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HomeMy WebLinkAbout13 - Medical & Dental Office ParkingCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item: 13 February 8, 2005 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Planning Department Gregg B. Ramirez, Associate Planner (949) 644 -3219, gramirez @city.newport- beach.ca.us SUBJECT: Medical and Dental Office Parking Code Amendment No. 2004 -001 (PA2004 -007) This item was continued from the City Council meeting of January 25, 2005 to allow additional time to consider the proposed amendment. Staff wanted to look further at the issue of how any discretionary applications in process would be affected by the potential increase in required parking. Currently, there is only one application being processed potentially affected by the proposed change to a 1 parking space per 200 square feet requirement. That project, which is located on Birch Street in Santa Ana Heights, proposes to convert approximately 19,000 square feet of an existing 30,389 square foot professional office building to a medical imaging use. Approval of a use permit and traffic study pursuant to the traffic phasing ordinance are required. At this time, the application is complete and the traffic study nearing completion. However, the applicant is struggling to meet the current 1/250 parking requirement and is working with the Planning, Building and Public Works Departments on issues related to handicap accessible parking and parking lot design and circulation. Should the Council desire to allow this application to be considered using the existing parking requirement, an alternate ordinance is attached (Attachment B) that includes a section that would allow applications submitted for discretionary review that have been deemed complete prior to the approval date of the ordinance change, to be processed using the 1/250 medical and dental office parking requirement. This would allow this project to utilize the existing parking requirement for an extended period of time. This could be two years or more because the Use Permit and Traffic Study would be valid for a period of 24 months, within which a building permit could be issued. Language relating to the California Environmental Quality Act (CEQA) compliance has been revised to accurately identify the proposed amendment in the originally proposed and still recommended ordinance (Attachment A). This ordinance would allow only those projects submitted for plan check or those that have secured building permits to use the existing 11250 parking requirements. The same CEQA related language appears in the alternate ordinance (Attachment B). Prepared by: Z"/�. Gregg B. amirez Associate Planner Attachments: Code Amendment — Medical and Dental Office Parking February 8, 2005 Page 2 Submitted by: Patricia L. Temple Planning Director A. Recommended Draft City Council Ordinance B. Alternate Draft City Council Ordinance ATTACHMENT A Recommended Draft City Council Ordinance M ORDINANCE 2005- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT to SECTION 20.66.030 OFF - STREET PARKING AND LOADING REQUIREMENTS OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO MEDICAL AND DENTAL OFFICE PARKING REQUIREMENTS [CODE AMENDMENT NO. 2004 -001] WHEREAS, due to the changing character of the healthcare industry, parking demand at medical and dental office buildings has increased over time and many sites within the City have experienced off- street parking shortfalls that have lead to increased reliance upon street parking of off -site parking; and WHEREAS, on January 13, 2004, the City Council of the City of Newport Beach initiated an amendment to Title 20 of the Newport Beach Municipal Code to amend Section 20.66.030 of the Municipal Code specifically related to off - street parking for medical and dental office uses; and WHEREAS, on January 6, 2005, the Planning Commission of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, the Planning Commission voted unanimously to recommend approval of this code amendment to the City Council; and WHEREAS, on February 8, 2005, the City Council of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, pursuant to the California Environmental Quality Act, the proposed amendment is exempt from environmental review pursuant to section 15305, minor alterations in land use limitations, of the implementing guidelines of CEQA since the amendment to the Zoning Code only requires a modest increase in required parking 1 4 spaces for medical and dental office uses and does not change existing land uses nor increase land use intensity. