HomeMy WebLinkAbout03 - Medical Office Parking Modification MD2013-023 - PA2013-228COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 13, 2014
Agenda Item No. 3
SUBJECT: Medical Office Parking Modification- (PA2013 -228)
441 Old Newport Boulevard
Modification Permit No. MD2013 -023
APPLICANT: Ocean View Medical Investors, LLC.
PLANNER: Melinda Whelan, Assistant Planner
(949) 644 -3221, mwhelan @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: OG (Office General)
• General Plan: CO -G (General Commercial Office)
PROJECT SUMMARY
A Modification Permit request to utilize a combination of vehicle lifts, tandem parking
spaces, surface parking spaces and valet parking to accommodate the 56 minimum
required parking spaces for a proposed medical office use in an existing office building. A
semi - enclosed carport structure is proposed to be located on the northerly property line
and will have spaces for eleven vehichle lifts (22 parking spaces.) Valet parking will be
provided during normal business hours to ensure effective use of the vehicles lifts and
tandem spaces.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2013 -023 No. (Attachment No. ZA 1).
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Medical Office Parking Modification
February 13, 2014
Page 2
• The subject property is currently developed with an 11,540 square foot office
building that has recently been renovated and remodeled with the intent of being
used for medical offices.
• The applicant's goal is to convert the entire building to medical office use. To do
so, requires that 56 parking spaces be provided on -site. There are currently 45
surface parking spaces.
• Due to site constraints, the applicant is proposing the approval of a modification
permit for access to parking spaces (vehicle lifts, tandem) pursuant to Section
20.52.050B of the zoning code.
• The proposed carport structure consists of solid plaster walls on the back, sides
and, as recommended by staff, a solid roof. The front of the structure would be
partially screened by horizontal wood siding that will match the existing wood
siding located on stairwell elements of the office building.
• The proposed plans show a metal roof. Staff believes that the roof materials
should be of a more permanent construction and consist of the same or similar
construction as the walls to better match the construction of the office building.
Additionally, per the building code, a 30 -inch parapet must also be constructed
along the roof adjacent to the property line. Conditions of approval have been
included in the draft resolution that address both of these roof related issues.
• The structure will be screened by landscaping on three sides. The existing ficus
tree /hedge will remain along the northerly property line, landscaping will be
planted on the westerly side and a metal trellis landscape screen with additional
landscaping will be installed on the easterly side facing Old Newport Boulevard.
• A condition of approval is included in the draft resolution requiring that the lifts be
commercial /industrial grade (not residential lifts) to help ensure the usefulness
and longevity. Additionally, a condition is included requiring that a final valet plan
be approved by the City Traffic Engineer and Community Development Director
prior to final inspection of building permits for medical office tenant
improvements. Finally, staff recommended that the site be valet parked during all
business hours.
• Staff believes that the proposed vehicle lifts, tandem spaces and surface spaces
combined with the implementation of a valet parking management plan provide
the code required parking for medical office uses and that the findings for
approval can be made.
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Medical Office Parking Modification
February 13, 2014
Page 3
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15303 of the State CEQA (California
Environmental Quality Act) Guidelines — Class 3 (New Construction or Conversion of
Small Structures). The project consists of a semi - enclosed parking structure for eleven
vehicles and has an overall footprint of approximately 2,500 square feet. The Class 3
exemption allows for the construction of commercial buildings up to 10,000 square feet
in size and for the construction of accessory structures.
PUBLIC NOTICE
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights -of -way and
waterways) including the applicant and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall and on the City website.
APPEAL PERIOD
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
Melinda Whelan
Assistant Planner
GR/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2014-
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -023 TO ALLOW THE USE OF VEHICLE
LIFTS AND TANDEM SPACES TO ACCOMMODATE A
PORTION OF THE 56 REQUIRED PARKING SPACES FOR A
MEDICAL OFFICE BUILDING LOCATED AT 441 OLD
NEWPORT BOULEVARD (PA2013 -228)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Ocean View Medical Investors, with respect to property
located at 441 Old Newport Boulevard, and legally described as Parcel 1 of Parcel Map
No. 80 -719, in the City of Newport Beach, County of Orange, State of California, as
shown on a map filed in Book 163, Pages 31 and 32 of Parcel Maps in the office of the
Orange County Recorder requesting approval of a conditional use permit.
