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Home My WebLink AboutNewport Commerce Plaza_PA2010-007CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT July 22, 2010 Agenda Item No. 4 SUBJECT: Newport Commerce Plaza - (PA2010 -007) 1800 Quail Street ■ Planned Community Development Plan Amendment No. PD2010- 002 APPLICANT: Greenlaw Partners PLANNER: Russell Bunim, Assistant Planner (949) 644 -3233 rbunim @newportbeachca.gov PROJECT SUMMARY The application is for an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from "industrial" to "office" and to change the on -site parking requirement ratio. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. recommending City Council adoption of Planned Community Development Plan Amendment No. PD2010 -02 (Attachment No. PC1) to change the land use designation of Industrial Site No. 4 from "industrial' to "office" and to change the on -site parking requirement ratio. Newport Commerce Plaza July 22, 2010 Page 2 ,i �A0, GENER K. / f o- LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General General Commercial Office Newport Place Planned Office Communi PC -11 - Industrial NORTH General Commercial (CG) and (PC-1 1) Retail Mixed Use Horizontal MU -H2 SOUTH CO -G PC -11 Office EAST CO -G and MU -1-12 beyond PC -11 Office Airport Office and Supporting Administrative Professional WEST Uses (AO) Financial (APF) with Retail Retail Service Commercial RSC Newport Commerce Plaza July 22, 2010 Page 3 INTRODUCTION Project Setting The subject property is Newport Commerce Plaza (NCP), which is located within the Newport Place Planned Community (NPPC). NCP is bound by Birch Street, Waverly Place, Quail Street and Dove Street and encompasses 8.61 acres. The site is located near John Wayne Airport. Project Description The applicant is requesting the following changes within the NPPC: 1) Change the land use designation from "Industrial Site No. 4" to "Office Site No. 9 ", which is consistent with the General Plan land use designation of General Commercial Office (CO -G) (Attachment No. PC2 — Newport Place Land Use Map and Text). 2) Change the parking requirement in NCP from one space per 250 square feet of net public area to one space per 281 square feet of net public area for office uses within NPC. 3) Add a provision to the NPPC that requires Planning Director's review of the proposed on -site parking plans in NPC. Background In the early 1970's, Newport Commerce Plaza was built as a business park when the General Plan Land Use Element designation for the site was Industrial. The development included buildings designed for tenants with both industrial and office components. The market demand for the industrial /research /storage component of the tenant suites apparently never materialized. Parking spaces were added to the site through the approval of modification permits so offices uses could expand into areas originally intended for non -office use tenant spaces. More information regarding the modification permits are in Attachment No. PC 4 — Background. In 1988, the General Land Use Element for the site was changed to Administrative Professional Financial (APF). Industrial uses within NCP became nonconforming. The NPPC land use classification for NCP has not been updated to be consistent with the General Plan update. Currently, approximately half of the 18 buildings in NPC are vacant. The other half are occupied by office uses with the exception of two industrial tenants. Newport Commerce Plaza July 22, 2010 Page 4 DISCUSSION General Plan The Land Use Element of the 2006 General Plan (GP) designates the subject site as General Commercial Office (CO -G), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The proposed land use designation of "office" within the NPPC would be consistent with the CO -G designation in the GP. The two existing industrial uses within NCP are nonconforming, and would be nonconforming under the NPPC land use classification as well; however, these industrial uses would be eliminated over time when leases expire. Parking The parking lot does not contain a sufficient number of parking spaces per the NPPC requirements for all the buildings to be occupied with office uses. The applicant has proposed to address this by changing the parking requirements for NCP from one space per 250 square feet to one space per 281 square feet, which would allow all of the buildings to be occupied with office uses. The applicant also proposes to redesign the 867 -space parking lot in order to eliminate all compact -sized spaces and replace them standard -sized spaces, and change the parking configuration in some areas. The result would be an increase of 40 parking spaces (907 total). A provision would be added to the NPPC requiring Planning Director review of the parking configuration to ensure compliance. Staff supports the proposed parking requirement based on the studies by the Institute