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HomeMy WebLinkAbout20190822_PC_Staff ReportCITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 22, 2019 Agenda Item No. 4 SUBJECT: Coast Business Center Parking Waiver (PA2019-101) Coastal Development Permit No. CD2019-025 Conditional Use Permit No. UP2019-025 SITE LOCATION: 2121 East Coast Highway APPLICANT: Coast Business Center, Ltd. OWNER: Coast Business Center, Ltd. PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov PROJECT SUMMARY A coastal development permit and conditional use permit for a reduction of 18 parking spaces of the required 160 off-street parking spaces to allow the existing 31,806-square- foot Coast Business Center building to be occupied entirely by medical office uses. Coast Business Center is an existing office building currently occupied by a mix of professional office and medical office uses and a tutoring center located at the southwest corner of Coast Highway and Avocado Avenue. The existing on-site parking is provided in a two-level, subterranean, 142-space parking structure accessible from Avocado Avenue. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3)Adopt Resolution No. PC2019-025 approving Coastal Development Permit No. CD2019-025 and Conditional Use Permit No. UP2019-025 (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE2 Coast Business Center Parking Waiver (PA2019-101) Planning Commission, August 22, 2019 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial Office (CO-G) Office General (OG) Office building NORTH Regional Commercial Office (CO-R) Corporate Plaza Planned Community (PC-17) Office buildings SOUTH Multiple-Unit Residential (RM) Multi-Unit Residential (RM) Residential condominiums EAST CO-G OG Office building and parking WEST Corridor Commercial (CC) and Two-Unit Residential (RT) Commercial Corridor (CC) & Two-Unit Residential (R-2) Gas station and residential duplexes Subject Property 3 INTENTIONALLY BLANK PAGE4 Coast Business Center Parking Waiver (PA2019-101) Planning Commission, August 22, 2019 Page 3 INTRODUCTION Project Setting The property is referred to as the Coast Business Center and is located at the southwesterly corner of East Coast Highway and Avocado Avenue in Corona del Mar. The site is developed with a 31,806-square-foot, two-level office building with two levels of subterranean parking containing 142 parking spaces. Adjacent land uses include the Corporate Plaza office complex to the north across East Coast Highway, a three -level office building and two-level parking structure to the west, a three-level residential condominium complex to the south, and a 76 gasoline service station and residential duplexes to the east across Avocado Avenue. Project Description The proposed project is a coastal development permit and conditional use permit for a reduction of 18 parking spaces of the required 160 off-street parking spaces to allow the entire building to be occupied by medical office uses. The current tenant mix includes professional and business offices, medical offices, outpatient surgery, and a tutoring center. Medical office land uses are permitted by right within the Office General (OG) Zoning District, subject to off-street parking requirements. DISCUSSION Analysis General Plan and Coastal Land Use Plan Consistency The subject property is designated General Commercial Office (CO -G) within the Land Use Element of the General Plan and General Commercial Office (COG -B) within the Coastal Land Use Plan, which are intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. Other uses may be permitted in accordance with these designations. Commercial and medical offices are consistent with these designations because they provide a service to the community. Zoning Code and Local Coastal Program Implementation Plan The subject property is located within the Office General (OG) Zoning District and the Office General (OG) Coastal Zoning District, which are intended to provide for administrative, professional, and m edical office uses with limited accessory retail and service uses. Commercial and medical offices are permitted within the OG Zoning District and OG Coastal Zoning District, subject to off-street parking requirements. 5 Coast Business Center Parking Waiver (PA2019-101) Planning Commission, August 22, 2019 Page 4 Off-Street Parking The property currently provides a total of 142 off -street parking spaces. However, the property was originally constructed in 1984 with 146 parking spaces. Four of the parking spaces have since been eliminated due to re-striping for Americans with Disabilities Act (ADA) parking requirements associated with tenant improvements, resulting in a current parking supply of 142 spaces. Pursuant to Newport Beach Municipal Code (NBMC) Section 20.40.110 (Adjustments to Off-Street Parking Requirements), the Director of Community Development has administratively approved this parking reduction. Pursuant to NBMC 20.40.040 and 21.40.040 (Off-Street Parking Spaces Required), off- street parking for medical offices is required at a rate of one space per 200 square feet of gross floor area. For the entire office building to be medical, this equates to a 160-space (31,806 square feet / 1 space per 200 square feet) requirement. The parking s tructure is currently developed with 142 parking spaces resulting in an overall parking deficien cy of 18 spaces if the entire building were occupied by medical office uses. NBMC Section 20.40.110(B) and 21.40.110(A) allow off-street parking requirements to be reduced with the approval of a conditional use permit and coastal development permit, respectively, when the applicant has provided sufficient data to indicate that parking demand will be less than the required number of spaces and a parking management plan is prepared in compliance with NBMC Section 20.40.110(C) and 21.40.110(B). In this case, the applicant provided “Coast Business Center Parking Study” dated July 9, 2019 (Attachment No. PC 3). The study was prepared by a qualified professional, a traffic engineer, from Ganddani Group. The parking study provides half-hourly counts of parking spaces occupied on-site from 8:00 a.m. to 5:00 p.m. on two Tuesdays in May of 2019. The study acknowledges that there are currently vacancies at the Coast Business Center and accounts for future demand of these vacant spaces. The study concludes that the projected peak future demand is 123 parking spaces; therefore, the reduction of 18 required off -street parking spaces is appropriate and not expected to create any parking deficiencies. The analysis and conclusions of the study were reviewed and accepted by the City Traffic Engineer. Given the findings of the study that there is a lesser demand than NBMC requirement, there is no benefit or need for a parking management plan for this project. Condition of Approval No. 7 is included in the draft resolution to require a parking management plan if there is an identifiable parking issue (i.e. off-site employee or patron parking on public streets) attributable to the project in the future. Use Permit Findings In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a conditional use permit: 6 Coast Business Center Parking Waiver (PA2019-101) Planning Commission, August 22, 2019 Page 5 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location propose d would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. As previously discussed in the General Plan and Coastal Land Use Plan Consistency and Zoning Code and Local Coastal Program Implementation Plan subsections of this report, the proposed medical office use is consistent with the land use designations for the project site, which currently contains several medical offices. The applicant has provided a parking demand study to substantiate waiving 18 of the required 160 parking spaces for the proposed use. Conditions of Approval Nos. 6, 7 and 8 are included in the draft Resolution for approval to address any unforeseen parking- related impacts. The Conditions require all employees and patrons to park on -site and the submission of a parking management plan if the business operation changes such that the parking supply is negatively affected by the medical office uses. In summary, staff believes sufficient facts exist in support of each finding. The building is physically suitable and the location and area proposed are compatible with the neighborhood. As conditioned, the building is expected to continue to operate in an effective manner that is compatible with the surrounding neighborhood. Coastal Development Permit Findings In accordance with Section 21.52.015(F) (Coastal Development Permits), the Planning Commission must make the following findings for approval of a coastal development permit: 1. Conforms to all applicable sections of the certified Local Coastal Program. 