and one space/80 square feet over 4,000 square feet is recommended. Application of these rates yield a parking requirement of 90 spaces. -Total Bayview Parking Demand Utilization of the various factors presented in the preceeding sections permits the formulation of a total parking requirement of 2,443 spaces for the Bayview project. The breakdown by use is presented in Table 2. II IMr. Bob Trapp December 21,.1984 J. M. Peters Company Page Five I Parking Stall Requirements The County planning code permits a mix of standard, mid -size and compact spaces. The standard size parking stall measures 9.5 feet by 19 feet, mid -size is 8.5 feet by 17 feet and compact spaces are 8 feet by 16 feet. The code section permits up to 50% mid -size and compact spaces. A review of the County's parking dimensions for the standard size space is 9.5 feet. This dimension we feel is greater than what is needed. Experience in other agencies in the area indicate that a 9 foot wide stall would be more than adequate. In fact the Cities of Irvine, Costa Mesa and Newport Beach utilize this width of stall for standard full size spaces. The use of compact parking spaces within the project would be appropriate and can be intergrated into the design of the parkinq structures.. Based on studies SDI has prepared provisions for up to 50 percent compacts could be justified. However, it is recom- mended that provisions for up to 25% compacts and 25% mid -size parking vehicles be permitted. Testing of Recommended Parking Rates The next step in the analysis process requires a testing of the parking requirements based on time of day. To accomplish this task utilization for each use was estimated by data presented in the "Shared Parking" report and/or from BDI's own experience. Table 3 summarizes this analysis. Review of Table 3 shows that the peak parking demand occurs at 10:00 AM and yiels a total ' demand of 2,118 spaces. Parking facilities are at their operating capacity with between 85 and 90 percent of total spaces occupied with parking struc- tures at about the 90 percent level. Utilizing the 90 percent capacity value, peak parking demands for the day can be estimated as due as follows: TIME OF DAY PARKING NEED 8:00 AM 1571 SPACES 10:00 AM _ 2331 SPACES 12:00 NOON - 2193 SPACES 2:00 PM, _ 2327 SPACES 5:00 PM 1439 SPACES 8:00 PM - 840 SPACES In summary it can be seen that peak parking requirements of the project would be 2,331 spaces. Comparison of this level of ' parking to the 2,443 recommended requirements results in an excess of 112 spaces provided on site. . tr TABLE 3 SUMMARY OR BAYVIEW PARKING DEMAND REQUIREMENTS USE OFFICE ------------------ ----------------- HOTEL ----------------- ----------------- ATHELEMC CUM ----------------- RETAIL RESTAURANT TOTAL RESTAURANTS/ BANQUEC •--------------- -- ------------------- (a) GUEST ROOMS LOUNGE/RETAIL MEETING ROOMS 530,800 sq.ft. 300 Rooms 18,500 sq.ft. 12,000 sq.ft. 13,000 sq.ft. 14,500 sq.ft. 8,000 sq.ft. PARKING (d) (e) -- - RATE -------- (b) ------------------- 1 ----------------- SP/RM (c) -----------------'----------------- (c) 1/300 ----------------- sq.ft. 1/400 sq.ft. (C) PEAK ----------------- ------------------ -------------- PARKING DEMAND --------- 1802 -------- --------- -------- 300 ------- 110 --------- ------- 60 --- -------------------------------- 44 37 90 2443 TIME 8 OF N OF 8 OF N OF 8 OF N OF 8 OF N OF 8 OF N OF ----------------- 8 OF N OF --------- 8 OF --------- N OF -------------- N OF OF DAY DEMAND SPACES DEMAND SPACES DEMAND SPACES DEMAND SPACES DEMAND SPACES DEMAND SPACES DEMAND SPACES SPACES 7:00 AM 20% 360 85% 255 20% 22 0 0 70% 31 88 3 0 0 671 8:00 AM 63% 1135 65% 195 20% 22 50% 30 50% 22 18% 7 let 16 1427 10:00 AM 1008 1802 45% 135 20% 22 100% 60 30% 13 68% 25 68% 61 2118 11:00 AM 100% 1802 358 105 30% 33 100% 60 30% 13 878 32 878 78 2123 12:00 AM 90% 1622 30% 90 50% 55 100% 60 60% 26 978 36 978 87 1976 1:00 PM 90% 1622 30% 90 70% 77 100% 60 40% 18 100% 37 100% 90 1994 2:00 PM 978 1746 358 105 60% 66 100% 60 30% 13 978 36 978 87 2115 4:00 PM 77% 13BB 45% 115 50% 55 100% 60 40% 18 878 30 878 78 1744 5:00 PM 47% 847 60% 180 70% 77 100% 60 100% 44 79% 29 79% 71 1308 6:00 PM 23% 414 70% 210 90% 100 100% 60 100% 44 82% 30 82% 74 932 8:00 PM 7% 126 90% 270 100% 110 100% 60 1008 99 878 32 878 78 720 9:00 PM 3% 54 95% 285 100% 110 100% 60 100% 44 618 23 61% 55 631 a) Net leaseable area is based on gross floor area (631,644) less shafts, corridors, elevators, restrooms and building lobby areas. b) Based on City of Newport Beach Parking Formula. First 125,000 sq. ft. - 1 space/250 ag, ft. Next 300,000 sq. ft. - 1 space/300 sq. ft. Over 425,000 sq. ft. - 1 space/350 sq. ft. c) Based on 1 space/100 sq. ft. and 50% of utilization from hotel quests and office development. d) Based on County Rate of one space/200 sq. ft. and 50% utilization by hotel guests and office develoopnent. e) Based on County Rate of one space/200 sq. ft. and 50% utilization by hotel guests and office development. f) Based on First 4,000 sq. ft. - 1 space/100 sq. ft. Above 4,000 sq. ft. - 1 space/ 8o sq. ft. Mr. Bob Trapp J. M. Peters Company RECOMMENDATIONS December 21, 1984 Page Six Based on the analysis presented in this report BDI recommends that the following preovisions be incorporated into the Conditional Use Permit Application for the Bayview project: Parking Requirements (See Table_2) _.. OFFICE (a) - First 125,000 Sq. Ft. - 1 Space/250 Sq. Ft. Next 300,000 Sq. Ft. - 1 Space/300 Sq. Ft. Over 425,000 Sq. Ft. - 1 Space/350 Sq. Ft. (a) - Based on Net Leaseable Area - HOTEL Guest Rooms. - Restaurant/Lounge - First 4,000 Sq. Ft. Retail Space Over 4,000 Sq. Ft. Banquet/Meeting - Rooms ATHLETIC CLUB - RETAIL (Separate from Hotel) RESTAURANT - First 4,000 Sq. Ft. (Free standing) Over 4,000 Sq. Ft. 530,772 Sq. Ft. - 1 Space/Room - 1 Space/200 Sq. Ft. - 1 Space/160 Sq. Ft. - 1 Space/200 Sq. Ft. - 1 Space/300 Sq. Ft. - 1 Space/400 Sq. Ft. - 1 Space/100 Sq. Ft. - 1 Space/80 Sq. Ft. Parkins Stall Dimensions and Mix SIZE MIX Standard Spaces - 9.0 Ft. X 19 Ft. 50% 25% - 50% i Mid -size Spaces (a) _ 8.5 Ft. X X 17 Ft. 16 Ft. Up to 25% Compact Spaces 8.0 Ft. ' (a) Up to 50`k but reduced to reflect compact percentage. II II 1 Mr. Bob Trapp December 21, 1984 J. M. Peters Company Page Seven We trust this report adequately addresses the parking requirements for the Bayview project. Please call me if you•have any questions or need additional' information. Sincerely BASMACIYAN-DARNELL, INC. BILL E. DARNELL, P.E. BED/cb BAYVIEW.II/9 I C 1 J I i I I 1 I i 1 1 i i 1 ATTACHMENT A COUNTY OF ORANGE PARKING CODE u ATTACHMENT B CITY OF NEWPORT BEACH PARKING REGULATIONS A G E N E R A L C O N T R O L S _ C O M M E R C I A L D I S T R I C T S Page 64 GENERAL CONTROLS COMMERCIAL Chapter 20.30 ' Chapter 20.30 GENERAL CONTROLS - COMMERCIAL DISTRICTS Sections: 20.30.010 Effect of Chapter. 20.30.015 Temporary Structures and Uses. 20.30.020 Uses Requiring Us-e Permit. 20.30.025 Extensions Into Yards. 20.30.030 Automobile Storage or Parking Space for Commercial Uses. 20.30.035 "H" Combining District. 20.30.040 "Z" Combining District. 20.30.045 Requirements for Off -Street Parking. 20.30.050 Plans and Drawings for Commercial Districts. 20.30.055 Building Site Area Exception. ' 20.30.010 EFFECT OF CHAPTER. The general controls contained in this Chapter shall apply to all developments in Commercial Districts and A-P Districts. 20.30.015 TEMPORARY STRUCTURES AND USES. A. INTENT AND PURPOSE. The intent and purpose of this Section is to,. establish procedures whereby the Director of Community Develop- ' ment or the Planning Commission may approve reasonable requests for interim or temporary uses of land or buildings when said uses are consistent with the City's General Plan and the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood and not violative of any other ' ordinances and regulations of the City. B. TEMPORARY USES AND STRUCTURES NOT TO EXCEED 90 DAYS. The Director of Community Development may authorize the temporary ' use of structures and land in any Commercial District for a period of time not to exceed 90 days. Prior to approving said temporary use the Director of Community Development shall inform the Planning Commission of his intent to permit said use an•d shall take whatever steps or precautions are necessary to assure that said use will be consistent with the purpose and intent of this Section and that said land or building will be restored at such time as the use is terminated. I11 I11 GENERAL CONTROLS' COMMERCIAL Chapter 20.30 C. PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF PARKING POOL. The parking requirement for office buildings, as specified in Section 20.30.035(B.)(2), may be modified in accordance with the following schedule: (1) For the first 1259000 sq. ft., parking shall be C I' provided at one space per 250 sq. ft. of net floor area. (2) For the next 300,000 sq. ft., parking shall be pro- vided at one space per 300 sq. ft. of net floor area. (3) floor area sq. it. ofinetshall floorbarevided a� For pools based on more than 425,000 sq. ft. of net floor area, the Planning Commission may modify the parking formula by Use Permit, based on a demonstrated formula. I I 7 L �I I__J 11 ATTACHMENT C EXCERPTS FROM URBAN LAND INSTITUTE "SHARED PARKING" REPORT J lip r I I I 1. he combination of the results discussed in the previous chapter for single land uses with sur- vey data for mixed -use developments made it possible to document the effects of shared park - son total parking spaces needed. The results are i Awn in terms of the reduced number of parking spaces needed to serve peak activity periods. The Jim data also disclosed the potential for multiple Mhls of reduction' in parking space, based on the different impacts of time and interrelated land uses. Yf r. EFFECTS OF TIME DIFTEREMT1ALS The principal hypothesis for this research was that the patterns of activity for land uses in a mixed -use project are sufficiently different so that the corre- sponding peak parking demands of each activity mould not occur simultaneously. Using the results of the analysis, the general char- acteristics of the time differentials are'illustrated by exhibits 19 to 22 for four combinations of two land uses. Exhibits 19 and 20 combine office with retail space and hotel with entertainment space. Each com- bination represents land uses with similar patterns. Exhibits 21 and 22 combine office with hotel space and retail with entertainment Space. These combinations involve land uses with dissimilar patterns. Exhibits 20 and 21 include demand profiles for hotel guest rooms, restaurants, and conference facilities. Major conven- tions would alter the aggregate hotel demand by creat- ing a substantial demand for parking at midday. II 33 iu IU I�LI I.1 J. The combinations result in several significant aspects: ■ Office/retatl space • On weekdays, retail parking demand is lower thaw on Saturday but competes with office parking demand. • Opportunity for shared parking occurs when the increase in weekend retail parking demand is ac- commodated by the decrease in weekend office parking demand. ■ Hotel/entertainment space • Peak parking demand coincides during evening hours. • Differences for the day of the week are not significant • Opportunities for shared parking exist through the operation of hotel facilities. For example, the hotel carve shown in exhibit 20 includes guest rooms, a hotel restaurant, and conference facili- ties. Daytime conference parking demand com- plements nighttime guest room parking demand. ■ Office/hotel space • The reduction in peak parking demand is signifi- cant; for the example illustrated in exhibit 21, the estimated reduction would be 190 spaces, or 12 percent, on weekdays and 175 spaces, or 28 per- cent, on Saturdays. • Because of low office demand, the total Saturday demand is substantially lower than the weekday net peak, a second level of opportunity for shared parking. ■ Retail/entertainment space • The potential for evening shopping hours pre- cludes meeting the potential for shared parking on weekdays. • On Saturdays, the midday peak in retail parking demand complements the evening peak in enter- tainment parking demand. Hourly, daily, and seasonal differences in the peak parking demand for various land uses in a mixed -use/ multiuse development make shared parking possible. These findings make it clear that shared parking is sensitive to the amount of land use, the specific land uses involved; and the combinations of land uses. 7b obtain the maximum potential for shared parking, land uses with dissimilar demand patterns need to be com- bined. The size of the components must produce peak demands of similar orders of magnitude to achieve the maximum reductions in parking spaces required as the result of time differentials. - i r- EffPPT Of THE CAPTIVE RUM As suggested by the preceding discussion, terrain land use relationships in mixed -use projects might produce greater reductions in parking dema$d, ex- ceeding those accounted for by different peak periods. These relationships are referred to here as the "ef- fects of the captive market' Two major types of effects, or'market synergy,' are possible in mixed -use or multiuse developments: 1. on -site market support (like office employees who also shop within the development) 2. improved market image and penetration (associated with the unique or prestigious environment of the development).16 The effect of market synergy is to create a market demand exceeding that which would occur in develop. ments with a single land use. *Market synergism, how- ever does not necessarily translate into a correspond- ing increase in parking requirements; it may result is a reduction because of the reduced demand for park- ing spaces per unit of land use as the result of land uses within walking distance of each other, which allows individuals to patronize more than one destina- tion on a single trip. Therefore, whether or not the net effect of market synergy is to increase or decrease parking require - a ments depends upon whether or not the market sup- port from complementary sources (for example, office ' employees supporting retail space, retail