of Transportation Engineers (ITE)l that suggest estimates of peak parking demands for office parks (Attachment No. PC 5 — ITE Parking Generation Study). Using the survey data and equation given by ITE, a project site with 254,275 square feet would fall within the 85" percentile for peak demand times if 875 parking spaces are provided. The applicant proposes to provide 907 parking spaces, which exceeds the ITE 85th percentile estimation. Traffic Analysis The Traffic Phasing Ordinance (TPO) requires that a traffic study be conducted if a project generates more than 300 daily trips. Light Industrial land uses generate approximately 6.97 daily trips per 1,000 square feet. Office land uses generate 11.01 daily trips per 1,000 square feet. The intensification from industrial land use to office land use is approximately 4.04 daily trips per 1,000 square feet. Therefore, approximately 74,260 square feet of industrial can be converted into office before a ' McCourt, P.E., PTOE, Ransford S., Institute of Traffic Engineers (ITE) — Parking Generation 3' Edition, 2004. Newport Commerce Plaza July 22, 2010 Page 5 project would hit the threshold of requiring a traffic study. The proposed intensification of use is limited to the 12,700 square feet of industrial use that is being converted from industrial to office. A traffic study is not required. Fair share fees will be assessed upon the submittal of tenant improvement permits. Summary Staff recommends that the Planning Commission recommend City Council adoption of an ordinance that: Changes the land use classification of Newport Commerce Plaza in the Newport Place Planned Community from "Industrial Site No. 4" to "Office Site No. 9" • Changes the parking requirement for Newport Commerce Plaza to one space per 281 square feet. Adds a provision to the NPPC that requires Planning Director review of proposed on -site parking plans for Newport Commerce Plaza. Alternative Pursuant to the current parking requirement of one space per 250 square feet, the existing parking lot only contains a sufficient number of parking spaces (867) for 216,750 square feet to be occupied with office use. Therefore, 37,525 square feet would have to remain vacant or approximately three buildings would need to be demolished to create more parking area if the parking requirement change is not approved. Environmental Review The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - iClass 5 (Minor Alterations in Land Use Limitations). The project is simply an administrative action for consistency between the Zoning Code and General Plan land use designation. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property, and posted at the site a minimum of ten days in advance of this hearing, consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: - —44cm,-, —� Russell Bunim, Assistant Planner ATTACHMENTS PC 1 PC 2 PC 3 PC 4 PC 5 Tmplt: 11/23/09 Draft Resolution Newport Place Land Site Plan Background Newport Commerce Plaza July 22, 2010 Page 6 Submitted by: Use Map and Text Institute of Traffic Engineers Parking Generation Study F:\USERS \PLN \Shared \PA's\PAs - 2010\PA2010- 007 \PD2010 -002 PC REPORT.doc RESOLUTION FOR PD2010 -002 ATTACHMENT No. PC 1 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING CITY COUNCIL ADOPTION OF AN ORDINANCE AMENDING THE NEWPORT PLACE PLANNED COMMUNITY DEVELOPMENT STANDARDS BY CHANGING THE LAND USE DESIGNATION OF INDUSTRIAL SITE NO. 4 TO OFFICE SITE NO. 9 AND CHANGING THE ON -SITE PARKING REQUIREMENT FOR OFFICE SITE NO. 9 TO ONE SPACE PER 281 SQUARE FEET FOR OFFICE USES. THE PROPERTY IS LOCATED AT 1800 QUAIL STREET (PD2010 -007 / PA2010 -007) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Greenlaw Partners, with respect to property located at 1800 Quail Street, requesting approval of a Planned Community Development Plan Amendment for Newport Place Planned Community, which is bounded by Birch Street, Waverly Place, Quail Street and Dove Street. 2. The applicant proposes to change the land use designation from Industrial Site No. 4 to Office Site No. 9 and change the parking requirement to one space per 281 square feet for office uses for the site. Also included in the application is a provision in the NPPC that requires Planning Director review of the proposed on -site parking configuration at Office Site No. 9. 3. The subject property is located within the Newport Place Planned Community (PC -11) and the General Plan Land Use Element category is General Commercial Office (CO- G). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on July 22, 2010, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - iClass 5 (Minor Alterations in Land Use Limitations). The project is simply an administrative action for consistency between the Zoning Code and General Plan land use designation. Planning Commission Resolution No. Page 2 of 2 SECTION 3. REQUIRED FINDINGS. Code amendments are legislative acts. Neither the City nor State Planning Law set forth any required findings for either approval or denial of such amendments. 