7 Coast Business Center Parking Waiver (PA2019-101) Planning Commission, August 22, 2019 Page 6 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The project site is located in Corona del Mar and is not located between the nearest public road and the sea. The site is located about one-half a mile from Newport Bay and over a mile from Corona del Mar State Beach. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. In this case, the Project involves the modification of parking standards to accommodate future medical uses at an existing office building. Although the Project involves a change in intensity from the existing condition, medical offices are allowed by right in the OG Coastal Zoning District and the development complies with all other applicable development standards. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. Furthermore, the existing building is located on a site that does not block or impede public coastal access opportunities. The site is also fully developed and does not include or abut sensitive coastal resources and no physical development would occur with application approval. Additionally, no public views exist through the site. Should any spill over parking impacts occur, conditions of approval would require the application to prepare a parking management plan to alleviate off-site parking in the area. Given these conditions and the location of the project site, no potential impacts to public access would occur. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow the changes to be incorporated. 2. If the Planning Commission believes that the facts to support the findings for approval are insufficient at this time, the Planning Commission may deny the application. Refer to the draft resolution for denial provided as Attachment No. PC 2. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 1 exemption authorizes the operation, repair, maintenance and minor alterations of existing buildings. The Project is located within an existing building. No physical alterations are required to accommodate the modified parking requirements. 8 Coast Business Center Parking Waiver (PA2019-101) Planning Commission, August 22, 2019 Page 7 Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all own ers 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 meeting, 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. Prepared by: Submitted by: Jim Campbell, Deputy Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Parking Demand Study :\Users\ccrager\Downloads\Staff_Report_Master_Template (3).docx01/12/18 9 INTENTIONALLY BLANK PAGE10 Attachment No. PC 1 Draft Resolution with Findings and Conditions 11 INTENTIONALLY BLANK PAGE12 RESOLUTION NO. PC2019-025 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-025 AND USE PERMIT NO. UP2019-025 TO WAIVE A PORTION OF THE OFF-STREET PARKING REQUIRMENTS FOR MEDICAL OFFICE USES LOCATED AT 2121 EAST COAST HIGHWAY (PA2019-101) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Coast Business Center, Ltd. (“Applicant”), with respect to property located at 2121 East Coast Highway, and legally described as Parcel 2 as shown on map filed in Book 152, Pages 28 and 29 of Parcel Maps in the Office of the County Recorder of Orange County, California (“Property”), requesting approval of a coastal development permit and conditional use permit. The Applicant seeks a coastal development permit and conditional use permit for a reduction of 18 parking spaces of the required 160 off-street parking spaces to allow the entire 31,806 square foot Coast Business Center building to be occupied by medical office uses (“Project”). Coast Business Center is an existing office building currently occupied by a mix of professional office and medical office uses and a tutoring center. The existing on- site parking is provided in a two-level subterranean parking structure accessible from Avocado Avenue. 2. The Property is designated General Commercial Office (CO-G) by the City of Newport Beach General Plan Land Use Element (“General Plan”) and located within the Office General (OG) Zoning District. 3. The Property is located within the coastal zone. The Coastal Land Use Plan category is General Commercial Office (COG-B) (with a floor area ratio of 0.0-0.75) and located within the Office General (OG) Coastal Zone District. A coastal development permit is required to modify parking requirements. 4. A public hearing was held on August 22, 2019 in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the public hearing was given in accordance with California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 of the Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15301 under Class 1 (Existing Facilities) of the California 13 Planning Commission Resolution No. PC2019-025 Page 2 of 9 Code of Regulations, Title 14, Division 6, Chapter 3 (“CEQA Guidelines”) because it has no potential to have a significant effect on the environment. 2. The Class 1 exemption authorizes the operation, repair, maintenance, and minor alterations of existing buildings. The Project is a reduction of required off-street parking only that would allow more medial office uses to be located within an existing office building of a developed commercial area. No alterations are proposed at this time. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program (LCP). Facts in Support of Finding: 1. The Property is located within the Office General (“OG”) Coastal Zoning District. The OG Coastal Zoning District is intended to provide for areas appropriate for administrative, professional, and medical offices with limited accessory retail and service uses. The Project is a reduction of required off-street parking to accommodate future medical office tenants in an existing office building. Medical office uses are allowed within the OG coastal zoning district. With the approval of a parking reduction, medical office uses would operate consistent with applicable LCP regulations. 2. Pursuant to Section 21.40.040 (Off -Street Parking Spaces Required) of the NBMC, medical offices require one (1) parking space per 200 square feet of gross floor area. Based on the current tenant list provided by the Applicant, the Coast Bus iness Center requires 146 off-street parking spaces. Utilizing the entire building as medical office would increase the required parking spaces by 14 spaces, for a total of 160 required spaces. There are 142 off-street parking spaces to serve the office building resulting in an overall proposed reduction of 18 spaces. 3. Section 21.40.110(A) of the NBMC allows off-street parking requirements to be reduced with the approval of a coastal development permit when the Applicant has provided sufficient data to indicate that parking demand will be less than the required number of spaces and a parking management plan is prepared in compliance with Section 21.40.110(B) of the NBMC. In this case, the Applicant provided “Coast Business Center Parking Study” dated July 9, 2019, and prepared by a traffic engineer (i.e., a qualified professional) with Ganddani Group (“Parking Study”). 