patrons sup- porting entertainment space) are included in the mar- ket analysis of each type of land use. If the additional market supports within a mixed - I use development are included in a market analysis, 16Withetspoon. Abbett, and Gladstone, op. cit. The captive market effects at mixed-use/multiuse projects significantly. reduce parking demand. they will be translated into additional floor space re- quirements for each land use component that trans- lates into larger peak parking demands. Because the land use components are within walking distance of each other, however, the additional market supports within the development do not create an additional parking demand, even though they may have created an additional requirement for floor space. In other words, to accurately define parking requirements in a mixed -use development, the parking demand ratios of a component land use should be factored downward in proportion to the amount of market support received from an adjacent land use. Thus, the effect of the captive market on parking demand at a particular mixed -use development de- pends upon specific market conditions. The range of possible market conditions was reflected in the data obtained from survey questionnaires. Aggregate re- sults of employees surveyed indicated that the percent- age of all employees who are also patrons at a particu- lar development ranged from 0 to 85 percent. On the average, however, employee -patrons in CBD develop ments and in combined -use developments increased significantly relative to CBD developments and single - use developments, respectively. These results are summarized in exhibit 23. LXMIT 23 EFFECTS OF CAPTIVE MARKET —PERCENTAGE OF EMPLOYEES WHO ARE ALSO PATRONS IN SAME OR NEARBY DEVELOPMENT CBD Site Non-CBD Site Average Range Average Range Sing!e-use sites 29% 0-76%• 19% 0-78% Mixed -use sites 61% 22-85% 28% 0-83% All sites 43%- 045% 24% 0-83% .:.The combined -use developments in the CBD had the largest average percentage of employee -patrons (61 percentL apparently twice as great as single -use .downtown projects. For nondowntown sites, however: the same relationship was not true. Employees in mixed -use sites reported only about 56 percent more links with other land uses (outside, their place of employment). The difference between downtown and nondown- town mixed -use sites was also large —more than twice as great For single -use sites, the difference was sub- stantially smaller. For hotel guests,,the potential for market synergy appears stronger. Even though the number of hotels included in the survey was limited, the questionnaire data indicated stmng links between hotel guests and nearby restaurant or retail land uses (within or adja- cent to the hotel). For eight hotels, 73 to 100 percent of the guests indicated they were also patrons of retail establishments and/or restaurants. Results for six hotels indicated a smaller range, 80 to 90 percent These results appeared to be consistent forboth down- town and suburban hotels. The amount of data was not sufficient to isolate specific relationships. It seems clear; however that hotel guests demonstrate a greater propensity for being captive patrons of amixed-use development than do employees, who are more likely to be captive pa- trons of the entire downtown. Walking distance or proximity is a major influence on the captive relation- ship. The sensitive distance. is affected by local fac tors, including climate, the safety and convenience of pedestrian paths (for example, the amount of conflict with vehicles), and the general environment Further; in some of the projects surveyed, the sites were some - 'what remote from other commercial development, and developers had provided food services (restaurants, cafeterias, vending machine centers) to encourage em- ployees to remain in the building. Overall, the effects of the captive market are poten- tially significant But they are very site specific. They should be reflected in demand analyses through more detailed research. MI, J. Iy - y .+ ,r ..r/./i/1'•,r- a TH MCSNWA711K IF AEBMS FAMNO 7b demonstrate the potential magnitude of the eV fects of shared parking, the findings for parking de- mand for individual land uses were used to estimate demand for mixed -use developments. These results were compared to the actual peak parking accumula- tion counts to identify the difference. This test in- volved three steps: 1. The computation of gross peak parking demand. Using the sue (square footage, number of rooms, etc.) for each land use component of the test case mixed -use developments and the single -use peak parking factors, parking demand was estimated. These results were added to estimate overall de - wand (in effect, it was assumed that peaks occur simultaneously). 2. The computation of shared parking demand Using the same dimensions for each land use as used in step 1, parking demand was computed for midday and evening periods separately. This exercise used the appropriate value of the parking demand factor for each land use by hour of day, as discussed previously. 3. Comparison of the results to actual parking demand The results of steps 1 and 2 were compared to the actual parking accumulation observed for the test cases. The actual parking data represent measure- ments taken during October to December 1982. Exhibit 24 summarizes the results of the test Col- umn (4) compared to column (1) indicates that actual parking accumulations are significantly lower than wouldbe traditionally estimated. Column (2) indicates the parking requirement using typical zoning code provisions. Column (3) compared to column (1) indi- cates that estimated shared parking demand would be lower than that indicated by traditional methods. Col- umn (3) reflects the site conditions for the 17 projects Estimating the overall park- ing demand for a mixed -use/ multiuse development sim- ply by adding the peak parking demand for individ- ual land uses produces an estimate that is too high. I I I I I EXHIBIT 27 REPRESENTATIVE MONTHLY VARIATIONS AS PERCENTAGE OF PEAK MONTH Month Office Retail Restaurant Cinema Residential Hotel Hotel Rooms Rooms Hotel Weekday Saturday Conference Hotel Convention January 100% 65% 80% 90% 100% 90% 65% 100% 20% February 100 65 75 70 100 90 70 100 40 March 100 70 90 50 100 95 80 100 80 April 100 70 90 70 100 95 85 100 80 May 100 70 95 70 100 95 85 100 100 June 100 75 100 100 100 100 90 100 100 July 1,00 75 100 100 100 -100 100 100 50 August 100 75 85 70 100 100 100 100 50 September 100 75 80 80 100 95 90 100 70 October 100 75 80 70 100 95 90 100 70 November 100 80 80 50 100 85 80 100 40 December 100 100 90 50 100 85 65 100 20 parking factor is then adjusted to the same -month. For example, if December is selected as the design month for a mixed -use project, the retail factor would be the normal peak, but the hotel factor would be factored to a value less than its seasonal peak. Adjustment for Mode of Transportation Used. Just as the parking demand factors must be adjusted -to the same season, they must also be adjusted to reflect the mode of transportation used. The recommended ap- proach is a twofold change. Faust, available peak park- ing demand factors are adjusted upward to reflect 100 percent auto use. Second, these parking factors for 100 percent auto use are adjusted downward to reflect the expected conditions at the development project 'being analyzed. For the typical suburban project where transit is not available, the second modification is not needed. However, for downtown projects in ur- ban areas where transit may be used for 10 to 60 percent of the trips, this correction is significant The source for data about transportation modes may be specific transportation surveys or transporta- tion data available from planning studies for the urban area. The latter choice requires an assessment of the information's *applicability to a specific site. Adjustment for Captive Market This adjustment is optional because the effects of a captive market are difficult to identify. %Kthout this adjustment, the de- mand, estimate for shared parking would probably be too conservative. The existence of the captive patron relationship is identified by surveys of employees, visitors, and pa- trons as well as by parking, surveys. Captive markets could be large enough to significantly lower parking demand. The data might indicate a widely ranging relationship that may not be predictable, however. They might be analyzed in a "what if' sense to test the possible impacts. Assuming a representative value of captive market support could reduce parking factors for retail or entertainment uses. An alternative would be to undertake a specific market analysis. This analy- sis would include a site -specific assessment of the potential for captive market support. STD 3. ANALYSIS V AOURLT ACCUMULATION This step produces an estimate of hourly parking accumulations for each land use during a 4-pical weekday or weekend day (Saturday). The results of this step identify the shape of hourly accumulation curves for five basic land uses. The curves were rea- sonably consistent for a aide range of surveyed sites i� u t APPENDIX C SURROUNDING AREA PARKING CRITERIA u 1 1 E 1 COUNTY OF ORANGE § 7-9.145.3 PLANNING (e) Parking area design. Common off-street parking areas, including multiple garages and carports serving five (5) or more dwelling units shall comply with the (g) following: (1) The off-street parking area shall be de- signed so that a vehicle within the park- ing area will not have to enter a street to move from one location to any other location within that parking area. (2) Parking and maneuvering areas, includ- ing garages and carports, shall be de- signed so that any vehicle can leave the parking area and enter into an adjoining vehicular right-of-way traveling in a for- ward direction. (3) Bumpers or tire stops shall be provided at the end of each open parking space along any property line, abutting a pub- lic walkway, street or alley, except where screening is positioned to insure that the motor vehicle will not extend into the public right-of-way. (4) All parking spaces shall be clearly out- lined on the surface of the parking fa- cility, except where parking spaces are otherwise identified in compliance with a parking detail plan approved by the approving authority. (See diagram in section 7-9-145.5.) Location of driveway on a corner lot. When a building site abuts two (2) intersecting streets, the driveway approach shall be located within the half of either street frontage that is farthest from the inter- section of the two (2) streets. If one of the intersecting streets is an arterial highway, the driveway approach shall be within the local or other street. Screening. Open off-street parking spaces shall be screened whenever such parking spaces abut the boundary of the building site or are located between a building or buildings and an abutting street, with screening materials not less than three (3) feet nor more than three and one-half (3 1h) feet in height, and may consist of one, or any combinations of the following types: § 7-9.145.4 (1) Walls: A wall shall consist of concrete, stone, brick, tile or similar type of solid masonry material a minimum of four (4) inches thick. (2) Fences, solid: A solid fence shall be constructed of wood, masonry or other materials to form an opaque screen. (3) Fences, open: An open -weave or mesh type fence shall be combined with plant materials to form an opaque screen. (4) Planting: Plant materials, when used as a screen, shall consist of compact evergreen plants. They shall be of a kind, or used in such a manner, so as to provide screening, having a minimum width of two (2) feet, within eighteen (18) months after initial planting. (Code 1961, § 78.0290.3; Ord. No. 2814, § § 4, 5, 2-13-75; Ord. No. 2891, § 3, 2.11-76; Ord. No. 3219, § 20, 10.1.80; Ord, No. 3267, § 1, 7-24.81; Ord. No. 3298, § 1,11-25-81; Ord. No. 3365, § 1,1-26.83) Sec. 7.9.145.4. Industrial, commercial, professional and institutional off-street parking requirements. The following off-street parking requirements are applicable to all uses other than the residen- tial uses set forth in section 7.9-145.3, and are in addition to the general, requirements set forth in section 7-9-145.2. (a) Size of parking spaces. (1) Covered or uncovered off-street parking spaces, except as noted below, shall be a minimum of nine and one-half (9 1/2) feet in width and nineteen (19) feet in depth. (2) Parallel parking spaces may be eight (8) feet in width and nineteen (19) feet in depth, with a minimum of eight (8) feet separating each pair of such park- ing spaces. (3) Parking spaces for the physically handi- capped shall be a minimum of twelve (12) feet in width and nineteen (19) feet in depth. ' Supp. No. 35 2732.3 III § 7-9-145.4 ORANGE COUNTY CODE § 7.9-145.4 \� (5) If covered parking contains spaces adjacent to a column or post, the minimum clear 1' unobstructed width of such parking spaces shall be not less than nine and one-half (91/s) feet. I 11 F (6) In measuring the depth of paving required for uncovered parking spaces, allowance may be made to accommodate vehicular projection, beyond the bumper or tire stop, if such projection does not interfere with screening or pedestrian use, except as specified in section 7.9.145.4(f)(3). See illustration for examples of permitted paving allowances. am �- 4 19 ft. Clear --a -{ ! it -19 ►t. Clout --Y-� �� 13.3 ►t. Min.—►{ Low Lond644 -16.3 /t. Mon. IN Slope F-*. — 11 Ft. Clear ►-� r " . \ S In. Max --1�.3 !t. Min. ---►{ T -►I !W - 2.b It NOT PERMITTED - =t � (� ►d.uri.n Walkway ' Supp. No. 30 2732.4a II �i § 7-9.145.4 ORANGE COUNTY CODE § 7-9.145.