2. The institute of Transportation Engineers (ITE)1 that suggest estimates of peak parking demands for office parks (Attachment No. PC 5 — ITE Parking Generation Study). Using the survey data and equation given by ITE, a project site with 254,275 square feet would fall within the 851h percentile for peak demand times if 875 parking spaces are provided. The applicant proposes to provide 907 parking spaces, which exceeds the ITE 85th percentile estimation. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission hereby recommends City Council adoption of an ordinance amending the Newport Place Planned Community development standards by changing the land use designation of Industrial Site No. 4 to Office Site No. 9 and changing the on- site parking requirement for Office Site No. 9 to one space per 281 square feet for office uses. PASSED, APPROVED AND ADOPTED THIS 22 DAY OF JULY, 2010. AYES: NOES: ABSTAIN: ABSENT: BY: Robert Hawkins, Chairman M Charles Unsworth, Secretary ' McCourt, P.E., PTOE, Ransford S., Institute of Traffic Engineers (ITE) — Parking Generation 30 Edition, 2004. Tmplt: 04/14/10 NEWPORT PLACE LAND USE MAP AND TEXT ATTACHMENT No. PC 2 PLANNED COMMUNITY DEVELOPMENT STANDARDS NEWPORT PLACE Emkay Development Company, Inc. Newport Beach, California PROPOSED AMENDMENT NO. 35 Prepared by Langdon Wilson For, WB Commerce Plaza Owner, LLC (Greenlaw Partners) June 29, 2010 STATISTICAL ANALYSIS PART I. INDUSTRIAL* A. Building Site Site 1A 2.0 acres [3,9] Site 3A 21.3 acres [2.4] Site 4 16.9-aeres . ...................40.2 aues [9] 23.3 acres [9, 35] B. Building Area Site IA 34,130 sq. ft .................0.8 ac. [3, 9] * *Site 3A 297,798 sq. ft ...............6.8 ac. [2, 4, 14, 33] Site 4 288,264 sq. ft ..............6.6 ae. 586,062 sq. A... ^rzI ac. ro , 4 31, 33,1 331,928 sq. ft ............ 7.6 ac. {9, 14, 31, 33, 35] The following statistics are for information only. Development may include but shall not be limited to the following. C. Parking (Criteria: 3 spacesl1000 sq. ft. @L363 sq. ft /space) Site IA 102 cars.......... 0.9 acres [3, 9] Site 3A 894 cars......... 7.5 ac. [2, 4, 14, 33] 84e 4 865 ears......... 7.2 ae. 1,861 ears ....... 15.6 [9, 14, 31, 333 996 cars,,,,;,,;;;.8.4 ac: [9, 14, 31, 33, 35] D. Landscaped =Open Space Site IA ..................0.30 acres [3, 91 Site 3A ..................6.5 acres [2,4,14,33] Site 4 3.1 ^sres [;i 9.9 acres [9 1n 3r 33 ] Net O e e � e pp 6.8 acres [9,14,31, 33, 35] Net Open -3.8 acres ..............Space.....6.1 ae. *[14, 31, 331 3.0 ac. ' *[14, 31, 33, 351 * 3.8 acres have been allotted for service stations exclusive of permitted building acres and subject to use permit. ** Industrial Site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area for Parcel No. 3 of Resubdivision 529 is now 61,162 sq. ft. [14]. Industrial Site 3A was then increased by 1,590 square feet in 2002 [33]. STATISTICAL ANALYSIS PART H. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES A. Building Sites Site 1 &2 ........ 38.5 acres' Site 2A............3.9 acres [31] Site 4 ..................9.0 acres Site 5 ..................7.4 acres Site 6 ..................1.9 acres Site 7 ..................2.5 acres Site 8 ..................1.64 acres Site 9....... ..16.9 acres [35] 81.74 acres [20,35] B. Building Area Site 1 &2 ......... 860,884 square feet [5, 14, 17, 301 Site 2A ............ 109,200 square feet [3 11 Site 4 .................228,214 square feet [32] Site 5 .................268,743 square feet [16, 19, 21, 24, 25] Site 6 ............... ..... 42,420 square feet Site 7 .................. 55,860 square feet Site 8 ..................54,000 square feet [20] Site 9............ 288,264 square feet [35] 1,_619,321 square feet M1 > 30 > 3 > 32, 12:1 1,907,585 square feet [21, 30, 31, 32, 33, 35] 'Commercial/Professional and Business Office Site 1 and 2 have been reduced by 36,119 feet with the reduction allocated to the allowed building area for Parcels 1 & 2 of Resubdivision 585. The allowable building area for Parcel 1 & 2 of Resubdivision 585 is now 272,711 square feet. [14] 2If commercial uses are constructed on Commercial/Professional and Business Office Site 5 which are ancillary to and in the same building as office uses, additional development up to a maximum of 294,600 sq. ft. may be developed, so long as office use does not exceed 268,743 sq. ft. [21, 24, 25] b. Three Story ....................... 0.32 acres c. Four Story ......................... 0.24 acres d. Five Story ..........................0.19 acres e. Six Story .......................... 0.16 acres Site 7 .....................55,860 square feet a. Two Story ........................... 0.64 acres b. Three Story ...................... 