4. The Parking Study acknowledges that there are currently vacancies at the Coast Business Center and accounts for future demand of these vacant spaces. The Parking 14 Planning Commission Resolution No. PC2019-025 Page 3 of 9 Study concludes that the maximum future demand is 123 parking spaces; therefore, the reduction of 18 required off-street parking spaces is appropriate and will not create any parking deficiencies. The existing parking supply is adequate to accommodate the proposed medical uses. Given the findings of the Parking Study that there is a significantly lesser demand than the zoning code requirement, there is no benefit or need for a parking management plan for this Project. Condition of Approval No. 7 is included to require a parking management plan if there is an identifiable parking issue attributable to the Project in the future. The Parking Study and results were reviewed and accepted by the City Traffic Engineer. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the Project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Facts in Support of Finding: 1. The Property is located in Corona del Mar and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. In this case, the Project involves the modification of parking standards to accommodate future medical uses at an existing office building. Although the Project involves a change in intensity from the existing condition, medical offices are allowed by right in the OG Coastal Zoning District and the development complies with all other applicable development standards. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. Furthermore, the existing building is located on a site that does not block or impede public coastal access opportunities. 2. The Parking Study concludes that sufficient off-street parking is provided for additional medical office uses; therefore, the adjustment of parking requirements associated with the Project will not block or impede existing public access opportunities by negatively impacting public coastal zone on-street parking opportunities. 3. The Property is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the City of Newport Beach Coastal Land Use Plan. Furthermore, an investigation of the Property and surrounding area did not identify any other public view opportunities. The Property may be located within the viewshed of distant public viewing areas. However, the Project is located on an inland lot that involves an adjustment of parking requirements only, with no construction proposed. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. 15 Planning Commission Resolution No. PC2019-025 Page 4 of 9 Conditional Use Permit In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits – Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: C. The use is consistent with the General Plan and any applicable specific plan . Fact in Support of Finding: 1. The General Plan Land Use Element designates the Property for commercial uses under CO-G (General Commercial Office). This designation is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. Medical office uses are allowed under the General Plan designation. The proposed medical offices would be located within existing tenant spaces within the Coast Business Center and would be consistent with the associated land use designation. 2. The Property is located within the Office General (OG) Zoning District. The OG Zoning District is intended to provide for areas appropriate for administrative, professional, and medical offices with limited accessory retail and service uses. Medical office uses are permitted within the zoning district. With the approval of a parking reduction, the medical office uses would operate consistent with applicable zoning regulations. Finding: D. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The Property is located within the Office General (OG) Zoning District. The OG Zoning District is intended to provide for areas appropriate for administrative, professional, and medical offices with limited accessory retail and service uses. Medical office uses are permitted uses within the zoning district. With the approval of a parking reduction, the medical office uses would operate consistent with applicable zoning regulations. 2. Pursuant to Section 20.40.040 (Off -Street Parking Spaces Required) of the NBMC, medical offices require one (1) parking space per 200 square feet of gross floor area. Based on the current tenant list provided by the Applicant, the Coast Business Center requires 149 parking spaces. Utilizing the entire building as medical office would increase the required parking by 14 parking spaces for a total of 160 spaces required. There are 142 parking spaces to serve the office park resulting in an overall proposed deficiency of 18 spaces. Section 20.40.110(B) of the NBMC allows off-street parking requirements to be reduced with the approval of a conditional use permit when the 16 Planning Commission Resolution No. PC2019-025 Page 5 of 9 Applicant has provided sufficient data to indicate that parking demand will be less than the required number of spaces and a parking management plan is prepared in compliance with Section 20.40.110(C) of the NBMC. In this case, the Applicant provided “Coast Business Center Parking Study” dated July 9, 2019, and prepared by a traffic engineer (i.e., a qualified professional) with Ganddani Group , which was reviewed and accepted by the City Traffic Engineer. 3. The Parking Study acknowledges that there are currently vacancies at the Coast Business Center and accounts for future demand of these vacant spaces. The Parking Study concludes that the maximum future demand is 123 parking spaces. Therefore, the reduction of 18 required off -street parking spaces is appropriate and will not create any parking deficiencies. The existing parking supply is adequate to accommodate medical office uses to occupy the entire building. Given the findings of the Parking Study that there is a significantly lesser parking demand than the zoning code requirement, there is no benefit or need for a parking management plan for this proje ct. Condition of Approval No. 7 is included to require a parking management plan if there is an identifiable parking issue attributable to the Project in the future. Finding: E. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The Project is an existing office building, Coast Business Center, which contains a mixture of professional offices, medical offices, outpatient surgery offices, and a tutoring center. Medical uses have been legally operating and have not proven incompatible with surrounding uses. 2. Adequate parking exists to support the proposed medical office use, as discussed in the Facts in Support of Finding D. Finding: F. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. Adequate parking exists to support the proposed medical office use, as discussed in the Facts in Support of Finding D. 17 Planning Commission Resolution No. PC2019-025 Page 6 of 9 2. Emergency access to Coast Business Center is currently provided from Avocado Avenue. No changes to emergency access are proposed and on-site circulation would not change. 3. The Coast Business Center is adequately served by public services and utilities. 4. The design of any tenant improvements will comply with all local and State Building, Public Works, and Fire Codes, and plans will be reviewed prior to issuance of building permits. Fair Share Traffic Fees will be assessed where applicable. Finding: G. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use . Facts in Support of Finding: 1. Medical offices are allowed by right within the building and additional medical offices would operate similarly to typical professional, businesses, or medical offices already operating and in a development designed to accommodate a variety of office uses . 