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Title 20 of the Newport Beach Municipal Code shall be amended to revise Section 20.66.030 of the Municipal Code as provided in Exhibit "A ". SECTION 2: Projects submitted for plan check prior to the approval date of this ordinance and projects where building permits have been issued prior to the approval date of this ordinance shall be permitted to use the 1/250 medical and dental office parking requirement for the purpose of determining Code compliance. SECTION 3: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on February 8, 2005, and adopted on the 22nd day of February 2005, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR z I EXHIBIT "A" Off - Street Parking and Loading Spaces Required Use Classification Off- Street Parking Spaces Off- Street Loading Spaces OFFICES, MEDICAL & DENTAL 1 per 200 sq. ft.; see - -- Section 20.66.060. All other provisions of Section 20.66.030 will remain unchanged. ATTACHMENT B Alternate Draft City Council Ordinance E ORDINANCE 2005- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO SECTION 20.66.030 OFF - STREET PARKING AND LOADING REQUIREMENTS OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO MEDICAL AND DENTAL OFFICE PARKING REQUIREMENTS [CODE AMENDMENT NO. 2004 -001] WHEREAS, due to the changing character of the healthcare industry, parking demand at medical and dental office buildings has increased over time and many sites within the City have experienced off- street parking shortfalls that have lead to increased reliance upon street parking of off -site parking; and WHEREAS, on January 13, 2004, the City Council of the City of Newport Beach initiated an amendment to Title 20 of the Newport Beach Municipal Code to amend Section 20.66.030 of the Municipal Code specifically related to off - street parking for medical and dental office uses; and WHEREAS, on January 6, 2005, the Planning Commission of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, the Planning Commission voted unanimously to recommend approval of this code amendment to the City Council; and WHEREAS, on February 8, 2005, the City Council of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, pursuant to the California Environmental Quality Act, the proposed amendment is exempt from environmental review pursuant to section 15305, minor alterations in land use limitations, of the implementing guidelines of CEQA since the amendment to the Zoning Code only requires a modest increase in required parking 1 I spaces for medical and dental office uses and does not change existing land uses nor increase land use intensity. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Title 20 of the Newport Beach Municipal Code shall be amended to revise Section 20.66.030 of the Municipal Code as provided in Exhibit "A ". SECTION 2: Projects submitted for plan check prior to the approval date of this ordinance and projects where building permits have been issued prior to the approval date of this ordinance shall be permitted to use the 1/250 medical and dental office parking requirement for the purpose of determining Code compliance. SECTION 3: Applications submitted for discretionary review and deemed complete priorto the approval date of this ordinance shall be processed using the 1/250 medical and dental office parking requirements for the purpose of determining Code Compliance. SECTION 4: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. 2 I° This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on February 8, 2005, and adopted on the 22nd day of February 2005, by the following vote, to wit: AYES. COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS AE • : ATTEST: CITY CLERK 3 Oft- Street Parking and Loading Spaces Required Use Classification EXHIBIT "A" Off - Street Parking Spaces Off- Street Larding Spaces OFFICES, MEDICAL & DENTAL I per 200 sq. ft.; see - -- Section 20.66.060. All other provisions of Section 20.66.030 will remain unchanged. 1'�— CITY OF NEWPORT BEACH COUNCIL AGENDA CITY COUNCIL STAFF REPORT C d_-8- J5 Agenda Item: 8 January 25, 2005 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Planning Department Gregg B. Ramirez, Associate Planner (949) 644 - 3230, gramirez(a�city.newport- beach.ca.us SUBJECT: Medical and Dental Office Parking Code Amendment No. 2004 -001 (PA2004 -007) ISSUE: Should the City Council approve a proposed amendment to Section 20.66.030 of the Municipal Code (Off Street Parking and Loading Spaces Required) to increase the number of parking spaces required for medical and dental office uses from 1 per each 250 gross square feet to 1 per each 200 gross square feet? • RECOMMENDATION: Staff recommends that the City Council approve Code