HomeMy WebLinkAboutRevised Parking Study 2121 E Coast Hwy
550 Parkcenter Drive, Suite 202, Santa Ana, California 92705 | 714 795 3100 | www.ganddini.com
ORANGE COUNTY RIVERSIDE PALO ALTO
June 28, 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 existing suites (totaling 7,907 square feet) to medical office
use (suites 100, 130, 160, 180, 255, and 280), which will result in the entire building as medical office. Three
of the suites proposed to be converted to medical office are currently vacant (totaling 4,977 square feet), two
are occupied with general office uses (totaling 1,238 square feet), and one is occupied with a private
educational facility (1,692 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
144 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
Mr. Cort Ensign
MESA MANAGEMENT, INC.
June 28, 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 suites (three of which are vacant) will require
approximately eight (8) additional parking spaces over the current approved entitlement, with credit for vacant
suites currently entitled as general office. As also shown in Table 3, the proposed changes will require
approximately 28 additional parking spaces over the existing parking demand without credit for vacant suites
currently entitled as general office since the existing vacant suites are 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 2, two vacant suites are currently approved for medical office and will require a total of 14 additional
parking spaces relative to the existing parking demand. Therefore, the proposed project at full occupancy is
forecast to require a total of approximately 42 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 3). 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 119 parking spaces
based on the existing measured peak parking demand of 77 parked vehicles, plus 28 additional parking spaces
required for proposed changes and 14 parking spaces for vacant approved medical office. This equates to a
maximum future parking utilization of 84 percent (119 / 142 = 84%) (see Table 5). Therefore, the existing
parking supply of 142 parking spaces at the project site is forecast to provide more than sufficient on‐site
parking.
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.
Mr. Cort Ensign
MESA MANAGEMENT, INC.
June 28, 2019
Coast Business Center
Parking Study
3 19‐0147
2. The proposed changes for the six suites (three of which are vacant) will require approximately eight (8)
additional parking spaces over the current approved entitlement, with credit for vacant suites currently
entitled as general office. As also shown in Table 3, the proposed changes will require approximately 28
additional parking spaces over the existing parking demand without credit for vacant suites currently
entitled as general office since the existing vacant suites are not generating parking demand.
3. Two vacant suites are currently approved for medical office and will require a total of 14 additional parking
spaces relative to the existing parking demand. Therefore, the proposed project at full occupancy is
forecast to require a total of approximately 42 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 119 parking spaces based on the
existing measured peak parking demand of 77 parked vehicles, plus 28 additional parking spaces required
for proposed changes and 14 parking spaces for vacant approved medical office. This equates to a
maximum future parking utilization of 84 percent (119 / 142 = 84%). 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
Floor Suite Tenant Land Use Quantity
Units1 Tenant Hours of Operation
100 Vacant General Office 1.674 TSF ‐
110 Newport Dermatology Medical Office 1.504 TSF 8:00 AM to 5:00 PM MON ‐ FRI
120 Beverly Hills Rejuvenation Medical Office 2.429 TSF 10:00 AM to 5:00 PM MON ‐ FRI
130 Edward Jones General Office 0.820 TSF 8:00 AM to 5:00 PM MON ‐ FRI
140 Barbara Mallone Medical Office 2.111 TSF 9:00 AM to 6:00 PM MON ‐ FRI
150 Vacant (Leased to Varicose Vein) Medical Office 1.416 TSF ‐
160 Vacant General Office 1.819 TSF ‐
170 Modena Hair Transplant Medical Office 1.560 TSF
9:00 AM to 6:00 PM MON ‐ FRI;
10:00 AM to 2:00 PM SAT
180 C2 Education School 1.692 TSF 9:00 AM to 9:00 PM MON ‐ FRI
200 Kessler Medical Office 1.987 TSF 9:00 AM to 5:00 PM MON ‐ FRI
210 Silegy Medical Office 1.817 TSF
8:00 AM to 4:00 PM MON, FRI
8:00 AM to 5:00 PM TUES ‐ THURS
220 Coast Dental Medical Office 1.723 TSF
9:00 AM to 6:00 PM MON, TUES, WED, SAT;
9:00 AM to 8:00 PM THURS;
9:00 AM to 7:00 PM FRI
230 Hauck Dental Medical Office 1.409 TSF 8:00 AM to 5:00 PM MON ‐ THURS
250 Bonakdar Institute Medical Office 3.508 TSF
10:00 AM to 5:00 PM MON;
9:00 AM to 5:00 PM TUES ‐ FRI
255 Taylor Furnishings General Office 0.418 TSF 9:00 AM to 5:00 PM MON ‐ FRI
260 Elahi NeuroSpa Medical Office 1.536 TSF ‐
270 Vacant (Leased to Novus Med Spa) Medical Office 1.374 TSF ‐
280 Vacant General Office 1.484 TSF ‐
290 Spath Dentistry Medical Office 1.264 TSF
7:00 AM to 6:00 PM MON ‐ THURS
8:00 AM to 3:00 PM FRI
Notes:
(1) TSF = Thousand Square Feet.