-4 (4) Unenclosed parking spaces with a side, abutting a wall, building, fence, or r fl other obstruction, shall be two (2) feet than ' wider the standard required width. II � { �r 1 � 1 r � r �1 Supp. No. 35 2732.4 , r I ,t I 1 I I I I I I I I I i § 7-9-145.4 PLANNING § 7.9-145.4 (b) Parking accessways. Parking accessways are (2) Parking and maneuvering areas shall be those driveways that provide ingress or arranged so that any vehicle can leave egress from a street to the parking aisles, the parking area and enter into an ad - and those driveways providing interior cir- joining vehicular right-of-way traveling culation between parking aisles. in a forward direction. (1) One-way drives shall have a minimum width of fifteen (15) feet. ' (2) Two-way drives shall have a minimum width of twenty-eight (28) feet. (c) Parking aisles. Parking aisles are driveways which provide direct access to parking spaces. Parking aisles shall have a minimum width of fourteen (14) feet as provided in section 7-9-145.5(b). In no case shall the parking aisles for two-way traffic be less than twenty-four (24) feet in width. (d) Number of required off-street parking spaces. (1) The minimum number of off-street parking spaces required shall be in com- pliance with the listed requirements set forth for each general category of laned use in section 7-9-145.6. (2) If no provisions for the required number of off-street parking spaces are set forth in section 7-9-145.6 or else- where in this article, or the provisions are not clear for any specific use or uses, the Director, EMA, shall determine the number of off-street parking spaces required. (e) Parking facility design. (1) a. Off-street parking facilities shall be designed so that a car within a facility shall not have to enter a street to move from one location to any other location within the same parking facility. b. On industrial sites, separate non- contiguous parking facilities may be provided with independent en- (f) trances for employee and visitor parking, provided the facility use is clearly identified. (3) Bumpers or tire stops shall be provided along any property line abutting a pub- lic walkway, street or alley, except where screening or landscaping is in- stalled. Bumper or tire stops shall be positioned to insure that the motor vehicle will not extend into the public right-of-way. (4) Parking accessways shall not have park- ing spaces taking direct access there. from and shall not be intersected by a parking aisle or another parking access - way for a minimum distance of fifty (50) feet from the street right-of-way from which access is taken. (See dia- gram in section 7-9-145.5.) (5) All parking facilities taking access from an arterial highway shall have a parking accessway between the highway and the parking aisles. (6) The point of exit or entry from any off-street parking space shall not be closer than twenty (20) feet from a street right-of-way line at a street opening. (7) All parking stalls shall be clearly out- lined with double or hairpin lines on the surface of the parking facility. (See diagram in section 7-9-145.5.) (8) Parking spaces for the physically handi- capped shall be located to provide easy access to the main or designated en- trance of the building to be used by the physically handicapped. Such parking spaces shall be identified by installation of a sign incorporating the international physically handicapped symbol. Landscaping. Landscaping of parking areas shall be provided in accordance with the provisions of the applicable land use dis- trict regulations. In all cases, space within the off-street parking area not utilized for I Supp. No. 26 2732.5 I § 7.9-145.4 ORANGE COUNTY CODE driveways, maneuvering areas, parking stalls or walkways shall be landscaped. Land- scaped areas shall be separated from paved driveway, parking space and maneuvering areas by a minimum six -inch -high barrier. (g) Screening. Open parking spaces and parking structures shall be screened with a solid ' wall of not less than three (3) feet nor more than three and one-half ( 3 1h) feet in height whenever such parking is adjacent to a street right-of-way and when the street separates such parking from any district zoned for residential or agricultural uses. Walls shall be located adjacent to the in- side edge of any required boundary land- scaping and to the outside edge of the paved parking area when there is no land- scapmg (h) Vehicular access standards. The vehicular access detail plan required for the CR, CC, ' CH and CN Districts shall be in substan- tial conformity with the following: 11 (1) The first street opening from an inter. section should be a minimum of one hundred ten (110)feet from the point of intersection of the ultimate right-of- way lines of the abutting streets. (2) The second street opening should be a minimum of three hundred (300) feet from the point of intersection of the ultimate right-of-way lines "of ' the abutting streets. (3) Any additional street openings should be a minimum of three hundred (300) feet, from center to center, from any other street opening except in the CN District, where the distance between street openings should be a minimum of one hundred fifty (150) feet from center to center. (4) There should be a .minimum distance of twenty-two (22) feet measured at the ultimate property line, between a street opening in this district and any existing street opening in any other dis- trict. § 7.9-145.4 The vehicular access detail plan' as required in the districts listed above, shall be submitted to the Director for his ap- proval prior to the issuance of a building permit or grading permit. The Director shall weigh each application on its merits and may grant a modification of any of the above guidelines if he finds that the efficiency of the arterial highway system will be maintained and that conditions or terrain indicate it is impractical or in- advisable to comply with the requirements, or if these requirements will create or result in undue hardship to the abutting property. (i) Joint use of parking facilities. Joint park- ing facilities that contain less than the sum of the parking space for two (2) or more individual uses may be permitted in com- pliance with the following requirements: (1) Detail plan required. A detail plan shall be approved by the Director and shall be signed by every owner of an individual use that would use the joint parking facility. (2) Parking demand data. Information shall be provided on the estimated parking demand for all uses at various times throughout the day. (3) Adequate parking required. The permit shall not be approved unless the Director finds that adequate parking will be available for all uses at all times throughout the day. (4) Location of parking. Parking facilities shall be within three hundred (300) feet of the uses they serve. (5) Recorded agreements. The permit approval shall be conditional upon the recording with the County Recorder of an agreement executed by all parties concerned assuring the continued avail- ability of the required number of park- ing spaces at all times. (Code 1961, § 78.0290.4; Ord. No. 2814, § § 4, 5, 2-13-75; Ord. No. 2891, § 3, 2-11-76; Ord. No. 3219, § 20,10-1.80) Supp. No, 26 2732.6 § 7.9-145.5 PLANNING Sec. 7.9.145.5. Design requirements. (a) Off-street parking stall and access standards. § 7-9.145.5 �' 3 I • �� ' - u•so ONE WAY , AISLE IS+ A13LE WIDTH / WIDTH - CYIN.24•) —WIOTN CYIN.217 CSEE OCLOW) rr �• so PARALLEL PARKING (I.)ACCE33 DRIVE GRADE AT STREET R1OiW ACCESS DRIVES AND PARKING AISLES STREET I R5 'MAx ' ACCESSWAYS --�— STREET._� } �-_ STREET (2) DRIVEWAY OR PARKING STRUCTURE RAMPS TRANSITION Z Co RAMP SLOPE I 1 j = s• I RAMP SLOP) 1 11MAX, 20 \. IrYMltb•;.— RAMP—'T`!'MIN: •1 } / TRANSITION TRANSITION SLOPE SLOPE Re TRAN3ITION3 REQUIRED ONLY IF RAMP > u �0 SLOPE EXCEEDS 10 i• C J C3.) MAXIMUM PARKING STALL AND PARKING AISLE GRADES Supp. No. 26 rww.� .GRADE PROFILE PARKING STALL PARKING AISLE AND I-MAA.2%FOR RETAIL COMMERCIAL+1 PLAN ` VIEW �--{ 24'----�F---i MAX. Sx GRADE MAX. 2%FOR RETAIL COMMERCIAL 2732.7 ACCESS DRIVE p It § 7-9-145.5 ORANGE COUNTY CODE § 7-9.145.6 I(b) Minimum parking aisle width for one-way traffic. Parking Aisle I Angle Width Degree (feet) 0 — 44 14.0 45-49 14.5 50-54 25.0 55 — 59 16.0 60 —64 17.0 I U Parking Aisle Angle Width Degree (feet) 65 —69 18.0 70 — 74 19.5 75 — 79 21.0 80 — 90 24.0 (c) Minimum parking aisle width for two-way traffic. For two-way traffic, aisle widths and maneuvering areas shall be a minimum of twenty-four (24) feet wide. (Code 1961, § 78.0290.5; Ord. No. 2814, § § 4, 5, 2-13-75; Ord. No. 3219, § 20,10-1.80) Sec. 7-9-145.6. Off-street parking requirements. (a) All land uses shall provide off-street parking in compliance with the following requirements, un- less otherwise modified by the provisions contained in sections 7-9-125 and 7-9.150. The off-street parking requirements listed under this section are the minimum requirements for each specific use; however, it shall be the responsibility of the developer, owner or operator of any specific use to provide adequate off-street parking, even though such parking is in excess of the minimum re- quirements set forth in this section. use (1) Auditoriums, theaters, sports arenas, stadiums (2) Automobile washing and cleaning establishments, except self-service (3) Automobile washing and cleaning establishments, self-service (4) Banks, commercial (5) Barbershops or beauty parlors (6) Bowling lanes and billard halls Supp. No. 26 2732.8 Minimum Parking Stalls Required 1 for each 3 seats or 1 for each 35 square feet of gross floor area where there are no fixed seats 16 minimum 5 for 2 stalls 1 for each 200 square feet of gross floor area 2 for each barber chair and 3 for each beautician station 5 for each alley, 2 for each billiard table contained herein 11 11 § 7-9.145.6 (� Use 1 I i I I I E (7) Churches, temples and other places of assembly not specified elsewhere (8) Clubs, lodge halls, union headquarters (9) Convalescent and nursing homes, homes for the aged, rest Homes, children's homes and sanitariums (10) Dance halls (11) Day nurseries, including pre-schools and nursery schools (12) Golf courses a. Driving ranges b. Pitch and putt and miniature golf courses c. Regulation course (13) Handball/racquetball facility (14) Health studios and spas (15) Hospitals (16) Industrial uses of all types except a building used exclusively for warehouse purposes PLANNING § 7-9-145.6 Minimum Parking Stalls Required 1 for each 3 fixed seats within the main auditorium or for every 35 square feet of seating area within the main auditorium where there are no fixed seats; 18 lineal inches of bench shall be considered a fixed seat 1 for each 75 square feet of gross floor area 1 for every 4 beds in accordance with the resident capacity of the home as listed on requried license or permit 1 for each 7 square feet of dance floor area, plus 1 for each 35 square feet of additional gross floor area 2 for each 3 employees and teachers plus 1 loading space for every 8 children 1 per tee, plus the spaces required foraddi• tional uses on the site 3 per hole, plus requirements for acces- sory uses 8 per hole, plus the space required for ad- ditional uses on the site 1.5 for each court plus the spaces required for additional uses on the site 1 for each 150 square feet of gross floor area (For the purposes of this subsection, swimming pool area shall be counted as floor area.) 1 3/4 for each patient bed 1 for each 500 square feet of gross floor area iSupp. No. 26 2732.9 § 7-9-145.6 ORANGE COUNTY CODE § 7-9.145.6 Minimum Parking Use Stalls Required (17) Laundry or dry cleaning 1 for each 3 machines establishments, solely coin operated (18) Libraries 1 for each 300 square feet of gross floor area (19) Lumberyards (20) Model home sales complex (21) Mortuaries and funeral homes (22) Motels and hotels (23) Motor vehicle sales and auto- motive repair shops (24) Offices a. General and administrative b. Medical clinics or offices; dental clinics or offices c. Professional, other than medical or dental d. Veterinary hospitals and clinics (25) Public utility facilities including but not limited to, electric, gas, water, telephone and telegraph facilities not having business offices on the premises Supp. No. 26 2732.10 1 for each 500 square feet of gross floor area for retail sales, plus 1 for each 1,000 square feet of open area devoted to display or sales, plus 1 for each 2 employees 10 plus 4 for every model in excess of 5 5 plus 250 square feet of usable and ac- cessible paved parking area for every 25 square feet or fraction thereof of assembly room floor area 1 for each guest unit 1 per 400 square feet of gross floor area 1 for each 250 square feet of gross floor area 1 for each 150 square feet of gross floor area 1 for each 250 square feet of gross floor area 1 for each 150 square feet of gross floor area 1 for each 2 employees in the largest shift, plus 1 for each vehicle used in connection with the use. A minimum of 2 spaces shall be provided for each such use regardless of building space or number of employees 11 1� § 7-9-145.6 I� Use I r I II (26) Restaruants, except drive-ins, cafes, nightclubs, taverns, lounges or'other establishments for the sale and consumption on the premises of food and beverages (27) Restaurants, drive-in (28) Retail stores a. General, except as otherwise specified herein b. Discount department stores c.. Furniture and appliances d. Shopping centers, all districts except CR District e. Shopping centers, CR District only (29) Savings and loan offices, other financial institutions (30) Schools a. Elementary and junior high schools PLANNING b. College, universities and instutions of higher learning, parochial and private c. Senior high schools, public, parochial and private d. Trade schools, business colleges and commercial schools (31) Skating rinks, ice or roller Supp.No.26 2732.11 § 7-9.145.6 Minimum Parking Stalls Required 10 minimum or 1 for each 100 square feet of gross floor area up to 4,000 square feet, plus 1 for each 80 square feet of gross floor area over 4,000 square feet 10 plus 1 for each 100 square feet of gross floor area 1 for each 200 square feet of gross floor area 8 for each 1,000 square feet of gross floor area 1 for each 500 square feet of gross floor area 5.5 for each 1,000 square feet of gross floor area 8 for each 1,000 square feet of gross floor area 1 for each 250 square feet of gross floor area 2 for each classroom 1 for each 3 students, plus 1 for each 2 members of the faculty and employees 1 for each member of the faculty and each employee, plus 1 for each 6 students regularly enrolled 1 for each 3 student