2. There is adequate parking existing on-site to accommodate the increased medical office use floor area. Adequate access to the Property for emergency vehicles is provided from Avocado Avenue, as shown in Facts in Support of Finding D. 3. The Project includes conditions of approval to ensure that potential conflicts with the surrounding land uses and the City as a whole are minimized to the greatest extent possible. The Applicant is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots, during business hours, if directly related to the patrons of the business. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Use Permit No. UP2019-025 and Coastal Development Permit No. CD2019-025, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 18 Planning Commission Resolution No. PC2019-025 Page 7 of 9 3. The Planning Commission’s approval of Use Permit No. UP2019-025 shall become final and effective fourteen (14) days following the date this Resolution is adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 4. The Planning Commission’s approval of Coastal Development Permit No. UP2019-025 shall become final and effective fourteen (14) days following the date this resolution is adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Title 21 (Local Coastal Implementation Plan), of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ , Chairman BY:_________________________ , Secretary 19 Planning Commission Resolution No. PC2019-025 Page 8 of 9 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 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. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. Use Permit No. UP2019-025 and Coastal Development Permit No. CD2019-025 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the NBMC, unless an extension is otherwise granted. 5. Prior to the issuance of any required building permits or initiation of a medical office use, applicable Fair Share Traffic Fees shall be paid to convert the space from office to medical office in accordance with Chapter 15.38 (Fair Share Traffic Contribution Ordinance) of the NBMC. The Owner shall be credited for the existing office use, and shall pay the net difference for the medical office use. 6. All employees and patrons of the medical offices shall park on-site within the shared parking area for the Coast Business Center. 7. The floor area allowed for medical office uses is a maximum of 31,806 square feet. Any increase in floor area may require the review and approval of an amended or new conditional use permit and/or coastal development permit. 8. If there is a change in on-site staffing or the business operations that creates a deficiency in parking supply or results in a parking impact to surrounding businesses, the Applicant shall prepare and submit a parking management plan for review and approval by the Community Development Director. 9. This Use Permit and Coastal Development Permit may be modified or revoked by the Planning Commission should they determine 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. 20 Planning Commission Resolution No. PC2019-025 Page 9 of 9 10. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit and Coastal Development Permit or the processing of a new Use Permit and Coastal Development Permit. 11. 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 building permits for medical office tenant improvements. 12. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Use Permit/Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inche s. The plans shall accurately depict the elements approved by this Use Permit/Coastal Development Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 13. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. 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. 15. 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 Coast Business Center Parking Waiver including, but not limited to, Use Permit No. UP2019-025 and Coastal Development Permit No. CD2019-025 (PA2019-101). 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. 21 INTENTIONALLY BLANK PAGE22 Attachment No. PC 2 Draft Resolution for Denial 23 INTENTIONALLY BLANK PAGE24 RESOLUTION NO. PC2019-025 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA DENYING COASTAL DEVELOPMENT PERMIT NO. CD2019-025 AND USE PERMIT NO. UP2019-025 TO WAIVE A PORTION OF THE OFF-STREET PARKING REQUIRMENTS FOR MEDICAL OFFICE USES LOCATED AT 2121 EAST COAST HIGHWAY (PA2019-101) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Coast Business Center, Ltd. (“Applicant”), with respect to property located at 2121 East Coast Highway, and legally described as Parcel 2 as shown on map filed in Book 152, Pages 28 and 29 of Parcel Maps in the Office of the County Recorder of Orange County, California (“Property”), requesting approval of a coastal development permit and conditional use permit. 2. The Applicant seeks a coastal development permit and conditional use permit for a reduction of 18 parking spaces of the required 160 off-street parking spaces to allow the entire 31,806 square foot Coast Business Center building to be occupied by medical office uses (“Project”). Coast Business Center is an existing office building currently occupied by a mix of professional office and medical office uses and a tutoring center. The existing on- site parking is provided in a two-level subterranean parking structure accessible from Avocado Avenue. 3. The Property is designated General Commercial Office (CO-G) by the City of Newport Beach General Plan Land Use Element (“General Plan”) and located within the Office General (OG) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is General Commercial Office (COG-B) (with a floor area ratio of 0.0-0.75) and located within the Office General (OG) Coastal Zone District. A coastal development permit is required to modify parking requirements. 5. A public hearing was held on August 22, 2019 in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the public hearing was given in accordance with California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 of the Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15270 of the California Code of Regulations, Title 14, Division 6, Chapter 3 (“CEQA 25 Planning Commission Resolution No. PC2019-025 Page 2 of 3 01-25-19 Guidelines”) because it has no potential to have a significant effect on the environment. Projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In reviewing a coastal development permit, the review authority must make the findings in NBMC Subsection 21.52.015(F) (Coastal Development Permits – Findings and Decision). In this case, the Planning Commission is the review authority and has determined the Coastal Development Permit cannot be granted for the following reasons: 1. Conditional Use Permit In reviewing a conditional use permit, the review authority must make the findings in NBMC Subsection 20.52.020(F) (Conditional Use Permits and Minor Use Permits – Findings and Decision). In this case, the Planning Commission is the review authority and has determined the Conditional Use Permit cannot be granted for the following reasons: 1. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act pursuant to Section 15270 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 in that any project which a public agency rejects or disapproves is not subject to CEQA review. 2. The Planning Commission of the City of Newport Beach hereby denies Use Permit No. UP2019-025 and Coastal Development Permit No. CD2019-025. 3. The Planning Commission’s denial of Use Permit No. UP2019-025 shall become final and effective fourteen (14) days following the date this Resolution is adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 4. The Planning Commission’s denial of Coastal Development Permit No. CD2019-025 shall become final and effective fourteen (14) days following the date this resolution is adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Title 21 (Local Coastal Implementation Plan), or the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019. 