0.43 acres c. Four Story . ...........................0.32 acres d. Five Story ...........................0.26 acres e. Six Story ... ...........................0.21 acres Site 8 ..................54,000 square feet [20] a. Four Story . ...........................0.30 acres Site 9..: :.........288,264 square feet [35] a. Two Story. ::..3.31 acres b. Three Story ..`..2,21 acres c. Four Story. 165 acres d. Five Story. ....1.32 acres C. Six Story .......:.............::.1.10 acres D. Parking (Criteria: 1 space /225 sq. ft. a, 363 sq. f /spacel Site 1 &2 ..... 3,827 cars......... 31.89 acres [5, 14, 30] Site 2A ......... 474 cars *....... 1.26 acres' [31] Site 4 .............. 905 cars.......... 7.54 acres [32] Site 5 ............ 1,234 cars......... 6.13 acres [21] Site 6 .............. 188 cars........ 1.57 acres Site 7 .............. 248 cars.......... 2.07 acres Site 8 .............. 231 cars.......... 1.34 acres [20] Site 9......: :'...1,281 cars........: 10.68 acres [35] 1 2 7;6'�r§ear� [21 3 32 331 36�- � -aEiES ,'t�r�s�> ��7 8,388 cars " 62.48 acres [21,31, 32, 33, 351 3 Includes surface parking and first floor of existing parking structure only, does not include upper levels of parking structure. [31]. 4 Based on net square footage of 106,455. [31]. 7 Net ...................0.33 acres Two Story .......... . 49 acres...... NIA Three Story ........ . 32 acres...... 0.01 acres Four Story ............ 24 acres...... 0.09 acres Five Stomy .......... .19 acres...... 0.14 acres Six Story .............16 acres....... 0.17 acres Site 7 Gross Site......... 2.50 acres Parking .............2.07 acres Net .................... 0.43 acres Two Story........... 0.64 acres...... N/A Three Story......... 0.43 acres...... 00 acres Four Story........... 0.32 acres...... 0.11 acres Five Story ............ 0.26 acres....... 0.17 acres Six Storyy ............. 0.21 acres...... 0.22 acres Site 8 Gross Site......... 1.64 acres Parking .............1.34 acres Net .....................30 acres Four Story ......................30 acres...... N/A [20] !L e-2 [35] Gross Site.. i.6.9.0 acres Parking......... 10.68 acres Net .....:.:.:..:: <6.22 acres Two Story :.::3.31 acies....,'2.91 acres Three Story :2 21 acres. .4.01 acres Four Story. ::1.65 acres. :. :.4.57 acres Five.Story .. -.1.32 acres.....-... ..4,90 acres Six Story .....:1.10 acres ......5.12 acres F. Building Height [5, 12, 15, 21, 31] Maximum building height shall not exceed six (6) stories above ground level except for Parcel No. 1 of Resubdivision No. 585 which shall have a maximum building height of ten (10) stories above ground level, for Parcel No. 2 of Resubdivision No. 585 which shall have a maximum building height of seven (7) stories above ground level, and for Site 5 which shall have a maximum of nine (9) stories /167 feet above ground level. Maximum building height for Professional & Business Office Site 2A shall not exceed 95 feet above ground level. * *Reference Page 4, Part I, Item D. 2. Manufacture, research assembly, testing and repair of components, devices, equipment and systems and parts and components such as but not limited to the following list of examples: Coils, Tubes, Semi - Conductors Communication, Navigation Control, Transmission and Reception Equipment, Control Equipment and Systems, Guidance Equipment and Systems Data Processing Equipment and Systems Glass Edging, Beveling, and Silvering Graphics, Art Equipment Metering Instruments Optical Devices, Equipment and Systems Phonographs, Audio Units, Radio Equipment and Television Equipment Photographic Equipment Radar, infra -red and Ultra - Violet Equipment and Systems Scientific and Mechanical Instruments Testing Equipment B. To allow the location of offices and areas associated with and accessory to the permitted uses listed under A. Administrative, professional and business offices. Regional or home offices of industries which are limited to a single use. 3. Blueprinting, Photostatting, photo engraving, printing, publishing and bookbinding, provided that no on -site commercial services is associated with said uses. 4. Cafeteria, cafe, restaurant or auditorium. 5. Service stations will be permitted, subject to a use permit provided that no on -site commercial set-vice is associated with said uses. * & * *6. (Transferred to Part II- Commercial, Section II, Groupl) [28.2, 351 C. Service stations subject to a use permit. m om.2 *This ..ee..6,.1/ * *,_rt ......Lr he limited to Industrial Site AL. A ..iib, does in d..et.:el ems. and not i uses, g� iopk insein�,eilitiee T. . WSitoNro A 1oeat- ..roiaditirgreetitedial .w�ted...:thin hell �mn- bee- «, rtrt:temoi:....l to pr.o-v,idi ig sen,iess to adult elienteie ,.rededicated iktreo ..6.,11 be pyet.il.iteA (2" to s ....I ool aged an C. Service stations subject to a use permit. m B. Business Offices 1. Advertising agencies 2. Banks 3. Economic consultants 4. Employment agencies 5. Escrow offices 6. Insurance agencies 7. Laboratories: a. Dental b. Medical c. X -Ray d. Biochemical e. Film, wholesale only f. Optometrical 8. Stock Brokers 9. Studios for interior decorators, photographers, artists and draftsmen. 