capacity of each classroom plus 1 for each faculty member or employee 1 for each 100 square feet of gross floor tLrea, plus the spaces required for addi- tional uses on the site I I I § 7-9.145.6 ORANGE COUNTY CODE § 7-9-145.6 Minimum Parking Use Stalls Required (32) Stables, commercial (33) Storage yards in connection with contractors' business; salvage yard; junkyard; automobile wreck- ing yard; storage yard (34) Swimming pools, commercial (35) Tennis clubs, commercial (36) Warehouses, storage buildings or structures used exclusively for storage purposes (37) Wholesale establishments and ware- houses not used exclusively for storage Sufficient area, treated to prevent dust, to provide for the needs of customers and employees, but not less than 1 acces- sible space for each 5 horses kept on the premises 6 which shall be separated from the en- closed storage area 1 for each 500 square feet of gross en- closed area, plus the spaces required for additional uses on the site 3 for each court, plus the spaces required for additional uses on the site 1 for each 2,000 square feet of gross floor area 1 for each 1,000 square feet of gross floor area, less that area devoted to office or sales, plus 1 for each 250 square feet of office or sales area ' (b) Parking area shall be computed by adding the areas used for parking accessways, drives, aisles, stalls, maneuvering and landscaping within that portion of the premises that is devoted to vehicular parking. (c) Common parking facilities for mulitple uses. Uses on contiguous building sites may share common parking facilittes within one or more parking areas located within such contiguous build- ing sites, provided: (1) The total amount of all such parking facilities is at least equal to the sum of the requirements for the individual uses that share the common parking facilities; (2) Adequate assurance is provided to guarantee that required parking will continue to be main- tained in compliance with applicable provisions of section 7-9-145. (3) A detail parking plan, showing all common parking facilities, shall be approved by the Director, EMA. (4) The assurance required by (2) and the parking plan required by (3) shall be recorded in the office of the Orange County Recorder. Supp. No. 26 2732.12 t' i tj § 7-9-145.6 PLANNING § 7-9-146.1 (d) Whenever any nonresidential use is located on a building site that is also used for residential purposes, parking facilities shall be provided for the residential use as required, in addition to the parking required for the nonresi- dential use or uses. (e) Requirements not specified. If no provi- sions for the required number of off-street park- ing spaces are set forth in these regulations, or the provisions are not clear for any specific use or uses, the Director, E1VIA, shall determine the number of off-street parking spaces required. (Code 1961, § 78.0290.6; Ord. No. 2841, § § 4, 5, 2.13-75; Ord. No. 2891, § 3, 2.11.76; Ord. No. 3219, § 20,10.1.80) Sec. 7-9.145.7. Alternatives to off-street parking regulations. (a) Alternative provisions to any of the off- street parking regulations may be permitted sub- ject to the approval of a use permit application approved in compliance with the provisions of section 7-9-150.2. Any such application may be approved provided the approving authority finds: (1) Applicable off-street parking requirements are excessive or inappropriate due to the nature of the specific use involved or be- cause of special circumstances applicable to the property; and (2) The proposed off-street parking facilities comply with the intent of these regulations as specified by section 7.9.145.1. (b) Parking for mid -size and compact -size cars may be provided in compliance with an ap- proved parking detail plan and with the following requirements: (1) A maximum of fifty (50) percent of the required spaces may be reduced from the standard size to a minimum of eight and one-half (8 1h) feet wide by seventeen (17) feet deep. (2) Such spaces shall be separate from standard -size spaces in separate bays, rows or aisles which are clearly identified for mid. or compact -size cars. Supp. No. 29 (3) The parking detail plan shall indicate how motor vehicle drivers will be directed or required to park in appropriate size spaces. (Ord. No. 2814, § 5, 2-13.75; Ord. No. 2919, § 1, 6-16-76; Ord. No. 3219, § 20, 10-1.80) Sec. 7-9-146. Special regulations. All references to this section shall include sec- tions 7.9.146.1 through 7-9.146.6. In order to permit certain uses in some districts or areas where they may be appropriate but may not otherwise be compatible with other permitted uses in the district, the special regula- tions are established to insure the compatibility of these uses so they may be established and maintained in harmony with their surrounding uses. The special regulations contained in this sec- tion shall govern the land, buildings and struc- tures and other improvements specified below where so designated in the district regulations. Except as otherwise provided in this article, no use, building or structure shall be established, enlarged, operated or maintained unless such use, building or structure conforms with the standards specified within this section and in the district regulations. (Code 1961, § 78.0280) Sec. 7-9.146.1. Animal hospitals and clinics — Performance and development standards. In addition to the requirements of each dis- trict, the following performance and develop- ment standards shall apply to the establishment, maintenance and operation of animal hospitals and clinics in any district in which they are permitted: (a) Purpose and intent. The animal hospitals and clinics standards are intended to pro- vide for the location, maintenance and operation of animal hospitals and clinics in areas and under conditions that will enhance their compatibility with other permitted- uses in the area. It is intended that these regulations be observed in addi- tion to the district regulations to be com- plied with in any district wherever they are located. (b) General requirements. 2732.13 ' § 7-9.146.1 ORANGE COUNTY CODE § 7-9-146.2 I I I I 11 �I P i I I i (1) All animal service and confinement areas shall be in an air-conditioned and sound -attenuated building. (2) Air conditioning shall be sound atten- uated so as to minimize noise from within the building. (3) Facilities for housing of not less than five (5) animals shall be maintained on the premises. (4) Runs shall be in an air-conditioned and sound -attenuated building. (5) All facilities for treatment and con. finement of animals shall be designed, installed or constructed and maintained in a manner meeting the approval of the Director, Veterinary Public Health Division, Health Department. (Code 1961, § 78.0280.1) Sec. 7.9-146.2. Adult entertainment businesses. (a) Purpose and intent. Special locational regulation of adult entertainment businesses is necessary to ensure that adverse effects caused by operational characteristics will not contribute to the blighting or downgrading of the surround- ing neighborhoods. The primary purpose of the regulation is to prevent the concentration or clustering of these businesses in any area. (b) Definitions. For the purposes of this sec- tion, the term "adult entertainment business" is defined to include each and every one of the following described uses: Adult book store: An establishment having as a substantial or significant portion of its stock in trade, books, magazines or other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specked sexual activities" or "specified anatomical areas" or an establish- ment with a segment or section devoted to the sale or display of such material. Adult business: Either: (1) any business which is conducted exclusively for the patronage of adults, and as to which minors are specifically excluded from patronage thereat, by law except any business licensed by the State Department of Alcoholic Beverage Control; or (2) any busi- Supp. No. 29 ness, other than those expressly specified in this section, where employees or patrons expose "specified anatomical areas" or engage in "specified sexual activities"; or (3) any other business or establishment which offers its patrons services or entertainment characterized by an emphasis on matter depicting, exposing, describing, or discussing or relating to "specified sexual activities" or "specified anatomical areas." Adult business shall not be deemed to include the practice of any of the healing arts by any person licensed therefor under the California Business and Professions Code. Adult hotel or motel: A hotel or motel wherein material is presented which is distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified ana. tomical areas." Adult mini -motion picture theater: An en- closed building with a capacity for less than fifty persons used for presenting material distinguished or characterized by an emphasis on matter depicting or relating to "specified sexual activities" or "specified anatomical areas" for i observation by patrons therein. Adult motion picture arcade: Any place to which the public is permitted or invited where- in coin or slug -operated or electronically, elec- trically or mechanically controlled still or motion picture machines, projectors or other image -producing devices are maintained to show images to five or fewer persons per machine at any one time, and where the images so displayed are distinguished or characterized by an emphasis on depicting or describing "specified sexual activities" or "specked anatomical areas." Adult motion picture theater. An enclosed building with a capacity of fifty or more persons used for presenting material distinguished or characterized by an emphasis on matter de- picting, describing or relating to "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. Cabaret: A nightclub, theater or other estab- lishment which features live performances by topless and/or bottomless dancers, go-gc dancers, exotic dancers, strippers, or simile: 2732.14 CITY OF COSTA MESA PARKING STANDARDS STANDARD STALLS SMALL CAR STALLS Aisle Width Stall Dimensions Aisle Width Stall Dimensions Parking Angle• 1 Way/2 Way a b konaostrun 1 Way/2 We A 8 30 15' / 21' 151/2' 18' 17'' 15' / 20' 13 16 45 15' / 21' 18'/s' 13' 12' 15' / 20' 14% 11% 50 15' / 21' 19' 12' 11' 15' / 20' 15 11 60 191/a7 21' 20' 10'/2' 10' 15' / 20' 16 9% 70 23' / 23' 20' 9'%' 9' 15' / 20' 16 8'/2 80 24' / 24' 20' 9' 8'%' 18% / 20' 16 7% 90 26' / 26' 19' 9' 8%, 22' / 22' 15 7% *Other parking angles are also permitted. Specific parking stall and aisle dimen- sions for various parking angles are available from the Planning Department. STANDARD STALLS SMALL CAR STALLS (ALL ZONES) CMF 0571.30 rw. 2/22 ' CITY OF COSTA MESA ' PARKING DESIGN STANDARDS (All Zones Except R1) 1. All parking areas containing more than two 12) spaces shall provide forward motion access to and from the public 11 street, unless an exception is approved by the Planning Director. 2. Parking areas shall provide internal circulation or sufficient, designated turnaround space. Turnaround area, as shown on the reverse side of this sheet, shall be provided at the end of all dead-end parking aisles exceeding 100 feet in length. ,I Other turnaround arrangements providing the same maneuverability may be approved by the Planning Department. 3. A maximum of two (2) feet of the required stall depth may be allowed or required as bumper overhang into landscaped area. This area may not be included in the fulfillment of required landscape area for the site, nor may it encroach into ' I the required street setback. 4. Carports shall provide a clear inside dimension of nine (9) feet with vertical supports recessed a minimum of four (4) feet from access aisle. S. Garage parking stalls shall maintain unobstructed inside dimensions of at least ten (10) feet in width and twenty (20) feet in length. Garages shall be provided with a minimum door width of nine (9) feet for single garages and eighteen (18) feet for double garages. ' 6. Stalls (open and carports) with vertical restrictions at the side (wails, fences, shrubs, etc.) shall be increased in width one (1) foot over the width normally required. 7. When necessary due to constraints, minor reductions in aisle width may be approved by the Planning Department provided the stall width is increased accordingly. S. Site plans shall be drawn to scale. The following scales are recommended: 1" - 10'; 1" - 20'; 1" = W. 9. Parallel parking stalls shall be nineteen (19) feet in length and eight (8) feet wide, except that parallel parking stalls ' for small cars shall be fifteen (15) feet in length and seven (7) feet wide. Four (4) feet shall be provided at each and of each parallel parking space or eight (8) feet shall be provided between every other parking space. STANDARD T -Le'--1>i'� o 1 r i 4'F � 1 rI� OR $MALL CAR a is 10. Handicapped stalls shall be provided according to the following table: Total Number of .......... NUMBER OF HANDICAPPED PARKING parking Spades............ SPACES REQUIRED - STATE STANDARDS 1-40................. 1 41-80.................2 01.120................3 121-140................4 1 E-15-�4FP; 1= F Handicapped stalls shall be 19 feet in length and 14 feet wide. 161.300................5 301-400................[ 401-300................7 ever 500................ 