26 Planning Commission Resolution No. PC2019-025 Page 3 of 3 01-25-19 AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ , Chairman BY:_________________________ , Secretary 27 INTENTIONALLY BLANK PAGE28 Attachment No. PC 3 Parking Demand Study 29 INTENTIONALLY BLANK PAGE30     550 Parkcenter Drive, Suite 202, Santa Ana, California 92705 | 714 795 3100 | www.ganddini.com  ORANGE COUNTY     ƒ RIVERSIDE     ƒ     PALO ALTO      July 9, 2019        Mr. Cort Ensign, Director of Development  MESA MANAGEMENT, INC.  1451 Quail Street, Suite 201  Newport Beach, CA 92660    RE: Coast Business Center Parking Study  19‐0147    Dear Mr. Ensign:    INTRODUCTION    Ganddini Group, Inc. is pleased to provide this parking study for the proposed Coast Business Center located  at 2121 East Coast Highway in the City of Newport Beach. The purpose of this parking study is to determine  if adequate on‐site parking will be provided at the project site for proposed conditions. The project location  map is shown on Figure 1.    This report summarizes our methodology, analysis, and findings. Although this is a technical report, effort has  been made to write the report clearly and concisely. A glossary is provided within Attachment A to assist the  reader with terms related to parking/transportation planning.    PROJECT DESCRIPTION    The Coast Business Center is an existing building with a total of 31,806 square feet of gross floor area primarily  for general and medical office land uses. Table 1 shows the existing project tenant list. Figure 2 illustrates the  project site.    The proposed project consists of converting six (6) existing suites (totaling 7,786 square feet) to medical office  use (suites 130, 150, 170, 180, 210, and 255), which will result in the entire building as medical office. Three  (3) of the suites proposed to be converted to medical office are currently occupied with general office uses  (totaling 3,079 square feet), two (2) suites are occupied by outpatient surgery facilities one (1) of which is  currently vacant (totaling 3,001 square feet), and one (1) suite is occupied with a private educational facility  (1,706 square feet).     The project site provides a two‐story parking garage building as illustrated on Figures 3 and 4. The parking  garage currently provides 67 parking spaces on the top level and 75 parking spaces on the bottom level for a  total of 142 parking spaces. Table 2 shows the number of off‐street parking spaces required for the existing  and vacant units per current approved entitlement. As shown in Table 2, the project site currently requires  146 required parking spaces per current approved entitlement.    ADDITIONAL PARKING REQUIREMENTS    Table 3 calculates the net number of additional parking spaces required for the proposed land use changes  and existing vacant suites in accordance with the City of Newport Beach Municipal Code off‐street parking  31   Mr. Cort Ensign  MESA MANAGEMENT, INC.  July 9, 2019           Coast Business Center   Parking Study   2 19‐0147  requirements. The City of Newport Beach Municipal Code off‐street parking requirements are provided in  Appendix B.     Additional Parking Requirements for Proposed Land Use Changes    As shown in Table 3, the proposed changes for the six (6) suites (one (1) of which is vacant) will require  approximately eight (8) additional parking spaces over the current approved entitlement, with credit for a  vacant suite currently entitled as outpatient surgery facility. As also shown in Table 3, the proposed changes  will require approximately 14 additional parking spaces over the existing parking demand without credit for  the vacant suite currently entitled as outpatient surgery facility since the existing vacant suite is not generating  parking demand.     Additional Parking Requirements for Vacant Approved Medical Office    Table 3 also shows the additional parking spaces required for vacant approved medical office suites. As shown  in Table 3, four (4) vacant suites are currently approved for medical office and will require a total of 32  additional parking spaces relative to the existing parking demand. Therefore, the proposed project at full  occupancy is forecast to require a total of approximately 46 additional parking spaces relative to existing  parking demand.    EXISTING PARKING DEMAND SURVEY    Based on the existing land use hours of operation and previous studies conducted for the project site, the  peak periods for parking at the site were determined to be 8:00 AM to 5:00 PM on a typical weekday. To  quantify the existing parking demand for the project site, the project site was surveyed at 30‐minute intervals  on Tuesday, May 7, 2019 and Tuesday, May 14, 2019. Tables 4 and 5 show the results of the parking  occupancy surveys, including the number of occupied spaces and parking utilization as a percentage of the  total parking supply.    The parking survey conducted on Tuesday, May 7, 2019 shows the peak number of occupied parking spaces  was 77 parked vehicles from 9:30 AM to 10:00 AM and 10:00 AM to 10:30 AM (see Table 4). This equates  to an existing peak parking utilization of 54 percent (77 / 142 = 54%).    MAXIMUM LIKELY PARKING DEMAND    Table 6 shows the future peak parking demand projection based on the existing measured peak parking  demand plus the additional parking spaces required for the proposed land use changes and vacant approved  medical office.    As shown in Table 6, the forecast maximum future parking demand at the project site is 123 parking spaces  based on the existing measured peak parking demand of 77 parked vehicles, plus 14 additional parking spaces  required for proposed changes, and 32 parking spaces for vacant approved medical office. This equates to a  maximum future parking utilization of 87 percent (123 / 142 = 87%) (see Table 6). Therefore, the existing  parking supply of 142 parking spaces at the project site is forecast to provide more than sufficient on‐site  parking.          32   Mr. Cort Ensign  MESA MANAGEMENT, INC.  July 9, 2019           Coast Business Center   Parking Study   3 19‐0147  CONCLUSIONS    1. The project site is located at 2121 East Coast Highway in the City of Newport Beach. The site currently  provides 142 parking spaces.    2. The proposed changes for the six (6) suites (one (1) of which is vacant) will require approximately eight (8)  additional parking spaces over the current approved entitlement, with credit for a vacant suite currently  entitled as outpatient surgery facility. As also shown in Table 3, the proposed changes will require  approximately 14 additional parking spaces over the existing parking demand without credit for the vacant  suite currently entitled as outpatient surgery facility since the existing vacant suite is not generating  parking demand.    3. Four (4) vacant suites are currently approved for medical office and will require a total of 32 additional  parking spaces relative to the existing parking demand. Therefore, the proposed project at full occupancy  is forecast to require a total of approximately 46 additional parking spaces relative to existing parking  demand    4. The parking survey conducted on Tuesday, May 7, 2019 shows the peak number of occupied parking  spaces was 77 parked vehicles from 9:30 AM to 10:00 AM and 10:00 AM to 10:30 AM. This equates to  an existing peak parking utilization of 54 percent (77 / 142 = 54%).    5. The forecast maximum future parking demand at the project site is 123 parking spaces based on the  existing measured peak parking demand of 77 parked vehicles, plus 14 additional parking spaces required  for proposed changes, 32 parking spaces for vacant approved medical office, This equates to a maximum  future parking utilization of 87 percent (123 / 142 = 87%). The existing parking supply of 142 parking  spaces at the project site is forecast to provide more than sufficient on‐site parking.     