2. The subject property is located within the Office General (OG) Zoning District and the
General Plan Land Use Element category is General Commercial Office (CO -G).
3. The applicant requests a modification permit request to utilize a combination of vehicle
lifts, tandem parking spaces, surface parking spaces and valet parking to accommodate
the 56 minimum required parking spaces for a proposed medical office use in an existing
office building. A semi - enclosed carport structure is proposed to be located on the
northerly property line and will have spaces for eleven vehicle lifts (22 parking spaces.)
Valet parking will be provided during normal business hours to ensure effective use of the
vehicles lifts and tandem spaces.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on February 13, 2014, in the Corona del Mar Conference
Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This project has been determined to be categorically exempt pursuant to the
requirements of the California Environmental Quality Act Guidelines under Class 3
(New Construction or Conversion of Small Structures).
2. The Class 3 exemption allows for the construction of commercial buildings up to
10,000 square feet in size and for the construction of accessory structures. The project
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Zoning Administrator Resolution No. ZA2014 -XXX
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consists of a semi - enclosed parking structure for 11 vehicles and has an overall
footprint of approximately 2,200 square feet.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
A -1. The existing office building was originally constructed in 1981 and the owner is nearing
completion of interior and exterior alterations and renovations. 45 parking spaces are
currently provided on site.
A -2. Old Newport Boulevard is developed with a mix of commercial, office and service
uses. Office buildings in the area are developed with a mix of surface parking lots and
podium parking.
A -3 The proposed carport structure will be screened from neighboring properties and Old
Newport Boulevard by existing and new trees and shrubs. Additionally, the front
fagade of the parking structure has been designed to be architecturally compatible with
the recently renovated office building.
A -4 Valet and tandem parking arrangements for office, restaurant and commercial
buildings is used at developments /businesses within the City. When operated
according to an approved valet plan and by a professional valet service, valet parking
has proven a proficient way to maximize parking efficiency and on -site parking
demand.
A -5 Access to the site and the off -site parking is from Old Newport Boulevard and has
been determined to be adequate for the use and is compatible with the other
commercial lots in the area.
Finding:
B. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, and /or characteristics of the use.
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Zoning Administrator Resolution No. ZA2014 -XXX
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Facts in Support of Finding:
B -1 The existing office building and parking lot were originally developed in 1981. The
existing surface parking lot design provides 45 parking spaces. Due to the lot size,
width and depth, additional surface parking spaces cannot be provided.
B -2 The additional parking requirements for a medical office use necessitates the need for
additional parking.
B -3 Although parking and retrieving vehicles from the lifts may take longer than if surface
parking is used, employees of the offices will be required to utilize the lifts to help
alleviate prolonged waiting time for customers and clients of the medical offices.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
C -1 The available on -site area to provide parking has been maximized and can
accommodate a maximum of 56 parking spaces while still providing some parking lot
landscaping.
C -2 The request meets the intent of the Code by providing the required number of parking
spaces on -site without the need to use off -site parking spaces.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
D -1 An alternate solution would be to construct a parking structure or subterranean
parking. Both of those options would require a significant change to the scope of work
and may result in a structure with undesirable build, bulk, or scale.
D -2 No changes to ingress or egress form the site is proposed and the on -site circulation is
not expected to be impacted by the uses of the eleven vehicle lifts and tandem valet
parking.
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Zoning Administrator Resolution No. ZA2014 -XXX
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Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
E -1 The parking lot has been reviewed for adequate access and circulation for use by
employees, patrons and access by emergency vehicles.
E -2 Prior to implementation of the proposed project and occupying the existing general
office building with more than 20% of existing floor area with medical office floor a
valet parking management plan is required to be reviewed and approaved by the
Public Works Department and Community Development.
E -3 Conditions of approval have been included with this resolution to ensure fire services
and utilities are protected in place.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -023, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 13TH DAY OF FEBRUARY, 2014.
0
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2014 -XXX
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. This Modification may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
4. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
5. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
6. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
7. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise - generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction
activities are not allowed on Sundays or holidays.
8. Trash pick -up for shall be scheduled outside of regular business hours because a
required parking space blocks access to the trash enclosure.