1 for each 200 additional spaces Provided 11. Where feasible, small car parking shall be provided according to the Drachman System. H I I COSTA MESA R2, R3, R4, PDR OFF STREET PARKING REQUIREMENTS AND DEVELOPMENT STANDARDS (Ordinance Summary) PARKING REQUIREMENTS —APARTMENTS COVERED PARKING 1.0 garage or carport per unit OPEN PARKING .5 space per bachelor or 1 bedroom unit .8 space per 2 bedroom unit 1.0 space per 3+ bedroom unit bedroom definition includes: den, library, study, etc. round to nearest full space before adding guest parking GUEST PARKING 0.1 space per unit (round to nearest full space) REDUCTION OF PARKING "No owner or manager shall lease, rent, sell or otherwise make unavailable to residents and guests the parking required by this Ordinance. Furthermore, the rental of a dwelling unit shall be deemed to include the exclusive use of one garage space and equal access to the required open spaces reserved for residents." PARKING REQUIREMENTS — CONDOMINIUMS COVERED PARKING 1.0 garage per unit 1.0 other covered space per unit (garage or carport) covered parking must be adjacent to the unit being served GUEST PARKING OS space per unit PARKING REQUIREMENTS — DETACHED UNITS ON INDIVIDUAL LOTS IN PDR ZONES UNITS SERVED BY PUBLIC OR PRIVATE STREETS WITH ROADWAY WIDTH (DISTANCE BETWEEN OPPOSITE CURB FACES) LESS THAN 36 FEET: same as condominiums (see above) UNITS SERVED BY PUBLIC OR PRIVATE STREETS WITH ROADWAY WIDTH (DISTANCE BETWEEN OPPOSITE CURB FACES) OF 36 FEET OR MORE: same as RI (a garage or garages with minimum, unobstructed inside measurements of twenty feet in length ' and twenty feet in width) DEVELOPMENT STANDARDS LANDSCAPING Separated from paved areas with approved curbing PAVING UNDER COVER Paving under required covered parking shall be portland cement concrete WHEEL STOPS Approved wheel stops or continuous curbing for each required parking space DRIVEWAYS (serving more than one dwelling unit) Minimum drive width 16 feet ADDITIONAL DEVELOPMENT STANDARDS are contained in other sections of the Ordinance. Please verify these with the Planning Division. CMF o"6.30, nv. 7/82 I J f I I I COSTA MESA RESIDENTIAL DEVELOPMENT STANDARDS (Partial Summary) MA7t7MUM DENSITY Rl: I unit per parcel; minimum 6,000 square feet per parcel R2: 1 unit per 3,000 square feet of net parcel area R3: 1 unit per 2,000 square feet of net parcel area R4: 1 unit per 1,500 square feet of net parcel area SETBACKS (measured from ultimate property line as shown on Master Plan of Highways) Rl: Front — Greater of the following: 50 feet from centerline of street or 20 feet from property line Rear — 25 feet* (main structures may extend to within 7'i feet of the rear property line, but not to exceed 1/3 of the average width of the rear yard.) Side — 5 feet (corner lot — 10 feet on street side, on streets at least 60 feet in width. 12% feet on streets 50 feet in width) R2: Same as Rl R3: Front — Same as Rl Rear — 15 feet* Side —Same as Rl R4: Front — 10 feet Rear — 10 feet* Side — 10 feet on one side, 5 feet on other side (comer lot — 10 feet on street side on streets at least 60 feet in width. 12% feet on streets 50 feet in width) MAXIMUM BUILDING HEIGHT 2 stories, not to exceed 30 feet OPEN SPACE (other than buildings, driveways, parking) 4017o of net parcel area CARPORTS, TRASH ENCLOSURES, MECHANICAL EQUIPMENT Must be screened from view BUILDING SEPARATION R2, R3: 10 feet between main buildings R4: 10 feet per story (of tallest building) between main buildings ACCESSORY STRUCTURES Maximum height: 1 story, not to exceed 15 feet No setback at side or rear (except on corner lots) May occupy up to 507o of required Rear Yard (75% in R4) Minimum 6 foot separation from main buildings PARKING Prohibited in setbacks adjacent to street Must be screened from view of street REVIEW PROCEDURES Proposals for construction in the R2, R3, R4 and R2-CP, R3-CP and R4-CP zones are reviewed by the Staff under the procedures for Development Review. CMF 0678.30 rev. 4/80 I I i 11 COSTA MESA COMMERCIAL PARKING REQUIREMENTS USE 1. Office uses (except as identified below) and retail stores 2. Banks, Savings & Loans 3. Medical and Dental Offices 4. Furniture and appliance stores with floor areas greater than 5,000 sq. ft. S. Churches, theaters, mortuaries, auditoriums, service and fraternal clubs, and lodges 6. Restaurants and bars providing on -site seating for more than 12 persons 7. Racquetball and tennis facilities S. Health clubs, spas, figure salons, skating rinks, massage parlors, game arcades 9. Bowling alleys 10. Trade schools, business colleges, dancing and music academies 11. Motels 12. Hotels NUMBER OF SPACES REQUIRED — 4 spaces per 1,000 sq. ft. of gross floor area with minimum of 6 spaces. — 5 spaces per 1,000 sq. ft. of gross floor area with minimum of 6 spaces. — 6 spaces per 1,000 sq. ft. of gross floor area with minimum of 6 spaces. — 2 spaces per 1,000 sq. ft. of gross floor area with a minimum of 20 spaces. — 1 space for each three fixed seats within the main auditorium or assembly area or I space for every 35 square feet of seating area within the main auditorium or assembly area if there are no fixed seats. Eighteen linear inches of bench shall be considered equal to one fixed seat. 10 spaces per 1,000 sq. ft. of gross floor area for the first 3,000 sq. ft. and 20 spaces per 1,000 sq. ft. for each additional 1,000 sq. ft. above the first 3,000 sq. €t. • 3 spaces per court plus parking required for incidental uses such as restaurants which shall be calculated as required elsewhere in this Article. 10 spaces per 1,000 sq. ft. of gross floor area. — 3 spaces per alley plus parking required for incidental uses such as restaurants which shall be calculated as required elsewhere in this Article. — 10 spaces per 1,000 sq. ft. of gross floor area. I space for each rentable unit without cooking facilities. Each rentable unit with cooking facilities shall be governed by 9 13-545(C). 1 space for each two rentable units plus 10 spaces per 1,000 sq. ft. for the first 3,000 sq. ft. and 20 spaces per 1,000 sq. ft. for each additional 1,000 sq. ft. above the first 3,000 sq. ft. for restaurant, banquet, meeting room and kitchen space. Small car parking -allowed — 2590 of all spaces in excess of 15. CMF 0561.30. rev. 12/82 (over) 0 _1 II I J 1 I I I COMMERCIAL DEVELOPMENT STANDARDS GENERAL (AP, Cl, C2, CI-S, CL, AP-CP, CI-CP and C2-CP) MAXIMUM BUILDING HEIGHT: 2 stories not to exceed 30 feet SETBACKS Front: 20 feet Side: 15 feet on one side only and-0 feet on the other Rear: 0 feet If adjacent to residential district: 2 times the height of the nearest structure on the site adjacent to the residential district If adjacent to a public street: 15 feet (side and rear property lines only) LANDSCAPING 1. All required street setbacks 2. In addition, 25 square feet of landscaping per parking space 3. Minimum planter size of 25 square feet 4. 1 tree (15 gallon minimum) per 200 square feet of landscaped area S. Separated from paved areas with 6-inch-high concrete curbing 6. Landscape plan approved by the Planning Division 7. Automatic sprinkler facilities provided S. Street trees in parkway and/or front setback stroll meet with the approval of the Leisure Services Department. UTILITIES 1. Must be installed underground unless waived by the Planning Commission 2. Meters must be installed in a vault, wall cabinet, or wall box MINIMUM LOT AREA AND SITE COVERAGE C1 & C2: Minimum lot area - Minimum lot width - AP & CL: Minimum lot area Minimum lot width CL: Site coverage C1S: Minimum lot area - Site coverage - 12,000 square feet 60 feet 6,000 square feet 50 feet for interior lots; 60 feet for corner lots 404b 5 acres 25% ADDITIONAL REQUIREMENTS 1. All interior property lines abutting residentially zoned property -shall have solid, opaque walls or fences 2. All activities (including storage) must be conducted within a building unless approved by a Conditional Use Permit 3. Construction in the Commercial Zones requires Development Review by Staff prior to application for building permits. Consult with the Planning Department regarding procedures. (over) CMF 0561.30, rev. 7/e0 INDUSTRIAL DEVELOPMENT STANDARDS DWMUDJ VJWW a 1 t nul4— iP Parking 3 Spaces per 1,000 square feet 1 — 25,000 square feet of gross building area 2 Spaces per 1,000 square feet 25,001 — 50,000 square feet of gross building area 1 �4_ Spaces per 1,000 square feet above 50,000 square feet of gross building area ' Loading Areas 1. Shall not encroach into required building setbacks 2. Shall be screened from public view Landscaping 1. All required street setbacks 2. 15 square feet per parking space ' 3. 1 tree (15 gallon minimum) per 200 square feet of landscaped area. 4. Separated from paved areas with 6 inch concrete curbing S. Landscape plan approved by the Planning Department 6. Automatic sprinkler facilities provided Utilities must be installed underground unless waived by Planning Commission. All activities (including storage) must be conducted within a building unless approved by Conditional Use Permit. MG Setbacks (Measured from ultimate property line as shown on Master Plan of Highways) 1. When property is adjacent to any residential zone: Front yard —Twenty (20) feet Side and rear yard —Two (2) feet times the height of the nearest industrial structure on the site, adjacent to the residential zone. 2. When property is adjacent to any zone other than a residential zone: Front yard —Ten (10) feet Side and rear yard —Zero feet 3. When a rear property line is adjacent to a public right-of-way, a minimum setback of ten (10) feet shall be maintained. 4. Comer lot: Front yard —Fifteen (15) feet Side yard adjacent to public right -of -way —Fifteen (15) feet Lot coverage: 5095 MP and MH Setbacks (Measured from ultimate property line as shown on Master Plan of Highways) 1. When the parcel is adjacent to any residential zones: Front yard —Twenty (20) feet Side and rear yard —Two (2) feet times the height of the nearest industrial structure on the site, adjacent to the residentialzone. 2. When the parcel is adjacent to any zone other than a residential zone: Front yard —Twenty (20) feet Side Yard —Ten (10) feet Rear yard —Zero feet 3. When a side or rear property line is adjacent to a public right-of-way, a minimum setback of twenty (20) feet shall be maintained. Lot coverage: MP: 45% MH: 40% 2.76 II II . II II II it II 1 1 �1 1 1 1 1 ' CITY OF IRVINE 1 1 1 i ' } V.E-101 MVINE CODE CHAPTER 4. PARBING V.EY OL Intent and purpose. The purpose of these regulations is to ensure that adequate off-street parking is provided to meet the parking needs of uses located within the City of Irvine. All parking areas ' shall be designed and situated so as to ensure their usefulness; to protect the public safety; and, where appropriate, to mitigate potential adverse impacts on adjacent uses. It shall be the responsibility of the developer, owner or operator of a specific use to provide 'and maintain adequate off-street parking for that use. (Ord. No. 83.9, # 1, 8.9-83) VYAM Basic regulations. ' V.E-402.1. Applicability of Requirements. A. Off-street parking facilities, both vehicular and bicycle, shall be provided for any new building constructed, for any new use established, for any addition or enlarge- ment of an existing building or use, and for any change in the occupancy of an existing building or the manner in which a use is conducted that would result in additional parking spaces being required. ' B. For additions or enlargements of any existing building or use, or any change of occupancy or manner of operation that would increase the number of parking spaces required, the additional parking spaces shall be required only for such addition, ' enlargement, or change and not for the entire building or use, unless required as a condition of approval of a conditional use permit. C. In all situations where additional vehicular parking spaces are required, all existing ' and proposed handicapped parking spaces located on the site shall be marked and striped in accordance with state standards. D: The requirements of this ordinance shall apply to temporary as well as permanent uses. V.E-402a Status of Existing Development. No building or use of land lawfully existing on the effective date of this ordinance shall be considered nonconforming solely because of the lack of off-street parking Facilities required by this ordinance. ' V.E.402.3. Status of Previous Approvals. Projects with unexpired site designs or conditional use permits approved prior to the ' effective date of this ordinance must only meet the requirements of the parking ordi- nance in effect on the date the site designs or conditional use permits were approved. (Ord. No. 83.9, 3 1, 8.9-83) 'V.E-M. Schedules of vehicular and bicycle og4treet parking requirements. V.E-103.1. Fractions. Where the application of these schedules results in a fractional space, then the fraction shall be rounded to the next higher whole number. V.E1103.2. Increases and Decreases in Requirements. ' A. Increases The number of parking spaces required by these schedules may be in- creased by the approval authority if it can be demonstrated through a parking study that the proposed use would have a parking demand in excess of the requirements given in this ordinance. The director of community development can require a 9ayp. Pio.19 4664 ZONING 1 V.E403.a Iparking study to be provided when, in the opinion of the director or approval authori- ty,, an increase in the number of parking spaces may be warranted. ' B. Decreases Decreases in the number of parking spaces required by these schedules may be granted under the circumstances identified in administrative relief (section V.E-406). i V.E403.3. Schedule of Automobile Off -Street Parking Requirements. A. Minimum Requirements: The matrix on the following pages contains the minimum automobile off-street parking requirements for uses in Irvine. The maximum per- centage allowed for compact and long-term parking spaces is also given. Special requirements for each use are provided uader the "Notes" column where appropriate. B. Uses Not Listed• The parking requirement for uses not specifically listed in the matrix shall be determined by the approval body for the proposed use on the basis of requirements for similar uses, and on any traffic engineering and planning data that is appropriate to the establishment of a roliz rnum requirement. C. Requirements Not Gwen: For several uses listed in the matrix, the parking require- ment shall be determined by the approval body for the proposed use. This is due to the fact that these uses have a large variability in parking demand, making it impossible to specify a single parking requirement. An applicant proposing to de- velop or expand one of these uses must submit four (4) copies of a parking study to the department of community development which provides justification for the park- ing requirement proposed. The approval body for the proposed use will review this study along with any traffic engineering and planning data that is appropriate to the establishment of a parking requirement for the use proposed. D. Multiple Uses In situations where a combination of uses are developed on a site, parking shall be provided for each of the uses on the site according to the schedules given in this ordinance, unless a reduction is granted through the shared parkirg provision of administrative relief (see section V.E406.1). 