Amendment No. 2004 -001 by introducing Ordinance No. 2005- amending the medical and dental office parking requirement and pass to second reading on February 8, 2004. DISCUSSION: On January 6, 2005 the Planning Commission voted unanimously to recommend that the City Council approve the proposed amendment. The Commission's decision was based on information included in the January 6, 2005 staff report (attached). The report includes information about medical parking requirements gathered from other jurisdictions (cities, Coastal Commission), national planning organizations (American Planning Association, Institute of Transportation Engineers) and a small, two -site parking study conducted in 2003 at two existing medical office buildings on Old Newport Boulevard. Should the City Council desire to adopt the attached amendment, staff suggests that projects currently under review in plan check and those submitted into plan check prior to the approval date be subject to the existing 1/250 regulation, even if building permits for those projects are not issued prior to the effective date of the amendment. Projects submitted after the approval date of the ordinance would be required to comply with the new parking requirement, unless is permits are issued prior to the effective date of the amendment. The Council does, however, Code Amendment — Medical and Dental Office Parking January 25, 2004 Page 2 • have the option to determine that the applicable date of the new regulation should be the effective date (30 days after the second reading) or possibly a future date of, for example, 60 or 90 days after the approval date. This would provide a set "grace period" for projects already in plan check. Additionally, staff is processing a discretionary application that will likely be affected by the proposed regulation. Should a new parking requirement be adopted, staff believes this project, and any others submitted prior to the effective date of the amendment, should be required to provide off - street parking at the newly adopted ratio unless the findings for a parking waiver can be made. Environmental Review: This project has been reviewed and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 5 (minor Alterations in Land Use Limitations). Public Notice: Notice of this hearing was published in the Daily Pilot a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the • agenda for this meeting, which was posted at City Hall and on the city website. Alternatives: 1. Do not adopt the draft ordinance and maintain the existing parking requirement for medical and dental offices. 2. Recommend a different parking requirement ratio. 3. Continue the item and instruct staff to study the issue further. This may not be effective without funding sources to prepare a number of comprehensive parking demand studies at multiple sites. Prepared by: Submitted by: Gregg B./2amirez Associate Planner LA bl M4 Patricia L. Temple Planning Director n U Code Amendment— Medical and Dental Office Parking January 25, 2004 Page 3 • Attachments: 1. Draft City Council Ordinance 2. Planning Commission Staff Report and Draft Resolution 3. Draft Planning Commission Minutes • • ATTACHMENT A Draft City Council Ordinance 0 0- 0 4 ORDINANCE 2005- • AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT to SECTION 20.66.030 OFF - STREET PARKING AND LOADING REQUIREMENTS OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO MEDICAL AND DENTAL OFFICE PARKING REQUIREMENTS [CODE AMENDMENT NO. 2004 -001] WHEREAS, due to the changing character of the healthcare industry, parking demand at medical and dental office buildings has increased over time and many sites within the City have experienced off - street parking shortfalls that have lead to increased reliance upon street parking of off -site parking; and WHEREAS, on January 13, 2004, the City Council of the City of Newport Beach initiated an amendment to Title 20 of the Newport Beach Municipal Code to amend Section 20.66.030 of the Municipal Code specifically related to off - street parking for medical and • dental office uses; and WHEREAS, on January 6, 2005, the Planning Commission of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, the Planning Commission voted unanimously to recommend approval of this code amendment to the City Council; and WHEREAS, on January 25, 2005, the City Council of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, pursuant to the California Environmental Quality Act, the proposed amendment is exempt from environmental review pursuant to section 15305, minor alterations in land use limitations, of the implementing guidelines of CEQA since the • amendment to