6. Sufficient on‐site parking is projected to be provided based on the parking demand study.    We appreciate the opportunity to assist you on this project. Should you have any questions or if we can be  of further assistance, please do not hesitate to call at (714) 795‐3100.    Sincerely,            Daniel A. Flores, EIT Giancarlo Ganddini, PE, PTP  Transportation Planner Principal              33 Floor Suite Tenant Land Use Quantity Units1 Tenant Hours of Operation 100 Vacant Medical Office 1.688 TSF ‐ 110 Newport Dermatology Medical Office 1.516 TSF 8:00 AM to 5:00 PM MON ‐ FRI 120 Beverly Hills Rejuvenation Medical Office 2.449 TSF 10:00 AM to 6:30 PM MON ‐ FRI 130 Edward Jones General Office 0.826 TSF 8:00 AM to 5:00 PM MON ‐ FRI 140 Barbara Mallone Medical Office 2.129 TSF 8:30 AM to 3:00 PM MON; 7:30 AM to 4:30 PM TUES; 8:00 AM to 5:00 PM WED; 8:00 AM to 3:00 PM THURS 150 Vacant (Leased to Varicose Vein)  Outpatient Surgery Facility 1.428 TSF ‐ 160 Vacant Medical Office 1.834 TSF ‐ 170 Modena Hair Transplant  Outpatient Surgery Facility 1.573 TSF 10:00 AM to 5:00 PM MON ‐ SAT 180 C2 Education School 1.706 TSF 11:00 AM to 7:00 PM MON ‐ THURS; 9:00 AM to 5:00 PM SAT 200 Kessler Cosmetic Surgery Medical Office 2.004 TSF 9:00 AM to 5:00 PM MON ‐ FRI 210 Wdownin Naturopathy Consultation General Office 1.832 TSF 8:00 AM to 4:00 PM MON, FRI; 8:00 AM to 5:00 PM TUES ‐ THURS 220 Coast Dental Medical Office 1.738 TSF 9:00 AM to 6:00 PM MON ‐ THURS; 8:00 AM to 5:00 PM FRI;  8:00 AM to 3:00 PM SAT 230 Hauck Dental Medical Office 1.421 TSF 8:00 AM to 5:00 PM MON ‐ THURS 250 Bonakdar Institute Medical Office 3.537 TSF 10:00 AM to 5:00 PM MON;  9:00 AM to 5:00 PM TUES ‐ FRI 255 Taylor Furnishings General Office 0.421 TSF 9:00 AM to 5:00 PM MON ‐ FRI 260 Elahi NeuroSpa Medical Office 1.549 TSF ‐ 270 Vacant (Leased to Novus Med Spa)Medical Office 1.385 TSF ‐ 280 Vacant Medical Office 1.496 TSF ‐ 290 Spath Dentistry Medical Office 1.275 TSF 7:00 AM to 6:00 PM MON ‐ THURS; 8:00 AM to 3:00 PM FRI 31.806 TSF Notes: (1) TSF = Thousand Square Feet. Coast Business Center Tenant List Table 1 1 2 Total Coast Business Center Parking Study 19‐0147434 Required Parking Spaces General Office 3.079 TSF 1 parking space for each 250 square feet 12.32 6.361 TSF 1 parking space for each 250 square feet2 25.44 17.659 TSF 1 parking space for each 200 square feet 88.30 Outpatient Surgery Facility 3.001 TSF 1 parking space for each 250 square feet 12.00 School 1.706 TSF Parking Study3 7.00 Total 31.806 TSF 146 Notes: (3) Source: C2 Education Center Parking Study, prepared by Kunzman Associates, Inc. (July 15, 2016) (1) TSF = Thousand Square Feet. (2) Pursuant  to  Municipal  Code  Section  20.40.040  (Off‐Street  Parking Spaces Required), a maximum of 20 percent of medical office       within an office building may be parked at a ratio of 1 space per 250 square feet of floor area. Additional medical office floor area shall       be parked at a ratio of 1 space per 200 square feet of floor area. Medical Office Table 2 Existing Parking Required per Current Approved Entitlement Land Use Quantity Units1  Parking Code 5 35 Descriptor Suite Quantity Land Use Number of Parking  Spaces Required Existing General Office 1 parking space : 250 SF  ‐3.3 Proposed Medical Office 1 parking space : 200 SF +4.1 Existing Outpatient Surgery Facility (Vacant) 1 parking space : 250 SF  ‐5.7 Proposed Medical Office 1 parking space : 200 SF +7.1 Existing Outpatient Surgery Facility 1 parking space : 250 SF  ‐6.3 Proposed Medical Office 1 parking space : 200 SF +7.9 Existing School3 7  ‐7.0 Proposed Medical Office 1 parking space : 200 SF +8.5 Existing General Office 1 parking space : 250 SF  ‐7.3 Proposed Medical Office 1 parking space : 200 SF +9.2 Existing General Office 1 parking space : 250 SF  ‐1.7 Proposed Medical Office 1 parking space : 200 SF +2.1 Subtotal ‐ Additional Parking Spaces Required Per Code for Proposed Changes (Including Vacant Suites)+7.6 Subtotal ‐ Additional Parking Spaces Required Per Code for Proposed Changes (Without Credit for Vacant Suites)+13.3 Descriptor Suite Quantity Land Use Number of Parking Spaces Required 100 1.688 Vacant (Medical Office)1 parking space : 200 SF +8.4 160 1.834 Vacant (Medical Office)1 parking space : 200 SF +9.2 270 1.385 Vacant (Leased to Novus Med Spa) 1 parking space : 200 SF +6.9 280 1.496 Vacant (Medical Office)1 parking space : 200 SF +7.5 Subtotal ‐ Additional Parking Spaces Required for Vacant Approved Medical Office Suites +32.0 45.3 Notes: (1) SF = Square Feet. (2) Source = City of Newport Beach Parking Code (see Appendix B). (3) Source: C2 Education Center Parking Study, prepared by Kunzman Associates, Inc. (July 15, 2016). (4) Tenants were vacant and not accounted for when parking counts were conducted.  = suite was vacant when parking counts were conducted. Table 3 parking spaces required 130 180 0.826 1.706Proposed  Changes Vacant  Approved  Medical  Office4 Total Additional Spaces Required for Proposed Changes and Vacant Approved Medical Office (Relative to Existing Parking Demand) 0.421 Additional Parking Spaces Required Compared to Existing Conditions Municipal Code Requirement1,2 255 Municipal Code Requirement1,2 1.573170 210 150 1.428 1.832 Coast Business Center Parking Study 19‐0147636 8:00 AM ‐8:30 AM 62 93%12 16%74 52% 8:30 AM ‐9:00 AM 62 93%12 16%74 52% 9:00 AM ‐9:30 AM 62 93%13 17%75 53% 9:30 AM ‐10:00 AM 63 94%14 19%77 54% 10:00 AM ‐10:30 AM 63 94%14 19%77 54% 10:30 AM ‐11:00 AM 60 90%13 17%73 51% 11:00 AM ‐11:30 AM 59 88%13 17%72 51% 11:30 AM ‐12:00 Noon 57 85%13 17%70 49% 12:00 Noon ‐12:30 PM 57 85%13 17%70 49% 12:30 PM ‐1:00 PM 46 69%8 11%54 38% 1:00 PM ‐1:30 PM 52 78%9 12%61 43% 1:30 PM ‐2:00 PM 53 79%8 11%61 43% 2:00 PM ‐2:30 PM 56 84%8 11%64 45% 2:30 PM ‐3:00 PM 56 84%8 11%64 45% 3:00 PM ‐3:30 PM 53 79%9 12%62 44% 3:30 PM ‐4:00 PM 52 78%9 12%61 43% 4:00 PM ‐4:30 PM 51 76%9 12%60 42% 4:30 PM ‐5:00 PM 52 78%9 12%61 43% Table 4 Number of Parked Vehicles and Percentage of Occupied Parking Spaces 67 75 Parking Zone A  (Top Level) Parking Zone B (Bottom Level) Time of Day  Parking Spaces Provided Tuesday (May 7, 2019) Parking Occupancy Survey Project Site (Zones A and B) Total 142 Coast Business Center Parking Study 19‐0147737 8:00 AM ‐8:30 AM 60 90%8 11%68 48% 8:30 AM ‐9:00 AM 60 90%8 11%68 48% 9:00 AM ‐9:30 AM 59 88%8 11%67 47% 9:30 AM ‐10:00 AM 59 88%8 11%67 47% 10:00 AM ‐10:30 AM 58 87%9 12%67 47% 10:30 AM ‐11:00 AM 59 88%8 11%67 47% 11:00 AM ‐11:30 AM 58 87%8 11%66 46% 11:30 AM ‐12:00 Noon 57 85%7 9%64 45% 12:00 Noon ‐12:30 PM 57 85%7 9%64 45% 12:30 PM ‐1:00 PM 55 82%7 9%62 44% 1:00 PM ‐1:30 PM 55 82%7 9%62 44% 1:30 PM ‐2:00 PM 55 82%8 11%63 44% 2:00 PM ‐2:30 PM 54 81%8 11%62 44% 2:30 PM ‐3:00 PM 54 81%8 11%62 44% 3:00 PM ‐3:30 PM 55 82%7 9%62 44% 3:30 PM ‐4:00 PM 55 82%7 9%62 44% 4:00 PM ‐4:30 PM 59 88%7 9%66 46% 4:30 PM ‐5:00 PM 54 81%6 8%60 42% Parking Spaces Provided 67 75 142 Table 5 Tuesday (May 14, 2019) Parking Occupancy Survey  Time of Day  Number of Parked Vehicles and Percentage of Occupied Parking Spaces Parking Zone A  (Top Level) Parking Zone B (Bottom Level) Project Site (Zones A and B) Total Coast Business Center Parking Study 19‐0147838 Number of Parking Spaces Existing Conditions Existing Peak Parking Demand1 77 142 Existing Peak Parking Utilization 54% Additional Parking Spaces Required +13.3 Parking Spaces Required for Vacant Approved Medical Office2 +32.0 Full Occupancy with Proposed Project Maximum Future Parking Demand (Rounded Up)123 142 Maximum Future Parking Utilization 87% Parking Surplus (+) / Deficit (‐) +19 Notes: (2) See Table 3.   (1) The higher of existing measured peak parking demand (see Tables 4 and 5).  