9. The roof of the vehicle lift shall be concrete or another solid roof material, not the metal
roof as depicted on the plans. The roof design and type of construction is subject to the
review and approval by the Community Development Director prior to the issuance of
building permits.
10. During regular business hours, employees of the office building are required to use the
vehicle lifts unless the lifts are full upon their arrival.
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Zoning Administrator Resolution No. ZA2014 -XXX
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11. Prior to the issuance of certificates of occupancy for medical office uses, the vehicle lifts
shall be fully operational.
12. Prior to the issuance of certificates of occupancy for medical office uses, a valet parking
management plan must be approved by the Traffic Engineer and Community
Development Director. The valet parking management plan shall include signage, pick-
up /drop off location(s), hours of operation.
13. The entire parking lots (surface spaces, tandem spaces, vehicle lift spaces) shall be
valet parked during business hours.
14. Annual monitoring reports shall be prepared and submitted to the City. The first report
will be during 12 months after the commencement of use of the valet plan and vehicle
lifts. The report shall include average daily parking demand and space occupancy and
maintenance log that identifies how many days the vehicle lifts were not available due
to maintenance issues.
15. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
16. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the 441 Old Newport Parking Modification Permit
including, but not limited to MD2013 -023 (PA2013 -228). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action,
causes of action, suit or proceeding whether incurred by applicant, City, and /or the
parties initiating or bringing such proceeding. The applicant shall indemnify the City for
all of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
PUBLIC WORKS /UTIILITIES
1. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
2. Reconstruct all existing broken and /or otherwise damaged concrete sidewalk panels,
driveway approaches and curb and gutter along the Old Newport Boulevard frontage.
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Zoning Administrator Resolution No. ZA2014 -XXX
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3. All existing drainage facilities in the public right -of -way, including the existing curb drains
along Old Newport Boulevard frontage shall be retrofitted to comply with the City's on -site
non -storm runoff retention requirements.
4. An encroachment permit is required for all work activities within the public right -of -way.
5. In case of damage done to public improvements surrounding the development site by the
private construction, additional reconstruction within the public right -of -way could be
required at the discretion of the Public Works Inspector.
6. All on -site drainage shall comply with the latest City Water Quality requirements.
7. Parking spaces and drive aisles shall be per City Standards STD - 805 -L -A and STD -805-
L-B. unless otherwise shown on the approved plans to accommodate the vehicle lifts and
tandem spaces.
8. The existing private trees along the Old Newport Boulevard frontage on 441 Old Newport
Boulevard are overgrown into power lines and adjacent property. These trees shall be
trimmed back behind the property line at all times or removed.
9. The hedge along the north property line of 441 Old Newport Boulevard is encroaching
into the Old Newport Boulevard public right -of- way /sidewalk. This hedge shall be
trimmed back behind the property line at all times.
10. The applicant is responsible for all upgrades to the City's utilities as required to fulfill the
project's demand, if applicable.
11. New and existing fire services shall be protected by a City- approved double -check
detector assembly and installed per STD - 517 -L.
12. New and existing commercial domestic water and landscaping meter(s) shall be
protected by a City- approved reduced pressure backflow assembly and installed per
STD - 520 -L -A.
13.AII traffic signage shall comply with the current California Manual of Uniform Traffic
Control Devices. All traffic striping shall comply with the current Caltrans standard plans.
14. Parking layout and circulation at 441 Old Newport Boulevard is subject to approval by the
City Traffic Engineer prior to permit issuance for the medical use and parking lot.
BUILDING DIVISION
1. A geotechnical report is required at time of plan check submittal.
2. Exterior walls within 10 feet of the property line are required to have a one hour fire
resistive rating.
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Zoning Administrator Resolution No. ZA2014 -XXX
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3. A 30 -inch high parapet wall is required for fire rated exterior walls.
4. Class A roof material is required for the carport structure.
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Attachment No. ZA 2
Vicinity Map
15
Modification Permit No. MD2013 -023
PA2013 -228
441 Old Newport Boulevard
10
Attachment No. ZA 3
Project Plans
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PROJECT ADDRESS: 441 OLD NEWPORT BLVD.