the Zoning Code allows only a modest increase in elevator size permitted to J exceed height limits and only to the extent required to satisfy Fire Department and Building Department life /safety requirements. • THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Title 20 of the Newport Beach Municipal Code shall be amended to revise Section 20.66.030 of the Municipal Code as provided in Exhibit "A ". SECTION 2: Projects submitted for plan check prior to the approval date of this ordinance and projects where building permits have been issued prior to the approval date of this ordinance shall be permitted to use the 1/250 medical and dental office parking requirement for the purpose of determining Code compliance. SECTION 3: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. • This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on January 25, 2005, and adopted on the 8th day of February 2005, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR 2 • EXHIBIT "A" Off - Street Parking and Loading Spaces Required Use Classification Off- Street Parking Spaces Off- Street Loading Spaces OFFICES, MEDICAL & DENTAL 1 per 200 sq. ft.; see - -- Section 20.66.060. All other provisions of Section 20.66.030 will remain unchanged. n l_ J • n a 0 ATTACHMENT B Planning Commission Staff Report and Draft Resolution ID CITY OF NEWPORT BEACH -- - - -- PLANNING COMMISSION STAFF REPORT • Agenda Item: 6 November 18, 2004 TO: PLANNING COMMISSION FROM: Planning Department Gregg B. Ramirez, Associate Planner (949) 644 -3230, _ gram irez (d)city.newport- beach. ca. us SUBJECT: Code Amendment No. 2004 -001 (PA2004 -007) Proposed amendment to Section 20.66.030 of the Municipal Code (Off Street Parking and Loading Spaces Required) to increase the number of parking spaces required for medical and dental office uses. RECOMMENDATION: Staff recommends the Planning Commission adopt the attached draft resolution, which recommends the adoption of the proposed amendment that 1 parking space be provided for each 200 square feet of gross floor area used for medical or dental office uses. •__ DISCUSSION: Section 20.66.030 of the Municipal Code requires that medical and dental offices provide a minimum of 1 parking space per each 250 square feet of gross floor area. The land use classification "Office, Medical and Dental' is defined as: Offices of firms or organizations providing medical/dental services. This classification includes facilities for the diagnosis and treatment of human patients and medical/dental laboratories incidental to the office use. For some time, there has been concern that the current standard falls short of actual parking demand based on the experienced parking shortages at various locations within the City. In making the recommendation above, staff researched the parking requirement of several other jurisdictions, the requirement of national planning and traffic engineering organizations and looked at a parking demand study done in 2003 at two medical office buildings on Old Newport Boulevard. • ID • 11 Code Amendment — Medical Office Parking November 18, 2004 Page 2 Other Jurisdiction Requirements A survey of several Southern California. jurisdictions was conducted. Staff attempted to choose jurisdictions with hospitals, assuming that those cities would likely have more medical office use than those cities without hospitals. The table below outlines those requirements: Jurisdiction Parking Requirement* City of Fountain Valle 1/143 City ofHuntington Beach 1/175 City of Mission Viejo 1/150 City ofOrange 1/200 City of Santa Ana 1/167 County of Oran a 1/200 City of Torrance 1/200 City of Los Angeles 1/200 City of Long Beach 1/200 City of Loma Linda 1/300 City of San Diego 1/250 California Coastal Commission 1/150 City of Newport Beach 1/250 Average Requirement 1/198 *All requirements based on gross square footage Staff spoke directly with staff members from several of the listed cites and found that their respective parking requirements were typically based on using other jurisdiction requirements or that the standard has been "on the books for years ". As the table illustrates, the only jurisdictions that require the same or less off - street parking than Newport Beach are Loma Linda with a 1/300 requirement and the City of San Diego with a 1/250 requirements. All other jurisdictions require a minimum of 1 parking space per each 200 square feet. Parking Demand Study A parking demand study was conducted in 2003 as part of the review process for a proposed medical office building on Old Newport Boulevard. Parking counts were taken at two existing medical office developments located at 415 and 455 