0 I F J V.E4O3.3A WINE CODE V.E.403.3A. AUTOMOBILE OFF-STREET P.61UMG SPACES REQUMED Nasimam % Nasimum % Ninimam 0gesarst Compactspocar SoncompaetSpaars Uses Px*ingRpainmatt AUowsd Thar MayBelonpTavm ,Vas RESIDENTIAL L CONVENTIONAL L 2 and ;bedrooms: 2 Now Nona +If oa.saNt prrHng is tax DETACHM spadshmit(bothor" ed)6' prmiWdorisratticWon 4 bedroomic 3 sproashmit the uait's Sera" 6aecam (2 covared)A-e' than I vil3os l It -$peor dud be required. This visor span dell be iccizad zsmo ethan I0o Get tines dev raies >trees baotsga This adfitimd spear Cannot betandm 'uncovered raidmt park. ing spaces prmulad may be tandem. Sa section V.E. 404.IA for dimensions o[a tandem space. 'Units which trust thestaor requirements for second units (commonly called granny flats or SD 16U aaiisl may be requited to ptevvidr sa additional sprp n aeaotlitlaadtamditlaaai use permit approval. Tbia spaw may be andem. 2. CLUSTER DEVELOP. %hll,vgtaaedtanendI I I g VENT. OWNER. Spaces shall be assigned. SIW.ATADENMTT These speea may we be OT LESS TSAN 31 tandsm UN, =ACRE' 'On-stroet 1ar1doi ta7 etas . Resident Parkhw Sdedio: 1 spawmiit (cow None None toward fn181ling visitor and) puking requirements in 1 bedroom LS spaaafmit bedroom: a'�d� with the dimes • awn for pa" (L0 dro spree (sectlon VXA04.LU 2.3 or more bedroom+ 2.0 Such spy must be located spec"fornt (2 Mersa within the ma>imum din. finds 7pscii!W in section . VtsitarParidne .7 spealund if prep row VY..40" deIIi parking Aspedlurdtifewportns4 Modest parking may not deer parking chat towards fulfUling visitor puking require. ttunta Sapp. No.19 45N IZONING I V.E403.3A V.E-403.3A: AUTOMOBILE OFF-j R PARKING SPACES REQUIRED (Cont.) MM&R m % Sfasimum A% Use Stm mom Ol)4Stred Parh mg Requirement Compa& Space Alloumd Noneompact Spaces That May Be Loa&Term Notes & CLUSTER DEVELOP- RESIDENTIAL 'All required covered resi- MENT, RENTAL, dent parking spaces shall AND LOW- AND MODERATE- be assigned to a specific unit. Thep spaces may INCOME not be tandem. OWNERSHIP, AT A 'toward � �6ling DENSITY OF LESS ,�N 31 UNrM visitor toward fulfilling visitor is parking requirements ACRE: accordance with the dimen- • Resident parking' Studio: 1 spacslumt (tor• Resident sions required for parallel feed) Parking: None None spaces (action V.E404.L41 Such space must be posted 1 bedroom:1.4 spacedunit w thin the maximum,isedie- within (1 covered) tatrm specified in section 2 bedroom 1.6 spaces/unit VY,404.5. (1 coved) 'random parking may not 3 or mom bedrooms: 2.0 count towardsfulfilling visi- epacm/unit (1 covered) for parking requactno tor. i Visitorpat tines .26 epacalunit Visitor Puling: 30% None 4. CLUSTER DEVELOP- Shall be parked aaoeding 'See section V.E403.3C for. ' KENT, RENTAL to the cluster development submittal requirements for AND OWNERSjW ownership (section V.E. a parking sc idy. AT A DENSITY OF 403.3A9 or Cluster develop- 31 UNITS/ACRE OR ment rental (section V.E- GREATER: 403.3A3), whichever is appropriate. If the appli. cant with@$ to use a parking rovirem@nt which differs from them ratite. then a parking study must be submitted If a parking study is submitted, the Approval body for the pro posed use shall determine the panting requirement.' 6. SENIOR HOUSING: To be determined by the 'Applicant shall submit a approval body for the pro- parking study (we section posed uss, VZ403.3C for submittal re. ' gdremsnts). 6. MOBILE HOME PARKS: -Resident perking 2spaeWnnit Nona None • Visitor parking .26 spaoJunit Sapp. No.19 4667 i 11 1 1 VZ403.3A WINE CODE V2403.3A: AUTOMOBME OFF-STREET PARSING SPACES REQUMED (Coat.) w4xU um % Xoslmum % M&Wnum OIFStrest AaGunpoSpamSpam Noncompad Spa Use *"Requwvwu A ThasdtayRelatpTerm Now II COMBEERCIAL T. USER LOCATED kN 1 speew200 square fistof 25% 20% 'B:oul. motel uses shall be parked asapproval by 1 REGIONAL gMO now area& the body � the CObmfERCIAL hotel. maul use. Applicant SHOPPING dull submit a paeldnganrdy (es section VZ403.3C for 1 submittal requirements). Puldngsrudy shall addrer parking for the hoed. motel itself along with all accew 1 ssrl uses. 5 USES LOCATED IN 1 sparer222 square Has of 'BotaL motel uses shall be as determined 1 DISTRICT gross floor area& 25% 20% parkal the approval body for the COMIERCIAL boa4 motel use. Applicant SHOPPING shill sckmit a peddngswdy 1 CFrV'1'BR. (see seetion V24M.3C for submittal requirements). Psrkmg swell shall addwaa parking for the hotel. moral 1 itself along with tell wow sort now 9. USES LOCATED kN 1 apetN260 square fief of 'Hoed. = uses &4 be by 1 gear flow area 25% ' parked boil for the CVILLA OMERCIAL hotel. motel use. Applicant SHOPPING shall submit aparl®gsmdy 1 CENTERS (on section V.8-t03.3C for submittal requirements). Psrlcng study skull addreas parking for the hoed, mote1 1 itself along with all a¢aw sM,UML 10. USES LOCATED W To be determined by the 'Applicant shall submit a study (teesSectionmtal 1 SPECIALTY approve, body for the pro- V14parking Car submittal COMIIMRCIAL Posed use' requir teen3.3C eegmeetaeaul, SHOPPING ' CENTERS.. COMMERCIAL AND SE& VICE USES LOCATED INDEPENDENTLY STALL 1 BE PARSED ACCORDING TO THE FOLLOWING RE- QU1REJfwTS: 1L AUTO REPAIR: I spaM400 square feet of 25% *roan 1 Post floor area ar 11 AUTO SALES. 1 apaear400 square feat of ion. getn floor area 25% 1 13. AUTO SERVICE 2 spaces plus 4 for sub Now STATION: so -rim bay 25% 1 sum Nn19 4568 IZONING I V.E403.3A I V.E-403.3A: AUTOMOBILE OFF-STREET PARKING SPACES REQUIRED (Cont.) Maximum % Maximum % Minimum 0/fStreet Compact Spaces Noncompact Spaces Use Parking Requirement Allowed That May Be Long.Term Notes COMNMCIA.L 14. AUTO WASHING: 2.5 specestwashing stall 25% None 15. BARBERSHOPS or 2 for each barber chair; 3 BEAUTY PARLOR: for each beautician sta. Lion 25% None 16, BANB, SAVINGS & 1 spacw250 square feet of 'Special design requirements LOAN:' gross floor area 25% 25% apply if there is a drive• thru facility (see section V.E-104.7). 17. HOTEL, MOTEL. To be determined by the 'Applicant shall submit a approval body for the pro- parking study ,see section posed use' V.S403.3C for submittal requirements). Parking study shall address parking for the hotel, motel itself along with all accessory usss. 18. LUMBERYARM, 1 spa=250 square feet of NURSERIES: gross floor area for retail sales plus 1 space/1,000 square feet of outdoor area devotedto displays and store age 25% None 19. OFFICES: 110% of the spaces provided must be designated for use Administrative, by car pools. See section business and V24035C for location of professional 1 spa=250 square feet of carpool spaces. See section groan floor uW12 50% 75% V.E404,3B for marking of Government 1 spacd200 square feet of carpool spate. gross floor area' 'For on -site parking facilities containing 1.000 or more parking spates, the perking requirement shall be 1 space per $00 square feet of gross flow area for parking spaces required in excess of 1,000. 'For office buildings of 6 or won stories in height and which are located on a site which contains less than 250,000 square feet of gross floor area of office uses, the parking requirement shall be 1 space per 300 square feat of gross floor area Sum No.19 4569 VI-403.3A: AUTOMOBILE OFFSTfiEET PAPJMG SPACES REQUMED(Cono 1(atimrun % Jfanaunt % 3 inimmn ufFSareet " ComportSpaets ,vancompactSoom Vr Parking Requwenwm Allowed TWU Ma7lIc onrTerm Vote CD1��8C W. 20. RESTAURANT& . All restaurants ea• apt fastdoad 1 amaand post square fist of iloie :area up to 8.000 aroes.squWG afar plus 1 spsms8wces ur"M feet of aoor ar.e Oster sao grow•xpM'M -Fast food twat 1 spser100 upm art of 2L RETAZ.= S° L(L I spam250 squan fen of & DEPARTMENT grow floor am SWRES.MARM= ETC.): 2L RETAR,FURNMW I spew 800 square feet of AND APPLIANCE: gear moor area 2L ELMIL r'ARY AND JUNIOR HIGH SCHOOLS: 24. SENIOR HIGH SCHOOLS: 28. COLLEGE& 2 spsardustoom I spaerracultT member and emplatw plus I sparaf 8 students .8 spsedrsculty member sod emplarw plus I sped 2 students EDUCATIONAL SERVICES %psdd design aqucemwts if them is a & *4brn fad. Uty. See section V.E-f04.I. HEALTH SERVICES 28. CONVALESCENT I spad4 beds 25% 25% AND NURSING HOBM. 27. H0SMAL9r To be detwmiad by ebe 'ApptNcant must submit a ap�eal body fa ro- the pparking =*. Sr section urt V.E.103X for submittsl re. 2L UMICAL AND DEN- 1 spaa1180 aquae feet of Q TAL OFFICES AND grow ioor area 25% 25% CLIIQIC9. VETERIK- ARY HOSPITALS, AND CLINICS ZONING 6.7.E•iO3.3A ' V.E-403.3A: AUTOMOBILE OFF-STREET PARKING SPACES REQUIRED(Cont.) ' Minimum0ff-So"t Maximum % Compact Spans Maximum % VoncompactSpaces Use Parking Requirement Allowed That May Be Long -Term Votes INDUSTRL41 USES 29. MANUFACTURING. 1 spaca750 square feet of 110% of the spun provided gross floor area devoted to must be designed for use by manufacturing plus the carpools See section V,E• ' requh Wkin[faraqua w 40CW for location of carpool footage devoted to other spaces. Sea section VZ aaa' 50% T5% 404.3E for marking of ' carpool spaces.. 30. RESEARCH AND 1 spam250 square feet of DEVELOPMENT. gross floor area, 50% 75% ' 3L WAREHOUM. 1 speot1A00 square fat d Post floor aces for the fmt 00 20,0square feegdevotad to warehousing piss the f �e devoted ocher uses. l spaee'z0 -%UK e fat for the second MOM, t sgeae fiat 1 zgeca/4" square feet far floor area in even of 40,0W sgrose feet. 54k Td% ' E1ITERTAIIIMENT AND RECREATION ' 32. ARCADES, GAMES: 1 spacN200 square feet of gross floor area 25% None 33. BOWLING ALLEYS, 5 spacestallay plus 2 for BILLIARD HALLS: each billiard table plus m ' quired parking for other tea an the site 25% None 34. C0MMERCIAL 1 spaca15 horsa boarded STABLES: on site 25% Noe 3fi. DRIVING RANGE i spaca?ue plus required (GOM parking for any other une ' on the site 0% None W. GOLF COURSE 5 speceshole plus required tREGULATIONY parking for any other uses on the site 25% None 37. MINIATURE GOLF: 3 speees1hole plus required parking for any other uses on the site 25% None Supp, No. 19 ' 4571 11 V.E-{W.3A WINE CODE VZ408.3A. AUTOMOBME OFF-STREET PAPJaNG SPACES REQUIRED (Cont.) masimum % xasimam % .NkaimamOf)Cs6at Compaorspooa .vancompactspoees Use Panting Btq+u wwnt AUarwd Thou May Be Long.Tam Nora ENTERTA2;U3NT 36. PABBS(PUBLIC To be dttsmiad by the rAppliant muse submit a OR PRIVATEk approval body for the pro- parking studysm seadm posed use' (see table 1 foe V.E.103.3C for uubmitud parking mideliaea) requtrsmanta 39. SKATING RUSIX& 1 spacw100 square feet of gross slow use 25% Note 40. TENNIS. HANDBALL. 3spcas=utplus required AND RACQUET- parking BALL FACDITIF.s: on site 25% Now 4L TBEAT=MOVIES: Skmgle screen 1 spara/2 seats plus b apaer for employess 25% Note • Yultksaeen i spaa/3 seats plus S sprees for employees 25% Now N.4CELLANEOUS 42 AUDITORIU313: I spacW3 sam or 1 aped 35 square fast of atoss door area when them an no Brad seats 25% Noss 43. CHURCHES AND 1 spam3 seats within the a=SPACES mainsadiismnma1spocer Or PUBLIC 35 square fsst of gross flow AS$MdBLY: area wrtion the main sudi• twium when there are bo Reed seats .23% Nme M. DAY CARE. i spsevsudmamlre plus' 'Drop-off facilities must be PRESCHOOLS. spews children or 1 epeW designed to accommodate a NURSERY 10 children if adequate coatimrous flow of passenger SCHOOLS: dropoff facilities am vehicles to safely load and provided' 25% Now unload children. The ads• quaey of drop oX facilities proposed shall be deter• mined by the approval body forthe p-p. I use. 45. YODEL HODM: 3 apaaartaodel horns phs I 'Salespersom span may rot• speeelaalespa9oaL6 Now Now roe of a vacant ¢crags spew In the modal horns Vwvtteet parking s ment to the site's &omtage may count toward fulfilling re- quired parking if doing so does not impact residential parking. or obstruct tradle now. SwF No.19 4572 ZONING 4 V.E.103.3A V.E-403.3A: AUTOMOBILE OFF-STREET PARENG SPACES REQUIRED (Cont.) Masimum % Nasvnum % MinimumOff-Street CompaetSpaees voncompactSpaces use ParhingRsquirement Allowed That'mayBeLang-Term Notes MISCELLANEOUS 4G PUBLIC UTIIMES, To be determined by the 'Applicant must submit a approval body for the pro- parking study. See section posed use+ 25% Now V.E-403.3C for submittal requiromenta. 