NEWPORT BEACH, CA 92660
OWNER: OCEAN VIEW MEDICAL PARTNERS ILLS
2601 MAIN STREET # 920
IRVINE, CA 92614
949 721 -8600
BUILDING CODE 2010 CALIFORNIA BUILDING CODE AND CITY AMENDMENTS
2010 CIVIC, CEC AND CPC.
BUILDING TYPE V -B
ZONING: OFFICE GENERAL OG
PROJECT DESCRIPTION:
INSTALLATION OF 11 AUTO LIFTS TO INCREASE TOTAL PARKING PROVIDED TO 56
UTILIZATION OF EQUIPMENT WILL BE PROVIDED BY ON SITE VALET SERVICE
RE- CONFIGURE TWO STANDARD STALLS TO ALLOW TANDEM PARKING
AREA BREAKDOWN
SITE AREA: 23.080 SF
BUILDING AREA: 11540 SF
PARKING PROVIDED
SURFACE PARKING 45
RAISED LIFT STALLS 11
TOTAL PROVIDED 56
INCLUDES 1 STANDARD ACCESSIBLE AND 1 VAN ACCESSIBLE STALL
PROJECT STATISTICS
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1400 QUAIL STREET
SUITE 120
NEWPORT BEACH, CA 92660
949 851 -3044
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PROJECT ADDRESS: 441 OLD NEWPORT BLVD.
NEWPORT BEACH, CA 92660
OWNER: OCEAN VIEW MEDICAL PARTNERS ILLS
2601 MAIN STREET # 920
IRVINE, CA 92614
949 721 -8600
BUILDING CODE 2010 CALIFORNIA BUILDING CODE AND CITY AMENDMENTS
2010 CIVIC, CEC AND CPC.
BUILDING TYPE V -B
ZONING: OFFICE GENERAL OG
PROJECT DESCRIPTION:
INSTALLATION OF 11 AUTO LIFTS TO INCREASE TOTAL PARKING PROVIDED TO 56
UTILIZATION OF EQUIPMENT WILL BE PROVIDED BY ON SITE VALET SERVICE
RE- CONFIGURE TWO STANDARD STALLS TO ALLOW TANDEM PARKING
AREA BREAKDOWN
SITE AREA: 23.080 SF
BUILDING AREA: 11540 SF
PARKING PROVIDED
SURFACE PARKING 45
RAISED LIFT STALLS 11
TOTAL PROVIDED 56
INCLUDES 1 STANDARD ACCESSIBLE AND 1 VAN ACCESSIBLE STALL
PROJECT STATISTICS
BECK
ARCHITECTURE
INTERIOR DESIGN
1400 QUAIL STREET
SUITE 120
NEWPORT BEACH, CA 92660
949 851 -3044
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To: Zoning Adminstrator
Subject: Additional Materials Received: Item No. 3a
From: Sandie Haskell [ mailto: sandiehaskellca)roadrunner.com]
Sent: Friday, February 07, 2014 12:47 PM
To: Wisneski, Brenda; Whelan, Melinda; Petros, Tony; Hill, Rush; edselichCd)newoortbeachca.00v;
cu rryk(al new portbeachca. gov
Subject: Fw: 441 Old Newport
441 Old Newport, Newport Beach, G4 92663 Parking Modification Permit Request
Project File No. PA2013 -228
Activity No. MD2013 -023
Zoning Administration meeting Thursday Feb. 13, 2014
Q. What does the Zoning Administrator do?
Answer: The Zoning Administrator conducts public hearings and renders decisions on minor
discretionary applications. A "discretionary application" is one that requires the exercise of judgment
on the part of the decision - maker, as opposite to a "ministerial application" where the decision -maker
determines whether there has been conformity with fixed standards or objective measurements (e.g.,
building permits
Q: What is a Modification Permit?
Answer: A Modification Permit is a request for administrative relief from development standards of the
Zoning Code such as to allow a building to encroach within a required setback. Other examples
include: heights of walls, hedges or fences; distances between buildings; area, number and height of
signs; roof signs and off -site signs; structural appurtenances or projections from buildings that
encroach into front, side or rear yards; location of accessory buildings within setbacks; the
construction or installation of chimneys, vents, rooftop architectural features in excess of permitted
height limits, size or location of parking spaces or access to parking spaces, swimming pool and
swimming pool equipment encroachments within setbacks, rooftop parking of automobiles in
nonresidential districts; and minor alterations and improvements to nonconforming buildings.