Old Newport Boulevard. The following table outlines the findings of the study. Code Amendment — Medical Office Parking November 18, 2004 Page 3 Study Site Square Footage No. of Tenants Off - Street Parking Peak Demand Corresponding Ratio 415 Old 11,179 Square 5 58' 52 4.65 spaces per Newport Feet 1000 sq.ft. Boulevard (1/215 square feet) 10,687 2 53 33 3.09 spaces per 455 Old (14,087)"Square 1000 sq.ft. Newport Feet (11323 square feet) Boulevard Includes 12 off -site spaces leased exclusively for employee parking and assumed occupied during business hours. " 455 Old Newport Boulevard includes a 3,400 square foot credit union. The counts used a 'worst case' formula and assumed all cars were employees /patrons of the 10,667 square foot medical office portion of the building. u As shown in the chart, the study found that, in this particular case, the building with more tenants generated a higher parking demand while the building with fewer tenants generated a lower parking demand. Given the low sample size, these ratios may not be a good indicator of what the citywide standard should be. Staff believes that the type of medical use may also play a key role in parking demand. For example, a general family practitioner typically creates a much higher demand due to current health management practices than a specialized physician such as a heart specialist or cosmetic surgeon. Therefore a building designed and parked for a medical office use may have ample parking for a certain medical • use but not enough for another type of use. National Organizations Staff looked at parking requirements published by the American Planning Association (APA) and a recent study conducted by the Institute of Transportation Engineers (ITE) The APA numbers are drawn from many sizes of local jurisdictions across the country. Requirements range from 6 per 1,000 square feet of gross floor area (1/150) to 3.3 spaces per 1,000 square feet of gross floor areas (1/303). Some jurisdictions add the number of doctors or examination rooms into the equation but staff believes using this formula would be difficult to administer. The APA publications do not identify the most appropriate standard. The ITE handbook titled Transportation and Land Development suggests a parking requirement of 5.5 spaces per each 1,000 square feet of gross floor area or 1/181. Additionally, staff contacted a member of ITE and received some preliminary results of a parking demand study conducted at 13 locations. That study found that parking demand rates range between 1.8 and 4.7 per 1,000 square feet of gross floor area with an average of 3.4 parking spaces per each 1,000 square feet of gross floor area or 1/295. I. L 1 1, • Code Amendment— Medical Office Parking November 18, 2004 Page 4 Summary During the course of research and with years of collective interactions with doctors seeking office space, staff found that parking demand for medical and dental office uses varies depending on a variety of factors such as the type of medical or dental practice, the location of the practice and the overall size of the practice or office building. It was clear however that the existing parking requirement of 1/250 is on the low end when compared to other jurisdictions in Southern California. Staff believes the Code should be amended to ensure that enough parking to adequately serve a wide range medical and dental office uses. Since the City does not categorize different types of medical office uses, staff believes the requirement should provide enough parking spaces to reasonably serve a medical office that may experience change in tenants and a possible change in parking demand over the life of the building. Although it is reasonable to conclude that parking demand may fluctuate based upon the operational characteristics of the use, the long term administration of medical office sub - categories is not recommended and would take a substantial amount of research to determine parking rates for various uses. Therefore, staff is recommending that the parking requirement for medical and dental office uses be amended to require 1 parking space per each 200 square feet of gross floor area to ensure sufficient parking is provided for future medical /dental facilities. • It should be mentioned that any change to the Code requirement will make all existing medical /dental office buildings that provide 1 space for every 250 square feet non - confirming in terms of parking. These buildings would then be subject to the non - conforming parking regulations provided in Chapter 20.62 Non - Conforming Structures and Uses, which would limit additions, interior alterations and structural alterations. Environmental Review: This project has been reviewed and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 5 (minor Alterations in Land Use Limitations). Public Notice: Notice of this hearing was published in the Daily Pilot a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the city website. Alternatives: The Planning Commission may determine that one of the following alternatives is more • appropriate than the recommended action. Code Amendment — Medical Office Parking November 18, 2004 Page 5 1. Do not adopt the draft resolution and keep the parking requirement for medical and • dental offices at 1/250. 