10. Telephone answering services 11. Tourist information and travel agencies and ticket reservation services but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. [2] 12. Business and trade schools subject to the approval of a Director's Use Permit [29] 13. Any other general business offices. [3 1) * & ** `14. Remedial driving instruction and counseling facility, subject to a use permit in each case. [28.2, 35] *This use shall be limited to Professional and Business Offices Site 9 only. [28.2, 351 * *Tbat.all uses, including remediat.driving instruction/counseling facilities, located within Professional.and Business, Offices Site 9 shall ;be limited to providing services to adult clientele only, any use dedicated to serving school aged and minor children shall be prohibited. [28.2,35] 32 B. Signs 1. Sign Area: General Standard Building identification shall be limited to a single (1) entity. Building identification signs shall have an area not to exceed 1 1/2 square feet of surface for each one (1) foot of lineal frontage of building. However, no sign shall exceed two hundred (200) square feet per face. Building identi- fication signs shall be limited to two (2) facades. a. The following exceptions apply to Professional and Business. Office Site 9 only. In the instance of a multiple tenancy building of one or two stories, each individual business with separate exterior entrances may have a wall sign over or. adiwent.to the entrance to identify the business. ..Said sign shall be limited to a maximum area of twelve (12) square feet. 2. Pole Sign: One (1) identification pole sign site will be allowed for the following commercial businesses: a. Restaurant b. Cocktail lounge and/or bar C. Motel and hotel If a pole sign is utilized, it shall be in lieu of other identifications signs allowed by ordinance. Pole signs shall be limited to maximum height of twenty (20) feet and a maximum area of fifty (50) square feet per face, double faced. 3. Wall Sign: In no event shall an identification sign placed on a wall comprise more than ten (10) percent of the area of the elevation upon which the sign is located. Said signs shall be fixture signs. Signs painted directly on the surface of the wall shall not be permitted. al 2. Professional Offices One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. Exce tRions: [35] The following exceptions are limited to the .Parking Requirements for Professional and Business Offices Site No. 9 only. Exception 1: One (1) space for each 281 square feet of net floor area. Exception 2: The Planning Director. shall have the authority review the parking configuration for any modified layout. 3. Lodge, Halls, Private Clubs, Union Headquarter One (1) space for each 75 square feet of gross floor area plus one (1) space for each 250 square feet of gross office floor area. 4. Restaurants, Outdoor, Drive -In and Take -Out Restaurants. [7] a. Restaurant parking shall be in accordance with Section 20.38.030(d) of the Newport Beach Municipal Code, except as noted under "b" and "c" below. Me] g. Establish a side yard, corner lot setback for Hotel/Motel uses of a 14 1/2 foot minimum, provided that the average setback for all buildings along the linear street frontage is 27 feet. h. Establish a side yard setback for Hotel/Motel uses of a ten (10) foot minimum. i. Provide that landscaping in parking areas be provided in surface parking areas. [32] Planned Community Text Amendment No. 32, approved by the City Council on April 12, 1999, incorporated the following changes: a. Establish the permitted gross floor area for Professional and Business Offices Site 4 at 228,214 square feet. [33] Planned Community Text Amendment No. 33, introduced at the City Council meeting on March 26, 2002 and adopted on the 9th of April 2002: a. Update The Industrial Statistical Analysis by allowing a 1,590 square foot building addition at the subject property identified as 1811 Quail Street. [34] Planned Community Text Amendment No. 34,adopted on the 14th of June 2005: a. Revising the Land Use Plan, perrnitted uses, and development standards of the Newport Place Planned Community as they relate to the Newport Lexus Dealership. [35] Planned Community Text Amendment No. 35, adopted on _ _ _ _ _ _ _ _ _ _ a. ' 'Redesignate Industrial Site 4 to Professional and Business Offices Site 9. b. Change the parking requirement for office uses within Professional and Business Offices Site No. 9. to one space per 281 square feet, which allows all of the buildings to be occupied with office uses. C. Add a provision that requires Planning Director review of the parking configuration in Professional and Business Offices Site No. 9. d. Revising the Land. Use Plan,.permitted uses and development standards of the