Coast Business Center Tenant List
Table 1
1
2
Coast Business Center
Parking Study
19‐01474
Required
Parking Spaces
General Office 1.237 TSF
1 parking space for each 250 square feet 4.95
Vacant (General Office)4.977 TSF
1 parking space for each 250 square feet 19.91
6.361 TSF 1 parking space for each 250 square feet2 25.44
17.277 TSF
1 parking space for each 200 square feet 86.39
School 1.692 TSF Parking Study3 7.00
Total 31.544 TSF 144
Notes:
(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
Descriptor Suite Quantity Land Use
Number of Parking
Spaces Required
Existing General Office (Vacant) 1 parking space : 250 SF ‐6.7
Proposed Medical Office 1 parking space : 200 SF +8.4
Existing General Office 1 parking space : 250 SF ‐3.3
Proposed Medical Office 1 parking space : 200 SF +4.1
Existing General Office (Vacant) 1 parking space : 250 SF ‐7.3
Proposed Medical Office 1 parking space : 200 SF +9.1
Existing School3 7 ‐7.0
Proposed Medical Office 1 parking space : 200 SF +8.5
Existing General Office 1 parking space : 250 SF ‐1.7
Proposed Medical Office 1 parking space : 200 SF +2.1
Existing General Office (Vacant) 1 parking space : 250 SF ‐5.9
Proposed Medical Office 1 parking space : 200 SF +7.4
Subtotal ‐ Additional Parking Spaces Required Per Code for Proposed Changes (Including Vacant Suites)+7.7
Subtotal ‐ Additional Parking Spaces Required Per Code for Proposed Changes (Without Credit for Vacant Suites) +27.6
Descriptor Suite Quantity Land Use
Number of Parking
Spaces Required
150 1.416 Vacant (Leased to Varicose Vein) 1 parking space : 200 SF +7.1
270 1.374 Vacant (Leased to Novus Med Spa) 1 parking space : 200 SF +6.9
Subtotal ‐ Additional Parking Spaces Required for Vacant Approved Medical Office Suites +14.0
41.6
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
0.820
1.692
Total Additional Spaces Required for Proposed Changes and Vacant Approved Medical Office
(Relative to Existing Parking Demand)
0.418
Additional Parking Spaces Required Compared to Existing Conditions
Municipal Code Requirement1,2
255
Vacant
Approved
Medical
Office4
Municipal Code Requirement1,2
Proposed
Changes
1.674100
1.819160
1.484280
Coast Business Center
Parking Study
19‐01476
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
19‐01477
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
19‐01478
Number of Parking Spaces
Existing Conditions
Existing Peak Parking Demand1 77
142
Existing Peak Parking Utilization 54%
Additional Parking Spaces Required
+27.6
Parking Spaces Required for Vacant Approved Medical Office2 +14.0
Full Occupancy with Proposed Project
Maximum Future Parking Demand (Rounded Up)119
142
Maximum Future Parking Utilization 84%
Parking Surplus (+) / Deficit (‐) +23
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
19‐01479
10
11
12
13
Attachment A
Glossary
Apx - 1
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
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).
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Attachment B
City of Newport Beach Municipal Code
Off‐Street Parking Requirements
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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
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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
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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
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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
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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)
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