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Home My WebLink About08 - Elevator Shafts & Parking Code AmendmentCITY OF NEWPORT BEACH • CITY COUNCIL STAFF REPORT n U L� Agenda Item: 8 January 13, 2004 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Planning Department Gregg B. Ramirez, Associate Planner (949) 644 -3230, gramirezacity.newoort- beach.ca.us SUBJECT: Initiation of a Municipal Code Amendment to Title 20 related to the size of elevator shafts that might exceed applicable height limits and off - street parking requirements for medical and dental offices. RECOMMENDATION: Adopt Resolution No. 2004- DISCUSSION: Exceptions to Height Limits initiating amendments to Title 20 of the Municipal Code. Section 20.65.070 of the Municipal Code includes provisions that allow modest exceptions to height limits. These exceptions include architectural features, screened mechanical equipment, elevator shafts, stairwells, chimneys and similar features. Subsection B states: Mechanical Equipment and Stairwells. Elevator shafts, enclosed stairwells and screened mechanical equipment, totaling no more than 25 square feet, shall be permitted to up to 5 feet in excess of the height limits. This section does not address situations where the Fire Department requires an elevator larger than 25 square to accommodate a gurney. A gurney elevator is required for commercial projects and larger multi - family projects. Staff proposes to include language within Section 20.65.070.13 that would allow a larger elevator shaft enclosure to exceed applicable height limits, by no more than 5 feet, only when a gurney elevator is mandated by the Building Code and Fire Department. The proposed amendment will allow applicants to avoid processing a Variance or Use Permit for building height for a required gurney elevator. Code Amendment Initiation January 13, 2004 Page 2 • Medical and Dental Office Parking Section 20.66.030 (Off- Street Parking and Loading Spaces Required) of the Municipal Code specifies the required number of parking spaces for medical and office uses at 1 space per each 250 square feet of gross floor area. This standard is similar to the general office parking standard, which is 1 space per each 250 square feet of net floor area. Through familiarity with existing medical office developments within the City, planning staff believes that actual parking demand for these uses is greater than that currently required by the Zoning Code. Consequently, some existing medical office developments provide less parking than actual demand, which has led to parking supply issues and high use of street parking in some areas. Additionally, a brief review of other jurisdictions' medical parking standards reveals that Newport Beach's standard is low by comparison. Costa Mesa = 6 spaces per 1000 gross square feet Irvine = 1 space per 180 gross square feet Huntington Beach = 1 space per 175 gross square feet Coastal Commission = 1 space per 150 gross square feet Staff would like to study this issue further with the intent of amending the code to establish the most appropriate parking standard for Newport Beach. This issue is becoming increasingly important with heightened demand for medical offices with the expansion of • Hoag Hospital and pending applications for new medical office buildings. Environmental Review: None required for the initiation of amendments. Public Notice: None required for the initiation of amendments. Prepared by: .)w C, nvy( Ffi✓ Gregg B. Ramirez Associate Planner Attachments: A. Initiation Resolution Submitted by: v- Pa ricia L. Temple Planning Director • Z Exhibit A • RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH INITIATING AMENDMENTS TO TITLE 20 OF THE NEWPORT BEACH MUNICIPAL CODE RELATED TO THE EXCEPTIONS TO HEIGHT LIMITS AND OFF - STREET PARKING SPACES FOR MEDICAL AND DENTAL OFFICES. WHEREAS, Section 20.65.070 of the Municipal Code specifies development regulations concerning exceptions to height limitations allowing select building elements such as architectural features, mechanical screening , elevator shafts and chimneys to exceed the maximum height limit; and WHEREAS, an amendment to Section 20.65.070 should be considered to allow elevator shafts larger than 25 square feet in area to exceed applicable height limits, when such elevators are mandated by the Building Code and Fire Department; and WHEREAS, Section 20.66.030 specifies the number of required off - street parking and loading spaces for medical and dental office uses at one parking space per each 250 • square feet of gross floor area; and WHEREAS, the parking demand generated by medical and dental offices often times exceeds parking supply when it is calculated using the current parking standard; and WHEREAS, an amendment to Section 20.66.030 to increase the number of required off street parking spaces for medical and dental office uses should be considered; and WHEREAS, Title 20 requires that any proposed amendment to the zoning regulations be initiated by the adoption of a resolution of intention by the Planning Commission or City Council. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Newport Beach hereby initiates a Code Amendment to Title 20 of the Municipal Code to consider an exception to height limitations for elevators larger than 25 square feet in area when required by the Building Code and Fire Department and to consider increasing the off street parking standard for medical and dental office uses. 11 9 City of Newport Beach City Council Resolution No. _ Page 2 of 2 This resolution was adopted at a regular meeting of the City Council of the City of Newport Beach held on January 13, 2004, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS 18wel CITY CLERK • • 1] Z/ i RESOLUTION NO. 2004- 3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH INITIATING AMENDMENTS TO TITLE 20 OF THE NEWPORT BEACH MUNICIPAL CODE RELATED TO THE EXCEPTIONS TO HEIGHT LIMITS AND OFF - STREET PARKING SPACES FOR MEDICAL AND DENTAL OFFICES. WHEREAS, Section 20.65.070 of the Municipal Code specifies development regulations concerning exceptions to height limitations allowing select building elements such as architectural features, mechanical screening , elevator shafts and chimneys to exceed the maximum height limit; and WHEREAS, an amendment to Section 20.65.070 should be considered to allow elevator shafts larger than 25 square feet in area to exceed applicable height limits, when such elevators are mandated by the Building Code and Fire Department; and WHEREAS, Section 20.66.030 specifies the number of required off - street parking and loading spaces for medical and dental office uses at one parking space per each 250 square feet of gross floor area; and WHEREAS, the parking demand generated by medical and dental offices often times exceeds parking supply when it is calculated using the current parking standard; and WHEREAS, an amendment to Section 20.66.030 to increase the number of required off street parking spaces for medical and dental office uses should be considered; and WHEREAS, Title 20 requires that any proposed amendment to the zoning regulations be initiated by the adoption of a resolution of intention by the Planning Commission or City Council. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Newport Beach hereby initiates a Code Amendment to Title 20 of the Municipal Code to consider an exception to height limitations for elevators larger than 25 square feet in area when required by the Building Code and Fire Department and to consider increasing the off street parking standard for medical and dental office uses. This resolution was adopted at a regular meeting of the City Council of the City of Newport Beach held on January 13, 2004, by the following vote, to wit: ATTEST- CITY CLERK AYES, COUNCIL MEMBERS Heffernan, Rosansky, Bromberg, Webb, Nichols, Mayor Ridgeway NOES, COUNCIL MEMBERS None ABSENT COUNCIL MEMBERS Adams MAYOR STATE OF CALIFORNIA COUNTY OF ORANGE }. ss, CITY OF NEWPORT BEACH I, LaPonne M. Harkless, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 3004 -3 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 13th day of January, 3004, and that the same was so passed and adopted by the following vote, to wit: Ayes: Heffernan, Rosansky. Bromberg, Webb, Nichols, Mayor Ridgeway Noes: None Absent: Adams Abstain: None P_V WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 14th day of January, 3004. (Seal) City Clerk Newport Beach, California