Newport Place Planned Community as they relate to the Newport Commerce 16.9 acre site bounded by Birch Street, Dove Street, Westerly Place and Quail Street. f: \planning \gvarin \pctext\NP Place 52 Amendment No. 24 Approved on July 22, 1991 by Resolution No. 91 -83 (A -740) Amendment No. 25 Approved on March 9, 1992 by Resolution No. 92 -20 (A -749) Amendment No. 26 Approved on June 8, 1992 by Resolution No. 92 -58 (A -745) Amendment No. 27 Approved on September 13, 1993 by Resolution No. 93 -69 (A -783) Amendment No. 28 Approved on January 22, 1996 by Resolution No. 96 -10 (A -833) Amendment No. 28.1 Approved on September 9, 1996 by Resolution No. 96 -78 (A849) Amendment No. 28.2 Approved on March 24, 1997 by Resolution 97 -25 (A858) Amendment No. 28.3 Approved on July 28, 1997 by Ordinance No. 97 -29 (A861) Amendment No. 29 Approved on June 18, 1998 by Ordinance No. 98 -16 (A 875) Amendment No. 30 Approved on January 11, 1999 by Ordinance No. 98 -28 (A -877) Amendment No. 31 Approved on February 8, 1999 by Ordinance No. 99 -4 (A -880) Amendment No. 32 Approved on April 12, 1999 by Ordinance No. 99 -11 (A -883) Amendment No. 33 Approved on March 26, 2002 by Ordinance No. 2002 -6 (PD2001 -002) Amendment No. 34 Approved on June 14, 2005 by Ordinance No. 2005 -8 (PD2004 -003) Amendment No. 35 Approved on ------------ - - - - -- by Ordinance No. --------------------- - - - - -- V Area Summary Industrial 23.3 ac. Office 81.7 ac. Retail /General Commercial 15.4 ac. Commercial /Restaurant 2.9 ac. Commercial /Hotel Motel 10.1 ac. Service Station 1.2 ac. Total 134.6 ac PC Text Amendment No. PD2010 -002 Site z (PA2010 -007) \ General Commercial ; Site 5 General Commercial Site 6 Pro. & Bus. Office Site 6 Pro. & Bus. Office Site 7 Restaurant Site 1 -7 Pro. & Bus. Office Site 8 / i i General Commercial Site 7 General Commercial Site 1 N a_LU Exhibit X010 Pendinq.mxd / n. Service .....;;.;. _..;.....;... Station � l \ Site 1 .:... :........ ..... / ........ I ............... .......... Pi'O:, &Bus ...::::::. .......... ............ .......... ` Office::.: 1 \ `• Site S : \ / t Pro. &Bus Industrial Office Sltes:1 & 2 Site JA PYO &Bus Office Site 4 J- ....... i . General Commercial STR� QJG� S�fPOf�/ Site _ ....... ....... ....... _.. .__...... _..._.... ...... \ Ooh \. Industrial \ \i. co�Sj @4S Site 1A General \ Land Use Plan Commercial ` .................... Site 3 Newport Place Planned Community General \` ` Commercial PC Text Amendment No. PD2010 -002 Site z (PA2010 -007) \ General Commercial ; Site 5 General Commercial Site 6 Pro. & Bus. Office Site 6 Pro. & Bus. Office Site 7 Restaurant Site 1 -7 Pro. & Bus. Office Site 8 / i i General Commercial Site 7 General Commercial Site 1 N a_LU Exhibit X010 Pendinq.mxd SITE PLAN ATTACHMENT No. PC 3 r BIRCH STREET __— _— - - - -- -_— - - -- -__- —_ - TFUMITH� = f'�� I I I ITT i (1(1 Il it T (1 I i l e l l I i Iii I it �I f' �hiHTITf fTfi f i 1 r` 11(I 11 I I s- -1 ' 1: 1 N =i111i I lw:wNG aB 1111 11y�1??1 111- 11.1111111 BDADNG a3 , 1_11111 3900 NR[N SL 3 i11IIii ILL I1TITfIT(T1�i -1T�Ii ?.5� - 41006RCH ST. �_r.�I111 -Ij0 ' t — / ` !Y COUPACT i 1030 BRCHaSt. 190 DOVE aSt -- .. —J "NEE" SFOPS- kfl IN _ i W LLJ t ._� BUILDING 9 -- BuuB;xca7•��gl�-- ��.1.'j 7., _.._ — I"f3l -:i F- -s 5920 DRCH St. -.! { m BUItPNG 2 N 1900 QUAIL ST ;, I a 8 I r4 20 RNC as 1 W --1 �i u2o excx ST. I , 1 _ I. x020 Nxcx sr. j Lei T ... : MALA:NG BE. )Ti.,.. "—' - -1—j _ ' 4000 BREAK i OUPACT COVPACt * f « `' (`l i I ((i��Iid I irvryI{�ICJ 11UJ 1.1.J11.1Jh 11 HJ111 ll_11.f�1.1.J11 L i ..irNEEI Slops JT1T11TrrMTHTP —INTF r is -- (� T^ —^ 1 , 9 WTSG 'PACT �, .... .. V I I ICI IPI ItI 6U LONG 111 <9D29 HES(EAtY bill 1 1 �� - a.,... rte- , - r �Ir(` F: BURNAIG INT t GotowO it] c L:+ t 1800 WALL $1. 3981 WESTERLY PL j� � ,.;;I I I I� I I I I I I I I I 4019 ST MY PL L jj f L( _ COMPACT U �' B ILNNG at6, :r; �.; 4101 WESTERLY PL 1 I's 6� C? � 'BUl G a,8 E s2o `L d' (i , :.'uy 6 St. �y T'7T �T ..._.. _ _ a II I �i �I °l e.3�:,.. #ta �� H —i NUHII:NO au 4001 NEST LY PL. COMP, ' ; �. COVPACI y, T1 I IwI 111ll�1( 41LL�b° I a3� �y_: I I I_I J_I I I I Il i 111_ F I i� 1J „ B„ NND aII R L_ 11.111LLRI 7 FI�TI I I -� �I 1 1 f'I 1 3919 l Pl. ;�gL_._.S' .�-:_.�...J I II1 I�I I 1 s F.' 4121 WESTERLY PL (' -7 r -��T�;I ��. i c ' P, ti 11 I I I I 1 U ,j a NH[CL SLOPS COYPAC1u ,f " ° ° - -' ""' COUPACI H�] COVPACI 1 �I 2 COMPACT �T' [ONPACi ; f-Q- \:.` #llrl I I I I I III I_I I I I I I I I I I I 118 f I I H I I I I I I I I I I I I I I I I I I I I I I I H L L L J kl 11111LL111�LLI�- _. �11ll1J1Ja I �_LLH _ — �_� I — ... _ S-WESTERLY - PLACE--- `— ..... I EXISTING SITE PLAN XR \XASVEONG 0 25 50 100 PROPERTY DATA (EXISTING) VICINITY MAP M feet -P3CWY MEL SIOR MRPf NIDGhD IAQ At ALL ..k M. 4- WDE t`LIf 51P 1. Ili. -ML f/LN f Xl STALL M, 'Am ]E.ml -. �F COMPACT PARKING STALL 3 STANDARD PARKING STALL 2 114'=10 - 1!4' =1'-0' (1) Compact Parking limited to 25% of total parVing. 