Deviations from provisions that regulate uses cannot be considered with a Modification Permit.
We do not believe the project at 441 meets the criteria described above (taken from the City of NB's
website) as a minor alteration nor an instance of minor nonconformance. We believe this matter
should come before the PLANNING COMMISSION for a full, in depth evaluation of this odd
proposal (we cannot think of any other OFFICE /MEDICAL BUILDING in Newport Beach that has
constructed industrial style parking to meet parking requirements in a non - industrial area). Before the
city would set a precedant for using lifts to fufill parking space requirements, we should think the
City Council would want to study the proposal and have the Planning Commissions' input to
consider the matter.
The applicant advertises his property claiming 14,309 square feet of "rentable " space.
htto 11 www ventureregrotio com/PropertyPDF/441 Old Newport Blvdadf
The remedy requested by the applicant - parking lifts - is definitely not in keeping with the
character of the neighborhood. He also assumes that the neighboring professional building
property owners would be happy with this unaesthetic approach to parking and that the employees
and /or clients of the tenants will be comfortable with using the parking lifts and tandem parking. This
parking scheme will be located between the curb and the actual building viewable from the street. If
approved, this plan would require full -time parking attendants; how would that requirement be
monitored and enforced?
The public notice states that "the project is categorically exempt under Section 15303 of CEQA.... "
Not sure why that is relevent.
We will be out of town when this meeting takes place and would like this notification to serve as a
statement of our concerns and questions regarding this property application.
Richard and Sandra Haskell
Business address.-415 & 455 Old Newport Road
Newport Beach, CA
Home address: 255 Evening Canyon Road
Corona del Mar, CA
http.//gcode.us/ codes/ al acercounty /view.ph,o?tonic =18 -I8 36 -18 36 050 &frames =on
httP. / /www. ne wportbeachca. go v /PublicNotices /Zoning %20Administrator/02-13-
14 441 % 2001 d% 20Newport %20Parking %20Modification PA2013- 228.pdf
http. / /www codeoublishing com/ CA/ NewaortBeach/. ?NewaortBeach20 /NewoortBeach20, html
http. / /gcode.us/ codes/ pl acercounty/view.,ohn?tooic =l8 -18 36 -18 36 050 &frames =on
Zoning Administrator February 13, 2014
Item No. 3b: Additional Materials Received
441 Old Newport Parking Modification (PA2013 -228)
Ramirez, Brittany
To: Zoning Administrator
Subject: Additional Materials Received - Item No. 3
From: Brion Jeannette [mailto :Brion] @customarchitecture.com]
Sent: Thursday, February 13, 2014 1:29 PM
To: mwhelanCalnewportbeach.gov; Campbell, James; Wisneski, Brenda
Cc: cathdoza @gmail.com
Subject: RE: Ocean View Medical project 441 Old Newport Blvd/ REVISED 2/13/14
Melinda, I have added a few more comments to my letter. I was hoping you would be able to
respond to my original letter, but I guess not. I'm sure we will discuss these today.
Regards
Brion
Brion Jeannette Architecture
Custom Architecture I Energy Efficient Design
470 Old Newport Blvd.
Newport Beach, CA 92663
T: 949.645.5854 ext. 212 F: 949.645.5983
email@customarchitecture.com
www.customarchitecture.com
BJA Job #
`'� please consider the environment before printing this e-mail
CONFIDENTIALITY: The information contained in this a -Mail message, including any accompanying documents or attachments, is from Brion
Jeannette Architecture and is intended only for the use of the individual or entity named above, and is privileged and confidential. If you are not the
intended recipient, be aware that any disclosure, dissemination, distribution, copying or use of the contents of this message is strictly prohibited. Due to
the vulnerabilities associated with electronic communications this message and any attachments should be checked for destructive content prior to
executing. BJA is not responsible for loss or damage arising from the use of this e-mail or attachments.
From: Brion Jeannette
Sent: Tuesday, February 11, 2014 11:44 AM
To: 'mwhelan @newportbeach.gov'
Cc: cathdoza cbamail.com; Bonnie Jeannette
Subject: Ocean View Medical project 441 Old Newport Blvd
Melinda, being a long time property owner on Old Newport Blvd, this parking request to install lifts
concerns me and many others on Old Newport Blvd.