2. Recommend a higher parking requirement ratio. 3. Continue the item and instruct staff to study the issue further. This may not be effective without funding sources to prepare a number of comprehensive parking demand studies at multiple sites. Prepared by: Submitted by: Gregg S. kamirez Patricia L. Temple Associate Planner Planning Director Exhibit: 1. Planning Commission Resolution • 0 EXHIBIT NO. 1 Planning Commission Resolution 0 0 -i5 RESOLUTION NO. _ A RESOLUTION OF THE PLANNING COMMISSION OF • THE CITY OF NEWPORT BEACH RECOMMENDING THE ADOPTION OF CODE AMENDMENT NO. 2004 -001 INCREASING THE NUMBER OF REQUIRED OFF - STREET PARKING SPACES FOR MEDICAL AND DENTAL OFFICE USES (PA2004 -007) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS, RESOLVES AND ORDERS AS FOLLOWS: WHEREAS, there are some existing medical office buildings in the City parked at the existing 1 per 250 square foot rate that have a greater parking demand than the number of spaces provided, which causes off -site parking conflicts. WHEREAS, the City Council initiated this proposed amendment on January 13, 2004 in accordance with Chapter 20.94 of the Municipal Code. WHEREAS, a public hearing was held on November. 18, 2004 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. • WHEREAS, the Planning Commission finds as follows: 1. The intent of the proposed amendment is consistent.with the original intent of the Off Street Parking and Loading Requirements, which is to ensure that adequate off- street parking and loading spaces are provided to meet the parking demand of specific uses. 2. The proposed amendment will ensure that adequate off - street parking spaces are provided for medical and dental office uses regardless of the type of medical practice. The increased requirement will also help ensure that an adequate number of spaces is provided for the life of the medical or dental office building. 3. Although a number of sites with medical /dental office buildings will become non - conforming as to parking requirements they will be allowed to continue in their present use. 4. The proposed amendment to Section 20.66.030 of Title 20 is consistent with the General Plan and will not be detrimental to the City of Newport Beach since future medical /dental office sites will provide adequate off- street parking • l� City of Newport Beach Planning Commission Resolution No. _ Page 2 of 2 • and will impact neighboring sites and available on- street parking to a lesser degree. 5. The project has been reviewed and it has been determined that it is categorically exempt under Class 5 (Minor Alterations in Land Use Limitations) of the requirements of the California Environmental Quality Act. NOW, THEREFORE, BE IT RESOLVED Section 1. Based on the aforementioned findings, the Planning Commission hereby recommends that the City Council of the City of Newport Beach adopt Code Amendment No. 2004 -001 to amend Section 20.66.030 of Title 20 of the Newport Beach Municipal Code changing the parking requirement for Offices, Medical and Dental to be 1 parking space per each 200 square feet as provided in attached Exhibit A. PASSED, APPROVED AND ADOPTED THIS 18TH DAY OF NOVEMBER 2004. • BY: Larry Tucker, Chairman BY: Jeffrey Cole, Secretary • AYES: NO .1 EXHIBIT "A" Off- Street Parking and Loading Spaces Required Use Classification Off - Street Parking Spaces Off - Street Loading Spaces OFFICES, MEDICAL & DENTAL I per 200 sq. ft.; see - -- Section 20.66.060. All other provisions of Section 20.66.030 will remain unchanged. 