23.8% exis6fg. OWNER: %B COMMERCE PLAZA OWNER, LEE C/O GREENLAW PARTNERS 4440 VON KARNALI AVE., SUITE 150. NEWPORT REACH, CA 92660 ATTN: SCOTT HURRAY (949) 331 -1338 ARCHITECT: LANGUOR MESON 18800 VON KARVAN AVE., SUITE 200. 1RYINE, CA 92612 ATTN: J. PATRICK ALLEN AIA (949) 833 -9193 LEGAL DESCRIPTION: PARCEL MAP 140. 2006 -289 GENERAL PLAN LAND USE: GENERAL COUMERCIAL OFFICE (CO -G) ZONING: NEWPORT PLACE PLANNED COMMUNITY DEVELOPMENT INDUSTRIAL SITE 4 (EXISHNG) SITE AREA 16.9 ACRES ZONING (DEVELOPMENT OMIT S.F.) 288,264 SO. FF. EXISTING FLOOR AREA, GROSS: 266,697 50. FL EXISTING FLOOR AREA. NET: 254,275 S0. FT. EXISTING STANDARD 640 'FALLS COMPACT") 206 STALES HANDICAP 21 STALE TOTAL 867 STALLS LANGDON WI LSON ARCHITECTURE P L A N N I N G I N T E R 1 0 R S usoo�iii. cun�wn�siuu. of xD 949�8))�9N) NEWPORT COMMERCE NEWPORT BEACH, CALIFORNIA St ry ale oY�s /au sc4e ase«v �x6�ff11+vlJ VD DnE .1. EXISTING SITE PLAN I.,. SHEET 1 OF 2 J I I I r( j N \ J +I BI '19f �= ; %-111111111 K1_. BUILDING 010 IB00 OUAN Si. IT -0 pX DtAIEO MR AROUND _.. _ ; 1111111111.1 . InVI-rmilifff fI U ITI Ll.l_Iii.i PARKING PLAN 0 VICINITY MAP BIRCH STREET (TI FI i I (I I I I II I I I fl -1I -Il I1 1 Fm 11HIIt1111111ILIIIIII1111. a �__; " 111.1.1.1.1111.1.1.1.11.1 -I 1 1.1 _ � tr WESTERLY PLACE -- NOTES: ® 1, ALL PARKING SNAIL CONFORM TO THE CITY OF NERPORT BEACH PUBLIC WORKS DEPARTMENT PARKING STANDARDS: SID - 805 -L -8, SID- 805 -L -A . 2. ACCESSIBLE PARKING SHALL CONTORM TO THE APPLICABLE PROVISIONS OF 2007 CALIFORNIA BUILDING CODE, INCLUdNG SECTION 11298, FIGURES 118 -18A, 118 -180, I19-18C, AND AUTHORITY HAVING JURISDICTION. ones aN u aNOP X rxn sr¢ r- IV "Iff. SIM . . "Sono rEo. stasis9 . ar Me TRIP. 12' kq UTTEK M. VAN p^/ry� J6' sa "a SEse M. WIDE P.Tw num LJ 5@R (R0.51D59m) V -0' W6E AAE Hasa At WV VA5 AU255: L SEE WE .v MCAS MR: art r m. mrt, Y72an m8 SEfC 1127K1189 ACCESSIBLE PARKING DE \SNE -OA 3. EXISTING Slit ACCESSIB!tHY 00 ACCESSIBLE PARKING PER CITY OF NEWPORT BEACH PERMIT 140. X2008 -1689 4. RELOCATE EXISTING FIRE HYDRANT TO A NEWPORT BEACH TIRE DEPARTMENT APPROVED LOCATION. "m PROPERTY DATA E— I I.LJ W N o I 'o I i L L(�1.1 -1141. l I 111 I I �I I -� ` Y N— i 0' 1 - 4 iIII1111L1H : 1 ,• =sD 0 25 50 100 OWNER: W8 COMMERCE PLAZA OWNER, LLC C/O GRECNIAW PARTNERS 4440 VON KARMAN AVE., SUITE 150. NEWPORT BEACH, CA 92660 ATTN: SCOTT MURRAY (949) 331 -1338 ARCHITECT: LAN0004 WILSON 18800 VON HARMAN AVE., SUITE 200. IRVINE, CA 92612 ATTN: J. PATRICK ALLEN AIA (949) 833 -9193 LEGAL DESCRIPTION: PARCEL MAP NO. 2006 -289 GENERAL PLAN LAND MST: GENERAL COMMERCIAL OFFICE (CO -G) ZONING: NEWPORT PLACE PLANNED COMMUNITY DEVELOPMENT PROFESSIONAL 6 BUSHIESS OUNCES SITE 9 (PROPOSED) SITE AREA: 16.9 ACRES ZONING (DEVELOPMENT LIMIT S.F.) 268,264 SO. Fr. EXISTING FLOOR AREA. GROSS: 266,697 SO. FT. EXISTING FLOOR AREA, NET: 254,275 SQ. FT. EXISTING PROPOSED INCREASE STANDARD 246 STALLS COMPACTED <200 STALLS 1uxDlcAr40 ;6640 ;STALLS ESTAIS o sraus TOTAL 40 STALLS PARKING RATIOS 254 ,275 IT 907 STALLS 1 STALL /280 NSF 3.57 STALLS /1.000 NSF 266,697 C.S.F. 907 STALLS I STALL /294 GSF 3.40 STALLS /1,000 ME STANDARD PARKING STALL (1) Compact parking Invited to 259 at total parking. 23.8% existing and O% praposed. IAL' =1'4 p<• =1'-0' (2) C.B.C. SECT II29B. TABLE 110 -6, 501 -1000, 2% VIN. ACCESSIBLE REDD. = 16 STALLS RED., 21 PROVIDED LANGDON WI LSON ARCHITECTURE P L A N N I N G I N T E R I O R S AML CNSOAfYA 1.4 xm isa "" ml -9.1 NEWPORT COMMERCE NEWPORT BEACH, uae wnsm�> sna �sv+. YY. .11 -011 VO on, .rme PROPOSED PARKING PLAN aesr ru -ere SHEET 2 OF 2 I BACKGROUND ATTACHMENT No. PC 4 BACKGROUND Project Timeline Regarding Parking and Office Uses In order to understand the situation at the subject property and the status of the project, the timeline of City approvals is significant. The timeline and chart below shows how parking spaces were added to accommodate office uses within the buildings at NPC. 1971 — Original Project Approval Modification Permit No. 339 — Reduced the 30 -foot wide landscape belt requirement adjacent to Birch Street to 10 feet, and utilized that 20 -foot portion, not devoted to landscaping, for parking. 