47. HEALTH CLUB: 1 spaca'150 square feet of 'Swimming pool shall be gross floor area' 25% Now counted es floor area. 48. LIBRARIES: 1 spacd300 square feet of grass floor area 25% Now Sapp. No.19 4573 ' I V340A IRVINE CODE V2403.4. Schedule of Motorcycle Off -Street Parking Requirements. ' Motorcycle parking areas shall be provided for all uses, except residential, at the follow- ing rate: ' A. Uses with more than 25 automobile parking spaces shall provide 1 designated area for use by motorcycles. B. Uses with mom than 100 automobile parking spaces shall provide motorcycle park- ing areas at the rate of 1 motorcycle parking area for every 100 automobile parking spaces provided. C. Motorcycle parking areas required by this ordinance shall count toward fulfilling 1 automobile parking requirements. V2 403.5. Schedule of Handicapped Parking Requirements. Handicapped parking requirements are established by the State of California. The park- ing standards contained in this section are identical to those established by the state at the time of the adoption of this ordinance. Any future change in the state handicapped parking standards would preempt the requirements given in this section. A. Handicapped parking for residential uses shall be provided at the rate of 1 space for each dwelling unit that is designed for occupancy by the handicapped. I I 1 I ri B. Handicapped parking spaces shall be provided for all uses other than residential at ' the following rate: Number ofAuiomobile Spy Provided 1— 40 41— 80 81-120 121-160 lei-00 301-400 401-500 over 500 1 2 3 4 s 6 7 7 + 1 for each 200 additional automobile spaces provided C. Handicapped parking spaces required by this ordinance shall count toward fulfilling automobile parking requirements. V.E.403.6. Schedule of Bicycle Parking Requirements. A. The matrix on the following page contains the minimum bicycle parking require. menu for it in Irvine. Only, those uses identified in the matrix are required to install bicycle parking. All bicycle racks shall be cuss. I or clam II at the discretion of the applicant, except that at least (20) percent shall be class I (see section V2407 for definitions of claw I and class II racks.) (Ord. No. 84.5, 4 1,1-10.84) sum Na 19 4574 1 ' ' ZONING 4 V24".1 V.E403.6A: BICYCLE PARKING REQUIREMENTS Bicycle Panting Use Requirement Nona L REGIONAL SHOPPING CENTER: 5 spaces at each mail entrance ' 2. SHOPPING CENTER WITH MORE THAN 50,000 SQUARE FEET OF 1 3pa40133 automobile parking spaces FLOOR AREA: require ' 3. RESTAURANTS- . Fart food. co@•es shop 5 spaces - Dinner house 2 spaces ' . Pfaa parlor 5 spaces 4. COMMIRCIAL RECREATION: • Arcade, gams or video 1 spscd2 games up to 20 games plus 1 'This requirement also applies to uses spacd6 games for over 20 games'•' other than crudes that contain video games• • Bowling alleys, minisnue golf: skid- 'Nearest space shall be located no less than ' ing rinks, movie theaters, health 15 feet from the building entrance. clubs, and similar commercial rea teation activities as determined by the director of community develop 1 spamW automobile puking spaces re. ' Mont quired 5. COMMUNITY FACILITIES: • Swim clubs, racquet and tennis t dubs. community amen, and Simi• lar uses as determined by the I spacd33 automobile parking spaces re - director of community development quire • Libraries 1 spsca110 automobile parking spaces re- quire • Government offices (civic center) 5 spates ' 8. OFFICE DEVELOPMENTS OVER 100,000 SQUARE FEET OF FLOOR AREA. 5 spaces ' 7. BANKS, SAVINGS AND LOANS: 2 spans S. HOSPITALS: 4 spaces 9. 10. MEDICAL, DENTAL OFFICES: CHURCHES: 2 spaces 4 spaces (Ord. No. 83.9, # 1, 8.9.83) V.E-4" Design and landscape standards. V.E-404.1. Dimensions of Parking Spaces. A. Automobile, Residential• 1. Covered space• Each covered parking space shall be in a garage or carport. Such a space shall be a minimum of 9 feet in width and 20 feet in depth. The measurements shall not include the exterior walls or supports of the structure. 2. Uncovered spaceA full-sized: Each uncovered full-sized space shall be a minimum of 9 feet in width and 19 feet in depth. 8upp. No.19 4575 I 1 V. 40" NINE CODE ' 3. Uncouered spacg compact Each uncovered compact space shall be a minimum of 8 feet in width and 16 feet in depth. , 4. Parallel space Each parallel parking space small have a minimum dimension of 8 feet wide by 22 feet long. However, if a parallel space abuts 1 or fewer parallel spaces and access is adequate to that space, then the length may be reduced to 20 ' feet (see figure 1). 5. Tandem space Each tandem parking space shall be 9 feet in width by 20 feet in depth- ' B. Attiomobile, All Other Usex 1. Fu&dzed space Each fit11-sized space shall be a minimum of 9 feet in width and , 19 feet in depth. 2. Long6ttrm space Each long-term space shall be a minimum of 8.5 feet in width and 19 feet in depth. ' 3. Compact space Each compact space shall be a minimum of 8 feet in width and 16 feet in depth. 4. Parallel space Each parallel parking space shall have a minimum dimension of ' 8 feet wide by 22 feet long. However, if a parallel space abuts 1 or fewer parallel spaces, and access is adequate to that space, then the length may be reduced to 20 feet (sae figure 1). ' C. Motorcycle, All Applicable User Each motorcycle space shall consist of a minimum usable area of 56 square feet. , D. Handicapped, A11Applicable User • Each handicapped space shall be 14 feet wide, lined to provide a 94bot-wide parking area and a 5-foot-wide loading area, and 19 feet in depth. If 2 handicapped spaces are adjacent to each other, they may share the 5-foot-wide loading area, resulting in a 23-foot width for both spaces (see figure 2). V.E-404.2. Dimensions of Parking Hays and Aisles. ' A. Vehicular. The minimum dimensions of parking bays and maneuvering aisles for a range of parking angles for full-sized, long-term and compact spaces is given in figure 3. B. Bicycle A minimum aisle width of 5 feet shall be provided between rows of bicycle spy V.E-M.3. Standard Improvements. A. Surfacing: , 1. Automobile and handicapped- All parking stalls and maneuvering areas shall be paved and permanently maintained with asphalt, concrete or any other all- weather surfacing approved by the director of community development. 2. Motorcycle All motorcycle parking areas shall be paved with concrete or equiva= lent surfacing approved by,the director of community development. The intent of the concrete surfacing is to prevent motorcycle kick stands from damaging the ' pavement. 3. Bicycle All bicycle parking areas shall be surfaced so as to keep the area in a dustfree condition. ' sum Na 19 4576 ZONING 3 V.E404.4 i B. Striping and Identi{tcation: 1. Automobile: All parking stalls shall be clearly outlined with double lines on the surface of the parking facility. A standard of this striping is given in figure 4. All compact and carpool spaces shall be clearly identified for compact vehicle and carpool usage respectively. Additionally, all long-term spaces shall be marked for employee usage. ' 2. Handicapped• All handicapped spaces shall be striped and marked according to the applicable state standards. 3. Motorcycle: All motorcycle spaces shall have bollards installed and appropriately spaced to prevent automobile usage of the motorcycle area. Motorcycle spaces shall be marked so that they can be clearly identified for motorcycle usage. C. Wheel Stops 1. Automobile and handicapped Automobile and handicapped spaces shall have wheel stops not less than 6 inches in height in situation's where the director of community development determines wheel stops are necessary to prevent en- croachment into landscaped or pedestrian areas. D. Directional Arrows and Signage: ' 1. For parking facilities containing 21 or more parking spaces, all aisles, approach lanes, and maneuvering areas shall be clearly marked with directional arrows and lines to expedite traffic movement. ' 2. The director of community development may require a developer to install signage in addition to directional arrows to ensure the safe and efficient flow of ' vehicles in a parking facility. E. Lighting All parking facilities shall have lighting in accordance with the requirements of the City of Irvine Security Code. The lighting shall be designed and installed so as to confine direct rays to the site. F. Drainage: All parking facilities, except those serving 2 or fewer dwelling units on a single lot, shall be graded and drained so as to provide for the disposal of all surface water on the site. G. Shopping Cart Storage: Parking facilities shall contain shopping cart storage areas for appropriate uses, such as supermarkets and drugstores. The dimensions and locations of these storage areas shall be determined by the approval body for the proposed use. ' V.E-404.4. Landscape and Screening Requirements. A. Required Trees One (1) fifteen -gallon canopy -type tree shall be provided for every four (4) uncovered vehicular parking stalls. The trees must be clustered with at least two (2) trees per grouping. The trees shall be in planters that are located within the ' parking area to ensure that the trees reduce heat gain. In order to be considered within the parking area, the trees must be located in planters that are bounded on at least three (3) sides by parking area paving. The planters must have a minimum dimension of five (5) feet by sixteen (16) feet and be of sufficient size to accommodate the growth of trees. Only trees located in landscaped "fingers" or "islands" can count towards parking lot landscaping. sum No. 19 4577 r III III F I 1 I I I I i V.E "4 MVINE CODE B. Design of Landscaping Parking lot landscaping shall be located so as to discourage pedestrians from having to cross any landscaped areas to reach building entrances from perked can. This can be achieved through proper orientation of the landscaped fingers and islands C. Sarrening Open panting areas shall be screened from view from adjacent properties and streets using walls, berms and/or evergreen landscaping. This screening shall lava an eventual minimum height of three and one-half (3%) feet. V.E404.5. Locacioa ofParldngSpaces. The purpose of the regnfrements in this section is to ensure that parking facilities are situated so that they can conveniently access the uses they are intended to serve. A. All paring spaces required by this ordinance shall be located on the same site they are intended to serve, except as authorized by administrative relief (see section VET B. All automobile spaces required for residential uses shall be located, at a maximum, the following distances from the units they are serving: • Resident parking 200 feet • Visitor parking 250 feet Distances shall be measured from a dwelling unit's entry to the parking sgaee(s) awringthat unit. For developments where a stairway or elevator provides access to dwelling unit(a), that stairway or elevator shall be considered to be the entrance to the dwelling-unit(s) for the purpose of computing distances. Due to design considerations, it may not be possible to meet the maximum distances identified. Variation from these distances may be requested through administrative relief (see section V.E-I06). C. All carpool parking spaces required shall be located as close as is practical to the entrance(s) of the use they are intended to serve. The purpose of this is to encourage carpooling by providingcarpool users with the most convenient parking spaces. D. All handicapped spaces shall be. located as close as is practical to the entrance(s) to the use they are intended to serve, and oriented so that a user of the handicapped space does not have to go past the rear of automotive parking spaces in order to reach the building's main entrance. E. All bicycle spaces shall be located as close as is practical to the entrances) to the use ' they are intended to serve, but situated so that they do not obstruct the flow of pedestrians using the building entrances) or using sidewalks. V2404.6. Parking Structure. ' Parking structures require unique deign considerations due to the fact that they can significantly contribute to the building bulk on a site. The following requirements apply only to parking located within above -grade parking structure: ' A. Landscaping ' 1. The exterior elevations of parking structures shall be designed to minirmi a the use of blank concrete facades. This can be accomplished through the use of ' textured concrete, planters or trellises, or other architectural treatments. The ' approval body for the proposed use shall determine if a proposed development meets the intent of this requirement. ' 9epp:to.19 ' 4578 111 ZONING I V.E-405.1 2. The -perimeter of the parking structure shall be landscaped at ground level with a minimum of one (1) tree (15-gallon) for every twenty (20) feet in addition to any required streetscape or boundary landscaping. 3. No parking lot landscaping shall be required for parking spaces located in parking structures. V.E404.7. Drive-Thru Facilities. Drive-thru facilities require special consideration as their design can significantly im- pact the vehicular circulation on a site. Pedestrian access shall not cross the drive-thru lane, whenever feasible. The following requirements apply to any use with drive-thru facilities: ' A. Each drive-thru lane shall be separated from the circulation routes necessary for ingress or egress from the property, or access to any parking space. 1 B. Each drive-thru lane shall be striped, marked or otherwise distinctly delineated. C. The vehicle stacking capacity of the drive•thru facility and the design and location of the ordering and pickup facilities will be determined by the approval body for the ' proposed use based on appropriate traffic engineering and planning data The appli- cant shall submit to the city a traffic study addressing the following issues: 1. Nature of the product or service being offered. ' 2. Method by which the order is processed. 3. Time required to serve a typical customer. 4. Arrival rate of customers. 5. Peak demand hour. 6. Anticipated vehicular stacking required. V.E•404.8. Gates. Gates which ivait or control access. to parking require special consideration as their design can significantly impact the parking demand and usage and the vehicular circula- tion on a site. Gates shall require a conditional use permit from the zoning administrator. In instances where gates are being requested for a project that is subject to the review and approval of the planning commission, such request for gates shall be heard by the planning commission. The applicant shall submit to the city a study addressing the following, issues: 1. Type and operation of the gate. 2. Adequacy of vehicle stacking area at gate. 3. Effect of gate on parking usage and distribution on site. 4. Effect of gate on parking for surrounding or adjacent areas. (Ord. No. 83.9, S 1, 8.9683) ' V.E-405. Operation and maintenance. VS-405.1. All parking facilities required by this ordinance shall be maintained for the duration of the use requiring such facilities. Such facilities shall be used exclusively for the parking of vehicles. The parking facilities shall not be used for the storage of merchandise, or for the storage or repair of vehicles or equipment. Parking facilities shall not be used for the ' sale of merchandise, except on a temporary basis for special events subject to the ap- proval of the director of community development. In order to apply for such approval, the applicant must submit to the city a site plan showing the area to be occupied and a letter describing the event and its duration. Sam Na 19 ' 4579 ' 1 V24ou MVMz CODE ' ' V.E•405.2. It shall be the responsibility of the owner or operator of a specific use to ensure that required parking facilities are maintained in good operating condition and to ensure that ' the parking facilities are periodically swept and cleaned. (Ord. No. 83.9, 11. 