0 • �1� E ATTACHMENT C Draft Planning Commission Minutes 0- n u 1� Planning Commission Minutes 01/06/2005 CITY OF NEWPORT BEACH Planning Commission Minutes January 6, 2005 Regular Meeting - 6:30 p.m. Page 1 of 27 • file: //H: \Plancomm\2005 \0106.htm 01/18/2005 INDEX RO CALL Com ' sinners Eaton, Cole, Toerge, Tucker, Selich, McDaniel and Hawkins - all Commis ' Hers present. STAFF PRESE Sharon Z. Wood, Assi anager Dan Ohl, Deputy City Aft Richard Edmonston, Trn /Development Services Manager \Plann James Campbell, Senio Gregg Ramirez, Associ Rosalinh Ung, Associate Planner Ginger Varin, Planning Commissio%E�utive Secretary PUBLIC COMMENTS: PUBLIC COMMENTS Chairperson Tucker stated he appreciated all th hard work that the Commissioners put in on the St. Andrew's matter, and the long meets s. • Commissioner Hawkins complimented staff as well. POSTING OF THE AGENDA: POSTING OF THE AGENDA The Planning Commission Agenda was posted on December 31, 4. CONSENT CALENDAR SUBJECT: MINUTES of the regular meeting of December 9, 2004. ITEM NO. 1 Motion was made by Chairperson Tucker to approve the minutes as modified. Ayes: Eaton, Cole, Toerge, Tucker, Selich, McDaniel and Hawkins Noes: None Absent: None Abstain: None * ** HEARING ITEMS SUBJECT: Medical and Dental Office Parking Requirements (PA2004 -007) ITEM NO. 2 PA2004 -007 Proposed amendment to Section 20.66.030 of the Municipal Code (Off Street parking Recommen• and loading spaces required) to increase the number of parking spaces required fo for approva� medical and dental office uses. I �D file: //H: \Plancomm\2005 \0106.htm 01/18/2005 Planning Commission Minutes 01/06/2005 Page 2 of 27 Mr. Ramirez noted that at the request of some of the Planning Commissioners, st added to the table of the cities that were surveyed. Staff found parking requirements o additional cities. One .of them was Irvine that has a parking rate-of -1 space-per 1 square feet of medical office; and, Fullerton has 1 space per 182 square feet nedical office with another provision that buildings that were 5,000 square feet or le lcould receive approval of a parking ratio of 1 per 250 square feet with the approval the Planning Director. Ramirez then summarized the information contained in the staff report. mmissioner Selich asked what was going to happen to existing complexes, ample up at Newport Center, the Avocado buildings? Assuming they aren't parl this ratio, under what circumstances would they have to bring their parking npliance? What about tenant improvements? Ramirez answered that they would be considered legal, non - conforming. Tt d fall under the non - conforming parking section of the Code. They can contir )resent use in perpetuity, but should they want to come in and do additions to tt blishments or alterations to the buildings, the non - conforming parking section Zoning Code would take affect. r. Campbell added that if the existing tenant space is already devoted to medical ey could remodel that space fairly readily and would not have to comply with the irking standards. If they were to expand the facility by less than 10 %, they H ive to provide the parking for the addition at the new parking ratio. If they + Iding more than that, they might have to bring the entire facility up to Code. If dn't have the space for that, it might preclude those additions to the buildings. Dmmissioner Selich noted they could take one of those buildings and wipe out all nant improvements on every floor, completely re -do it but as long as they didn't iditional square footage to the building it would be okay, is that correct? 1. Campbell answered if it is devoted to medical use now, that would be correct. If general office and they are converting it from one to another, no. iissioner Hawkins asked if instead of adding square footage, they divided rooms, would that trigger any additional parking demands? He then noted al organizations numbers noted in the staff report. r. Ramirez answered, no it wouldn't, it is all based on the square footage and not is divided. The ITE report was an empirical study that is going to be published. imissioner Toerge noted given the different ways of calculating square footage, able, rentable, useable square footage, shouldn't we designate this as 200 sqL gross building area to be clear on that? Mr. Ramirez answered we can add that to the resolution in Section one. As far as the xhibit goes, the Code requires that all parking be based on gross unless otherwise ecified. So, on the tables when there is a straight 1 per 200 or whatever it is, if it was - 'lowed to be parked at net, it would say 1 per 200 net. Ic;ommissioner Cole asked about buildings that have mixed use such as general office hat want to convert a portion of the building to medical, are you proposing for that file : //H: \Plancomm\2005 \0106.htm 01/18 /2005 Planning Commission Minutes 01/06/2005 Page `s of 27 portion of the building there would be a different parking requirement? Mr. Ramirez answered yes. General office use and professional office use is parked a 1 per 250 of net square feet; whereas, medical office use is gross square feet. The ne excludes certain areas such