I have some technical questions hopefully you can assist with:
The structure appears to be over 10,000sf according to the applicant's advertising it is
14,309sf net 14,935 gross , the staff report states 11,540sf. Can you verify which is
correct.
The Class 3 exemption appears to be in jeopardy if the applicants square footage is
correct.
• If the structure is 11504 sf lot coverage is 49 %, at 14935sf lot coverage is 64.7%
• The proposed carport which is open on only one side adds to the lot coverage by
approximately 2000sf, I believe this structure will add to the already excessive lot
coverage.
• Although I feel this is a clever way to increase parking, I feel it is inappropriate and NOT
the visual aesthetics that is important to Old Newport Blvd. land owners. Imagine this in
many parts of the city, not a pretty picture.
• As the structure increases in square footage, obviously the parking requirement
increases
I believe this will require a Planning Commission decision including variances for excessive lot
coverage, and reduced parking and I believe the old Specific Area Plan #9 for Old Newport
Boulevard, developed by the property owners and city staff a few years back dictate an aesthetic
that does not allow parking lifts visible from the street.
Regards
Brion
Brion Jeannette Architecture
Custom Architecture I Energy Efficient Design
470 Old Newport Blvd.
Newport Beach, CA 92663
T: 949.645.5854 ext. 212 F: 949.645.5983
email@customarchitecture.com
www.customarchitecture.com
BJA Job #
`'� please consider the environment before printing this e-mail
CONFIDENTIALITY: The information contained in this a -Mail message, including any accompanying documents or attachments, is from Brion
Jeannette Architecture and is intended only for the use of the individual or entity named above, and is privileged and confidential. If you are not the
intended recipient, be aware that any disclosure, dissemination, distribution, copying or use of the contents of this message is strictly prohibited. Due to
the vulnerabilities associated with electronic communications this message and any attachments should be checked for destructive content prior to
executing. BJA is not responsible for loss or damage arising from the use of this e-mail or attachments.
Zoning Administrator February 13, 2014
Item No. 3c: Additional Materials Received
441 Old Newport Parking Modifcation (PA2013 -228)
Ramirez, Brittany
To: Zoning Administrator
Subject: Additional Materials Received - Item No. 3
From: Catherine Cardoza [mailto:cathdoza(cbgmail.com]
Sent: Thursday, February 13, 2014 12:48 PM
To: Whelan, Melinda; Wisneski, Brenda; kbrantColnewportbeachca.gov
Cc: Or Raney; Ann Raney
Subject: 441 Old Newport - Parking Modification Permit
Dear Melinda,
Thank you for speaking with me yesterday regarding the property at 441 Old Newport Boulevard and their
request for a parking modification. As we discussed, Dr. and Mrs. Raney, owners at 447 Old Newport, are
firmly opposed to approving this modification permit. Please see the attached letter and support documentation
that explains their position.
Please distribute this information to the decision maker(s) involved with this permit request.
Again, thank you for you time,
Sincerely,
Catherine Cardoza
Raney Zusman Medical Group
447 Old Newport Blvd, Suite 200
Newport Beach, CA 92663
(949) 650 -3350 - Office
(949) 650 -1274 - Fax
Please note that the information contained in this message may be privileged and confidential and protected from
disclosure under the law, including the Health Insurance Portability and Accountability Act (HIPAA). If the reader of this
message is not the intended recipient, or an employee or agent responsible for delivering this message to the intended
recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited
and may subject you to criminal or civil penalties. If you have received this communication in error, please notify the
sender by replying to the message and delete the material from any computer.
Dr. and Mrs. Aidan Raney
447 Old Newport Boulevard, Suite 200
Newport Beach, CA. 92663
February 12, 2014
Zoning Administrator
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
RE: 441 Old Newport Parking Modification — Public Hearing, February 13, 2014 at 3:30pm
Dear Zoning Administrator:
We are respectfully requesting that you deny the above referenced applicant a modification permit for
parking. Their permit request is predicated on a parking issue that has been denied by City Council and
twice denied by the Planning Commission.
We are requesting denial for the following reasons:
The modification permit would allow vehicle lifts and a carport to be constructed on the
property in the parking lot. The use of vehicle lifts has not been granted to any other property
owner along this stretch of Old Newport Boulevard. In all other cases, owners were required to
provide adequate parking through the construction of subterranean garages or limited their
buildable square footage to meet the medical office parking requirements. The industrial
looking vehicle lift is not in keeping with the architectural integrity of the neighborhood.