8.9.83) V.E•406. Administrative relief. ' Administrative relief from the provisions of this ordinance may be granted by the approval body for the proposed use. Administrative relief from the parking schedules ' contained in this ordinance may be granted under the circumstances identified in see - bons V.E406.1 to VZ-406.6. In granting administrative relief, the approval body for the proposed use must be able to make all three (3) of the following findings. • The intent of the parking ordinance is preserved. , ' - The panting provided will be sufficient to serve the use for which it is intended. • The modification will not be detrimental to the public health, safety or welfare. ' VX446.1. Shared Parking. ' Parking facilities may be used jointly for uses with significantly different peak hours of ' operation. Requests for shared parking must meet the following requirements: A. A parking study shall be submitted by the applicant demonstrating that there will , not exist substantial conflict in the peak hours of parking demand for the uses for which joint use is proposed. B. The number of parking stalls which may be credited against the requirements for ' the structures or uses involved shall not exceed the mimber of stalls reasonably ' anticipated to be available during differing hours of operation. C. Parking spaces designated for joint use shall not be located further away from any ' use served than the distances specified in section V24N.5. D. A written agreement shall be drawn to the satisfaction of the city attorney and ' executed by all parties concerned assuring the continued availability of the number of stalls designated for joint use. V.E.406.1 Transportation Management Plana. A. The number of required parking spaces may be decreased by up to twenty (20) percent subject to the approval of a transportation management plan supplied by the applicant. Such a plan may include but is not limited to carpooling, van pools and „ staggered work hours. B. In evaluating the request, the approval body shall consider among other factors: ' 1. Projected effectiveness of carpool, van pool, staggered work hours or similar transportation programs 2. Proximity to public transportation facilities serving a significant portion of ' ' employees and/or customers. 3. Evidence that employees and/or customers utilize on a regular basis transporta- ' tion alternatives to the automobile. , V.E-106.3. Low Percentage of Usable Space. ' The parking schedules are formulated awiming an average percentage of gross leasable building area to total building area (approximately 85%). However, it is possible gross that buildings may have a much lower percentage of leasable building area due to extensive employee facilities such as cafeterias, racquetball courts or covered patios; ' ' Sapp. No.19 4580 IZONING 1 v.8.407 ' multiple stairways and elevator shafts as found in high-rise buildings; atriums; or for other reasons. A. The applicant shall submit a detailed floor plan breaking down how all of the square ' footage in the building will be used. B. The applicant must sign an agreement stating that the square footage identified as not leasable shall remain as identified, unless additional parking is provided for that ' square footage. VI.406.4. Unassigned Residential Parking Spaces. ' A. Residential developments may decrease the amount of parking required through the use of unassigned parking spaces. B. In evaluating the request, the approval body shall consider, among other factors: ' 1. The percentage of parking spaces that shall be unassigned. 2. The increased efficiency of parking areas with unassigned spaces based upon ' any traffic engineering and planning data. VX-406.5. Off -Site Parking Facilities. ' Required parking for a development may be located off the site under certain circum- stances. Request for off -site parking must meet the following requirements: A. The off -site parking shall be located so that it will adequately serve the use for which ' it is intended. In making this determination the following factors, among other things, shall be considered: 1. Proximity of the offsite parking facilities. ' 2. Ease of pedestrian access to the off -site parking facilities. 3. The type of use the offsite parking facilities are intended to serve, i.e., off -site parking may not be appropriate for high turnover uses such as retail. B. A written agreement shall be drawn to the satisfaction of the city attorney and executed by all parties concerned assuring the continued availability of the off -site ' parking facilities for the use they are intended to serve. V I-406.6. Relief From Requirements. ' A. Relief may be granted from any provision of this ordinance if the approval body of the proposed use can determine that the intent of the parking ordinance is preserved, the parking provided will be sufficient to serve the use for which it is intended, and that such a modification will not be injurious to the public health, safety and welfare. (Ord. No. 84-5, 4 1,1-10-84) VYE M. Definitions. Bedroom: The residential parking schedules differentiate units by number of bedrooms. However, confusion can result from situations where floor plans designate areas as dens, when in actuality the space, due to the way the floor plan is laid out, would be ' used as a bedroom. The approval body for the proposed use shall determine how many bedrooms are in a unit for the purpose of applying the parking schedules. Bicycle Rack. ' Class L• A stationary bicycle storage rack designed to secure the frame and both wheels of the bicycle where the cyclist supplies only a padlock - Sum No.19 4581 I I V•E-W MVMrE CODE ' Class M A stationary bicycle rack, typically a vertical hoop or bar, where the cyclist ' supplies a padlock and chain or cable. ' Commercial District The district commercial centers are proposed to accommodate the commercial needs of a group of villages. They will include the uses normally found in ' village centers plus most of the following extra uses: a junior department store, facilities, hotels and ' specialty clothing stores, movie theater, commercial recreation motels, restaurants, and other facilities which are meant to serve a multivillage population level. is be large with a variety , Commercial Regional• The regional center to a shopping center of large department stores and specialty shops. It may include other types of land ' uses such as professional offices, institutional and governmental use, hotels and motels. , Commercial, Specialty:: This category includes commercial uses which may be grouped fn ' one (1) area to provide a particular service or product or to satisfy special commercial needs. An example would be a number of independent automobile dealerships grouped ' into one (1) center for the shopping convenience of the consumer. ' Commercial Village Village commercial centers are generally characterized by a Su- drugstore, liquor bank, fast food service, and other permarket, store, service station, small retail or service establishments. These centers are usually placed so that they ' will meet the needs of a typical village, or two (2) or more small villages (5,000 to 10,000 people). ' Drive-Thru Facility: A facility which, by its design, allows people to receive goods and/or ' services while remaining in their automobiles. , Fast Food Restaurant An establishment whose principal business is the sale* of pre - prepared or rapidly prepared food served in disp le packaging directly to the customer, for consumption either within the restaurant building or off the premises. for Long -Term Parking Spam A parking space of reduced dimensions utilized employee parking. The reduced dimensions are warranted due to the low automobile turnover ' that can be expected as a result of employee usage. Parking Area: Parking area is computed by adding together the acreage devoted to vehicular parking spaces plus any drives, aisles and maneuvering areas that provide ' access from the street to those vehicular parking spaces. Parking Schedule: The formulas given in section V.E-403 that state how many automo• bile, handicapped, motorcycle and bicycle parking spaces are required for a given ' use. Parking Structure A structure used for the parking of vehicles where parking is accom- modated on two (2) or more levels. Residential Cluster. A residential apartment, condominium or planned unit development other than a detached residential development. ' Residential Conventional Detached A development with each dwelling unit situated on a residential lot of record and no lot containing more than one (1) dwelling unit. Each lot shall meet the minimum lot size criteria Restricted ParkiaW A situation where no on -street parking is permitted on the street frontage, or where on -street parking is prohibited during specified hours every day. ' Shared Parking: A situation where the same parking spaces can be utilized by two (2) or more different uses due to the differing peak hours of operation of the was involved. suvv. Na. is 4582 ZONING I V1407 ' Tandem Parking Space: A parking space located so that it abuts a second parking space, such that vehicular access to that second space can only be made through the abutting (tandem) space. ' Vehicular Parking Space: A parking space for either automobiles, vehicles driven by the handicapped, or motorcycles. (Ord. No. 83.9, § 1, 8.9-83) TABLE 1: PARKING GUIDELINES FOR PARKS To be determined by the approval body for the proposed use based on the following guidelines: ' Neighborhood park A minimum of five (5) spaces for first two (2) acres and one (1) space for each additional acre. Community park A minimum of five (5) spaces per acre, and addi- tional spaces for major facilities. Athletic fields Five (5) to fifteen (15) spaces per acre depending on spectator seating accommodations. Sports stadium One (1) car space for three (3) patrons, plus area for buses. ' Community center One (1) car space for three (3) patrons. Swimming pool -indoor One (1) car space for three (3) patrons. ' Swimming pool -outdoor One (1) car space for five (5) patrons. Picnic area One (1)'car space for four (4) patrons. The above guidelines represent approximate numbers. The exact number of spaces required may be lower or higher depending on site specifications. The parking spaces shall be as close as practical to the uses they are intended to serve. 1 I scpp. No. 19 4583 20NING 4 V.E 407. Fig. 3 FIGURE 3: PARKING BAY DIMENSIONS Chart M1 Chart M2 Parking Bay Widths for Parking Bay Widths for One -Way Traffic and One -Way Traffic and Double -Loaded Aisles Singl&Loaded Aisles Parking Angle 8' 0" 8' 6" 910, 8' 0" 8' 6" 9' 0" (degrees) Stalls Stalls Stalls Stalls Stalls Stalls 30 40' 43' 0" 43' 0" 26' 0" 27' 6" 27' 6" 45 44' 6" 49' 10" 48' 7" 28' 3" 31' 6" 30' 3" 60 48' 6" 55' 11" 54' 6" 31' 9" 36' 9" 35' 3" 70 51' 0" 59' 0" 57' 6" 34' 3" 39' 8" 38' 1" 80 52' 9" 61' 7" 59' 10" 36' 9" 42' 6" 40' 9" 90 54' 0" 63' 4" 61' 4" 39' 0" 45' 4" 43' 4" sapp. No. 19 4585 i V.E.401. Fi4. 3 MVLYE CODE Chart /3 Chart d4 Parking Bay Widths for Parking Bay Widths for Two -Way Traffic and Two- Way Traffic and Double�Loaded Aisles Single -Loaded Aisles Parking Angle 8' 0' 8' 6' 9' 0' 8' 0' 8' 6' 9' 0" (degrees) stalls stalls Stalls Stalls Stalls Stalls 30 48' 2' 51' 2' 51' 2' 34' 0' 35' 6' 35' 6' 45 82' 0' 56' 4' 56' 4' 36' 3" 38' 6' 38' 4' 60 54' 0' 59' 9' 59' 3' 37' 9' 40' 11" 40' 7' 70 54' 0' fill 5" 60' 5" 38' 6" 42' 6' 41' 9' 80 54' 0' 62' 8' 61' in 39' 0' 44' 0' 42' 9' 90 54' 0' 63' 4' 61' 4' 39' 0' 45' 4' 43' 4" Sapp. No. 19 4586 CITY OF NEWPORT BEACH Page 64 ' GENERAL CONTROLS COMMERCIAL Chapter 20.30 G E N E R A L C O N T R O L S C O M M E R C I A L D I S T R I C T S Chapter 20.30 GENERAL CONTROLS - COMMERCIAL DISTRICTS I Sections: ' 20.30.010 Effect of Chapter. 20.30.015 Temporary Structures and Uses. 20.30.020 Uses Requiring Use Permit. 20.30.025 Extensions Into Yards. 20.30.030 Automobile Storage or Parking Space for Commercial Uses. ' 20.30.035 "H" Combining District. 20.30.040 "Z" Combining District. 20.30.045 Requirements for Off -Street Parking. 20.30.050 Plans and Drawings for Commercial Districts. 20.30.055 Building Site Area Exception. 20.30.010 EFFECT OF CHAPTER. The general controls contained in this Chapter shall apply to all developments in Commercial Districts and A-P Districts. 20.30.015 TEMPORARY STRUCTURES AND USES. A. INTENT AND PURPOSE. The intent and purpose of this Section is to-• establish procedures whereby the Director of Community Develop- ment or the Planning Commission may approve reasonable requests for interim or temporary uses of land or buildings when said uses are consistent with the City's General Plan and the health, ' safety, peace, comfort and general welfare of persons residing or working in the neighborhood and not violative of any other ordinances and regulations of the City. ' B. TEMPORARY USES AND STRUCTURES NOT TO EXCEED 90 DAYS. The Director of Community Development may authorize the temporary use of structures and land in any Commercial District for a period of time not to exceed 90 days. Prior to approving said temporary use the Director of Community Development shall inform the Planning Commission of his intent to permit said use and shall take whatever steps or precautions are necessary to assure that said use will be consistent with the purpose and intent of this Section and that said land or building will be restored at such time as the use is terminated. GENERAL CONTROLS' COMMERCIAL Chapter 20.30 C. PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF PARKING POOL. The parking requirement for office buildings, as specified in Section 20.30.035(B.)(2), may be modified in accordance with the following schedule: � T ' (1) For the first 125,000 sq. ft., parking shall be provided at one space per 250 sq. ft. of net floor area. ' (2) For the next 300,000 sq. ft., parking shall be pro- vided at one space per 300 sq. ft. of net floor area. ' (3) Any additional floor area, parking shall be provided at one space per 350 sq. ft. of net floor area. ' For pools based on more than 425,000 sq. ft. of net floor area, the Planning Commission may modify the parking formula by Use Permit, based on a demonstrated formula. n I 1 C