as stairwells and elevator shafts, things of that nature. I here is a mixed development with general office and professional office, we have t alculate the square footage of the general and the square footage of the medical and figure out the parking for each. Public comment was opened. DRAFT Public comment was closed. Motion was made by Commissioner Toerge to recommend approval of Cod Amendment No. 2004 -004 (PA2004 -007) proposed amendment to Section 20.66.030 of the Municipal Code to increase the number of parking spaces required for medical and dental office use subject to the findings with the added revision for clarity that in Section 1 of the resolution we include the definition of gross building following the 200 square feet in the text. Substitute Motion was made by Commissioner Hawkins that instead of 200 square feet it be 180 square feet. Ayes: Hawkins Noes: Eaton, Cole, Toerge, Tucker, Selich and McDaniel Absent: None Abstain: None Vote on the main motion. • Ayes: Eaton, Cole, Toerge, Tucker, Selich, McDaniel and Hawkins Noes: None Absent: None Abstain: None S JECT: Circle Residence (PA2003 -006) ITEM NO. 3 3415 Ocean Blvd PA2003 -006 Request for an endment to an approved Variance and Modification Permit that Approved allowed a new sing amily residence to exceed the 24 -foot height limit and subterranean portions of oors to encroach into the required 10 -foot front yard etback. The applicant is requ ng changes to the building design that include an increase to the height on the bluff si of the proposed residence. The applicant does not request to exceed the top of curb heig f Ocean Boulevard. Mr. Ramirez noted a letter in opposition that had be eceived after publication of the staff report and distributed to the Commission tonight. A i 'onally, there are photos o the site that are available. At Commission inquiry, he noted: • The variance is a request to exceed the 24 foot height limit. • There had been previous discussions on the predominant line of develop and how this site lines up with that in relation to other houses on the block. ` • The proposed project proposes features to exceed the height limit; they are the file: //H:\Plancomm \2005 \0106.htm 01/18/2005 } COUNCIL GE A DA ORDINANCE 2005 -_ • AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT to SECTION 20.66.030 OFF - STREET PARKING AND LOADING REQUIREMENTS OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO MEDICAL AND DENTAL OFFICE PARKING REQUIREMENTS [CODE AMENDMENT NO. 2004 -001] WHEREAS, due to the changing character of the healthcare industry, parking demand at medical and dental office buildings has increased over time and many sites within the City have experienced off - street parking shortfalls that have lead to increased reliance upon street parking of off -site parking; and WHEREAS, on January 13, 2004, the City Council of the City of Newport Beach initiated an amendment to Title 20 of the Newport Beach Municipal Code to amend Section 20.66.030 of the Municipal Code specifically related to off - street parking for medical and • dental office uses; and WHEREAS, on January 6, 2005, the Planning Commission of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, the Planning Commission voted unanimously to recommend approval of this code amendment to the City Council; and WHEREAS, on January 25, 2005, the City Council of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, pursuant to the California Environmental Quality Act, the proposed amendment is exempt from environmental review pursuant to section 15305, minor alterations in land use limitations, of the implementing guidelines of CEQA since the amendment to the Zoning Code only requires a modest increase in required parking • 1 spaces for medical and dental office uses and does not change existing land uses nor • increase land use intensity. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Title 20 of the Newport Beach Municipal Code shall be amended to revise Section 20.66.030 of the Municipal Code as provided in Exhibit "A ". SECTION 2: Projects submitted for plan check prior to the approval date of this ordinance and projects where building permits have been issued prior to the approval date of this ordinance shall be permitted to use the 1/250 medical and dental office parking requirement for the purpose of determining Code compliance. SECTION 3: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the • City, and the same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on January 25, 2005, and adopted on the 8th day of February 2005, by the following vote, to wit: n lJ AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR 04