Descriptor Existing Parking Supply Parking Supply (No Change) Table 6 Future Peak Parking Demand Parking Spaces Required for Proposed Changes2 Coast Business Center Parking Study 19‐0147939 10 40 11 41 12 42 13 43         Attachment A    Glossary Apx - 1 44       GLOSSARY OF PARKING/TRANSPORTATION TERMS    COMMON ABBREVIATIONS    AC  Acres  ADT Average Daily Traffic       Caltrans California Department of Transportation      DU Dwelling Unit  GFA Gross Floor Area  ICU Intersection Capacity Utilization  ITE  Institute of Transportation Engineers  LOS Level of Service  TSF Thousand Square Feet  ULI Urban Land Institute  V/C Volume/Capacity  VMT Vehicle Miles Traveled    TERMS    CARPORT: An attached or detached unenclosed structure with a solid roof designed to shelter motor vehicles.     COVERED SPACE: A parking space located within any approved parking structure constructed with a solid  roof that is designed and used primarily for the sheltering of vehicles.     DRIVEWAY: A paved area of a lot located between the public right‐of‐way and the garage, carport, or required  parking space designed and intended as an access way between a private or public road and the garage,  carport, or required parking space.     FLOOR AREA, GROSS: The sum of the horizontal areas of each floor of a building, measured from the exterior  faces of the exterior walls or from the centerline of walls separating two (2) buildings, but not including  underground parking, uncovered steps or exterior balconies.     GARAGE: A detached, accessory building or a portion of a main building on the same lot as a dwelling, used  primarily for the housing of vehicles of the occupant of the dwelling, having a roof, and enclosed on at least  three (3) sides, with the fourth side being a lockable door.     GATED ACCESS: Controlled entry and exit of parking at or near facilities with security or parking issues.    LAND USE: Urban Planning activities for which measurable qualities have been developed for the design of  new or re‐use projects.     OFF‐SITE PARKING FACILITIES: Any parking lot, area, or structure for the temporary storage of motor  vehicles, which serves a different use or business and does not directly adjoin the parking facility.    PARKING AGREEMENT:  An agreement, which guarantees the long‐term availability of the parking facility for  the use as specified in the agreement.  Typically, a parking agreement is a legally binding document that must  be approved by the City, and recorded with the County Recorder’s Office.     PARKING CODE: Parking requirements established by the governing jurisdiction which are typically written  into the Zoning Municipal Code and provide the number of parking spaces per land use or the number of  parking spaces per definable quantity for a particular land use such as square foot or employee or student or  seat. (See also Parking Ordinance)    PARKING DEMAND: The amount of parking spaces required for a specific land use or land uses.  Apx - 2 45         PARKING LOT: A plot of land specifically for parking which is generally paved and striped which may or may  not have gated access. (See also Surface Parking)    PARKING MANAGEMENT PLAN: A plan with strategies to manage parking efficiently. Individually, strategies  may have modest impacts; however, when strategies are combined they have an additive effect.    PARKING ORDINANCE: Parking requirements established by the governing jurisdiction which are typically  written into the Zoning Municipal Code and provide the number of parking spaces per land use or the number  of parking spaces per definable quantity for a particular land use such as square foot or employee or student  or seat. (See also Parking Code)    PARKING OVERAGE FACTOR: To reduce time spent searching for parking, particularly within large public  parking lots, an overage factor may be applied to the parking demand to assure ease of use. City codes are  generally considered to take such an overage factor into account in the established off‐street parking  requirements.     PARKING SPACE: Accessible and usable paved area on a building site located off‐street and designed for the  parking of vehicles.     PARKING STRUCTURE: A building specifically for parking which is generally multiple stories and may or may  not have gated access.    SHARED PARKING: The development and use of parking areas for joint use by more than one business or  land use.     SURFACE PARKING: A plot of land specifically for parking which is generally paved and striped which may or  may not have gated access. (See also Parking Lot)    TANDEM PARKING: Any off‐street parking space designed in such a manner that a vehicle properly parked  in such space may by design, have its ingress to or egress from such space blocked by a vehicle properly  parked in a contiguous parking space.     TRANSPORTATION DEMAND MANAGEMENT: A program to reduce the number of peak‐period vehicle trips  generated in association with the proposed project, and/or promote the use of alternative transportation  modes (i.e., ridesharing, carpools, vanpools, public transit, bicycles and pedestrians).        Apx - 3 46     Attachment B    City of Newport Beach Municipal Code  Off‐Street Parking Requirements  Apx - 4 47 5/24/2019 Print Preview https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 1/5 20.40.040 Off-Street Parking Spaces Required. Off-street parking spaces shall be provided in compliance with Table 3.10. These standards shall be considered the minimum required to preserve the public health, safety, and welfare, and more extensive parking provisions may be required by the review authority in particular circumstances. Unless otherwise noted parking requirements are calculated based on gross floor area. TABLE 3-10 OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Industry, Manufacturing and Processing, Warehousing Uses Food Processing 1 per 2,000 sq. ft. Handicraft Industry 1 per 500 sq. ft. Industry Small—5,000 sq. ft. or less 1 per 500 sq. ft. Large—Over 5,000 sq. ft.1 per 1,000 sq. ft. Industry, Marine-Related 1 per 750 sq. ft. Personal Storage (Mini Storage)2 for resident manager, plus additional for office as required by minor use permit Research and Development 1 per 500 sq. ft. Warehousing and Storage 1 per 2,000 sq. ft., plus one per 350 sq. ft. for offices. Minimum of 10 spaces per use Wholesaling 1 per 1,000 sq. ft. Recreation, Education, and Public Assembly Uses Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft. used for assembly purposes Commercial Recreation and Entertainment As required by conditional use permit Cultural Institutions 1 per 300 sq. ft. Schools, Public and Private As required by conditional/minor use permit Residential Uses Accessory Dwelling Units As required per Section 20.48.200 Single-Unit Dwellings—Attached 2 per unit in a garage Single-Unit Dwellings—Detached and less than 4,000 sq. ft. of floor area 2 per unit in a garage Single-Unit Dwellings—Detached and 4,000 sq. ft. or greater of floor area 3 per unit in a garage Single-Unit Dwellings—Balboa Island 2 per unit in a garage Multi-Unit Dwellings—3 units 2 per unit covered, plus guest parking; 1—2 units, no guest parking required 3 units, 1 guest parking spaceApx - 5 48 5/24/2019 Print Preview https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 2/5 Land Use Parking Spaces Required Multi-Unit Dwellings—4 units or more 2 per unit covered, plus 0.5 space per unit for guest parking Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Live/Work Units 2 per unit in a garage, plus 2 for guest/customer parking Senior Housing—Market rate 1.2 per unit Senior Housing—Affordable 1 per unit Retail Trade Uses Appliances, Building Materials, Home Electronics, Furniture, Nurseries, and Similar Large Warehouse-type Retail Sales and Bulk Merchandise Facilities 1st 10,000 sq. ft.—1 space per 300 sq. ft. Over 10,000 sq. ft.