Permitting the use of the vehicle lifts will only benefit the property owner of 441 Old Newport,
to the detriment of the surrounding home and commercial property owners.
We believe the vehicle lifts will not be effectively utilized. It will be easier for employees and
patrons of 441 Old Newport to park elsewhere; in an effort to avoid parking their vehicles on the
lifts, creating a "parking problem" for the adjacent properties that have abided by the rules set
forth by the City of Newport Beach.
3. The square footage of the building is not accurate and therefore the minimum requirement for
parking spaces is inaccurate. The City of Newport Beach is only recognizing 11,540 square feet.
However, the applicant's own (updated) website lists the "rentable square footage" at over
14,000 square feet. Please see his attached website information. Using the calculations provide
by the property owner, on their website, the minimum parking space requirement should be
>70 spaces.
As the owners of the property at 447 Old Newport Boulevard, we continue to be concerned about the
repeated attempts by this property owner to circumvent the rules established by the City for medical
office space parking. We urge you to reconsider the recommendation in the Staff Report and vote to
deny granting this permit.
Very truly yours,
Aldan A. Raney, M.D. Ann Raney
VENTURE
R E G PO Ll P
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AVAILABLE FOR LEASE OR LEASE OPTION TO PURCHASE
1,000 - 9,402 RSF
.rl
LEASE Rff E
$ 2.95 NNN/sq. ft .
LFEASE TERIA
5 Years Minimum
11. ALLOWANCE
$50/USF
Available Early November
441 OLD NEWPORT BLVD, NEWPORT BEACH, CA 92663 a5 of I)-tivI14
FEATURE'
• Directly across from Hoag Hospital
• Brand New, Just Completed Facility
• 55,000 Average Daily Traffic
• Newport Blvd Signage Available
• Beautiful Glass Line with Balconies
• Gurney Size Elevator & Surface Parking
• Lease with Option to Purchase or Lease Only
TURE
G RO U I"
d FAvv ---�,AL PLAZA
AVAILABLE FOR LEASE OR LEASE OPTION TO PURCHASE
FIRST FLOOR - 4,650 RSF
THIRD FLOOR - 4,907 RSF
F L QC) R P L N
441 OLD NEWPORT BLVD, NEWPORT BEACH, CA 92663
Ocean View Medical Investors, LLC
Zoning Administrator February 13, 2014
Item No. 3d Additional Materials Received "qlo
441 Old Newport Parking Modification (PA2013 -228)
p 949.721.8600
f 949. 752. 2583
OCEAN VIEW MEDICAL PLAZA
441 Old Newport Boulevard
Newport Beach, California
PARKING MANAGEMENT PLAN:
The following Parking Management Plan will outline the assisted parking
operations and will be used to implement and monitor the On Site Parking
operation. The guidelines will be distributed to all tenants upon occupancy so
they are familiar with the program and to provide an understanding of the system
and to better utilize the automated system in place for their employee's and
customer's benefit.
GENERAL DESCRIPTION OF OPERATION:
A valet parking will be provided to assist employees and guests the full utilization
of the parking provided for the building. There will be 11 (eleven) two level
automated car lifts on the site to be parked and operated by the Valet only.
• Auto Valet will be provided during business hours from7:00 AM to 6:00 PM
Monday through Friday. Two valet employees will be present during
business hours.
• Valet service will be complimentary to all users.
• Permanent signage will be installed at drop -off location outlining service
provided
• Valet to verify with all drivers, anticipated length of stay and utilize upper
lift platform for employees first and then longer term parking (if needed).
• Valet to provide Claim number card upon vehicle drop off.
• 34 Self Park stalls will be available at all times when valet is not available
or upon request by customers.
• 2 Accessible stalls are available for self - parking or valet parking upon
request at the main entrance to the building.
• Valet contact phone number to be provided to tenants so car can be
retrieved ahead of departure.
• All keys to be secured in locked storage cabinet
• Adequate signage will be provided on site for circulation (to be reviewed
and approved by City Traffic Engineer).
Will provide pick-up/drop-off locations to be reviewed and approved by the
City Traffic Engineer