—1 space per 500 sq. ft. Plus 1 per 1,000 sq. ft. of outdoor merchandise areas Food and Beverage Sales 1 per 200 sq. ft. Marine Rentals and Sales Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1 per 350 sq. ft. of office area Marine Retail Sales 1 per 250 sq. ft. Retail Sales 1 per 250 sq. ft. Shopping Centers 1 per 200 sq. ft. See Section 20.40.050 Service Uses—Business, Financial, Medical, and Professional Convalescent Facilities 1 per 3 beds or as required by conditional use permit Emergency Health Facilities 1 per 200 sq. ft. Financial Institutions and Related Services 1 per 250 sq. ft. Hospitals 1 per bed; plus 1 per resident doctor and 1 per employee. Offices*—Business, Corporate, General, Governmental First 50,000 sq. ft.1 per 250 sq. ft. net floor area Next 75,000 sq. ft.1 per 300 sq. ft. net floor area Floor area above 125,001 sq. ft.1 per 350 sq. ft. net floor area * Not more than 20% medical office uses. Offices—Medical and Dental Offices 1 per 200 sq. ft. Outpatient Surgery Facility 1 per 250 sq. ft. Service Uses—General Adult-Oriented Businesses 1 per 1.5 occupants or as required by conditional use permit Ambulance Services 1 per 500 sq. ft.; plus 2 storage spaces. Animal Sales and Services Animal Boarding/Kennels 1 per 400 sq. ft.Apx - 6 49 5/24/2019 Print Preview https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 3/5 Land Use Parking Spaces Required Animal Grooming 1 per 400 sq. ft. Animal Hospitals/Clinics 1 per 400 sq. ft. Animal Retail Sales 1 per 250 sq. ft. Artists’ Studios 1 per 1,000 sq. ft. Catering Services 1 per 400 sq. ft. Care Uses Adult Day Care—Small (6 or fewer)Spaces required for dwelling unit only Adult Day Care—Large (7 or more)2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Child Day Care—Small (6 or fewer)Spaces required for dwelling unit only Child Day Care—Large (9 to 14)2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Day Care—General 1 per 7 occupants based on maximum occupancy allowed per license Residential Care—General (7 to 14)1 per 3 beds Eating and Drinking Establishments Accessory (open to public)1 per each 3 seats or 1 per each 75 sq. ft. of net public area, whichever is greater Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed occupancy load or as required by conditional use permit Food Service with/without alcohol, with/without late hours 1 per 30—50 sq. ft. of net public area, including outdoor dining areas exceeding 25% of the interior net public area or 1,000 sq. ft., whichever is less. See Section 20.40.060 Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft. for outdoor dining areas Take-Out Service—Limited 1 per 250 sq. ft. Emergency Shelter 1 per 4 beds plus 1 per staff; and if shelter is designed with designated family units then 0.5 parking space per bedroom designated for family units Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area Health/Fitness Facilities Small—2,000 sq. ft. or less 1 per 250 sq. ft. Large—Over 2,000 sq. ft.1 per 200 sq. ft. Laboratories (medical, dental, and similar)1 per 500 sq. ft. Maintenance and Repair Services 1 per 500 sq. ft.Apx - 7 50 5/24/2019 Print Preview https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 4/5 Land Use Parking Spaces Required Marine Services Boat Storage—Dry 0.33 per storage space or as required by conditional use permit Boat Yards As required by conditional use permit Dry Docks 2 per dry dock Entertainment and Excursion Services 1 per each 3 passengers and crew members Marine Service Stations As required by conditional use permit Sport Fishing Charters 1 per each 2 passengers and crew members Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces Personal Services Massage Establishments 1 per 200 sq. ft. or as required by conditional use permit Nail Salons 1 per 80 sq. ft. Personal Services, General 1 per 250 sq. ft. Studio (dance, music, and similar)1 per 250 sq. ft. Postal Services 1 per 250 sq. ft. Printing and Duplicating Services 1 per 250 sq. ft. Recycling Facilities Collection Facility—Large 4 spaces minimum, but more may be required by the review authority Collection Facility—Small As required by the review authority Visitor Accommodations Bed and Breakfast Inns 1 per guest room, plus 2 spaces Hotels and accessory uses As required by conditional use permit Motels 1 per guest room or unit Recreational Vehicle Parks As required by conditional use permit Time Shares As required by conditional use permit Transportation, Communications, and Infrastructure Uses Communication Facilities 1 per 500 sq. ft. Heliports and Helistops As required by conditional use permit Marinas 0.75 per slip or 0.75 per 25 feet of mooring space Vehicle Rental, Sale, and Service Uses Vehicle/Equipment Rentals Office Only 1 per 250 sq. ft. Limited 1 per 300 sq. ft., plus 1 per rental vehicle (not including bicycles and similar vehicles)Apx - 8 51 5/24/2019 Print Preview https://www.codepublishing.com/CA/NewportBeach/cgi/menuCompile.pl 5/5 Land Use Parking Spaces Required Vehicle/Equipment Rentals and Sales 1 per 1,000 sq. ft. of lot area Vehicles for Hire 1 per 300 sq. ft., plus 1 per each vehicle associated with the use and stored on the same site Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by DMV Vehicle/Equipment Repair (General and Limited)1 per 300 sq. ft. or 5 per service bay, whichever is more Vehicle/Equipment Services Automobile Washing 1 per 200 sq. ft. of office or lounge area; plus queue for 5 cars per washing station Service Station 1 per 300 sq. ft. or 5 per service bay, whichever is more; minimum of 4 Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per service bay Vehicle Storage 1 per 500 sq. ft. Other Uses Caretaker Residence 1 per unit Special Events As required by Chapter 11.03 Temporary Uses As required by the limited term permit in compliance with Section 20.52.040 (Ord. 2017-11 § 5, 2017; Ord. 2015-15 § 8, 2015; Ord. 2013-4 § 3, 2013; Ord. 2010-21 § 1 (Exh. A)(part), 2010) Apx - 9 52 Coast Business Center Parking Waiver 2121 East Coast Highway Planning Commission Public Hearing August 22, 2019 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Introduction Coast Business Center -Medical Conditional Use Permit Coastal Development Permit 18-space parking waiver Corona del Mar 2121 East Coast Highway Community Development Department -Planning Division 2 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Vicinity Map Community Development Department -Planning Division 3 Project Site Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Project Details 142 parking spaces provided 160 spaces required Parking study: 123-space maximum demand Community Development Department -Planning Division 4 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Site Photos Community Development Department -Planning Division 5 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Site Photos Community Development Department -Planning Division 6 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Site Photos Community Development Department -Planning Division 7 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Site Photos Community Development Department -Planning Division 8 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Site Photos Community Development Department -Planning Division 9 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) Recommended Action Conduct a public hearing Find this project exempt from CEQA pursuant to Section 15301 under Class 1 of the CEQA Guidelines Adopt Resolution No. PC2019-025 approving CD2019- 025 and UP2019-025 Community Development Department -Planning Division 10 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101) For more information Contact Questions?Chelsea Crager 949-644-3227 ccrager@newportbeachca.gov www.newportbeachca.gov Community Development Department -Planning Division 11 Planning Commission - August 22, 2019 Item No. 4a Additional Materials Presented At Meeting Coast Business Center Parking Waiver (PA2019-101)