1972 — Off - Street Parking Requirement Adjustment Approval Modification Permit No. 573 — Lowered the off - street parking requirement for office use from one space per 225 square feet of net floor area to one space per 250 square feet of net floor area and added parking spaces, which created dead - end drive aisles. The approval allowed more square feet within buildings to be occupied as office uses. 1983 — Compact -Sized Parking Space Approval Modification Permit No. 2839 — Introduced the allowance of 25 percent of the parking spaces to be compact- sized. Again, as additional parking spaces were permitted, more square feet within the buildings were allowed to be occupied as office uses. Parking Summary Year City Approval Compact Total Office Maximum Remainder Total Spaces Spaces Parking Office Industrial Sq Ft Requirement Sq Ft Allowed Sq Ft 1971 Mod. No. 339 0 850 1 space per 172,953 81,322 254,275 225 Sq Ft 1 er 225 1972 Mod. No. 573 0 942 1 space per 229,242 25,033 254,275 250 Sq Ft 1 per 250 1983 Mod. No. 2839 242 979 1 per 250 241,575 12,700 1254,275 20 1 Existin La out 1 867 1 er 250 204,242 50,033 126427.5 Transition from Industrial to Office Park As part of a subdivision process in 2003, the applicant created parcels for the sale of individual buildings. The applicant upgraded the project site to function as an office park which included the following: Remodel of the exterior of the buildings by painting and adding new windows, doors and mechanical screening on the roofs. • New sign program. • Improved disabled access. INSTITUTE OF TRAFFIC ENGINEERS PARKING GENERATION STUDY ATTACHMENT No. PC 5 Land Use: 701 Office Building Land Use Description ITE defines office uses in several categories. In reviewing the statistics for office parking demand, it was found that five of the basic office land uses had virtually no difference in parking demand characteristics. The following section merges these uses together for analysis purposes. Analysts should continue to record the specific ITE land use category for data that they submit. 710: General Office Building —A general office building houses multiple tenants; it is a location where affairs of businesses, commercial or industrial organizations, or professional persons or firms are conducted. An office building or buildings may contain a mixture of tenants including professional services; insurance companies; investment brokers; and tenant services, such as a bank or savings and loan institution, a restaurant or cafeteria and service retail facilities. Corporate headquarters (Land Use 714), single tenant office building (Land Use 715), office park (Land Use 750) and research and development center (Land Use 760) are related uses. 714: Corporate Headquarters Building —A corporate headquarters building is a single tenant office building that houses the corporate headquarters of a company or organization, which generally consists of offices, meeting rooms, space for file storage and data processing, a restaurant or cafeteria and other service functions. General office building (Land Use 710), single tenant office building (Land Use 715), office park (Land Use 750) and research and development center (Land Use 760) are related uses. 715: Single Tenant Office Building —A single tenant office building generally contains offices, meeting rooms and space for file storage and data processing for a single business or company, and possibly other service functions, including a restaurant or cafeteria. General office building (Land Use 710), corporate headquarters building (Land Use 714), office park (Land Use 750) and research and development center (Land Use 760) are related uses. 750: Office. Park —Office parks are usually suburban subdivisions or planned unit developments containing general office buildings and support services, such as banks, restaurants and service stations, arranged in a park- or campus -like atmosphere. General office building (Land Use 710), corporate headquarters building (Land Use 714), single tenant office building (Land Use 715) and research and development center (Land Use 760) are related uses. 760: Research and Development Center — Research and development centers are facilities or groups of facilities devoted almost exclusively to research and development activities. The range of specific types of businesses contained in this land use varies significantly. Research and development centers may contain offices and light fabrication areas. General office building (Land Use 710), corporate headquarters building (Land Use 714), single tenant office building (Land Use 715) and office park (Land Use 750) are related uses. Database Description The database consisted of a mix of suburban and urban sites. Parking demand differed between the area types for one independent variable (1,000 sq. ft. GFA) but not for another (employees). Therefore, parking demand was analyzed separately for 1,000 sq. ft, and was combined for employees. • Average parking supply ratios: 4.0 spaces per 1,000 sq. ft. GFA (84 study sites) and 1.1 spaces per employee (48 study sites). • Average employee density: 3.3 employees per 1,000 sq. ft. GFA (54 study sites). Employee densities for corporate headquarter buildings and research and development centers tended to be slightly lower than the average. Institute of Transportation Engineers - 169 / Parking Generation, 3rd Edition Land Use: 701 Office wilding As noted, peak parking demand rates were different between sites located In suburban settings and those located in urban settings for the independent variable 1,000 sq. ft. GFA. The individual site surveys did not enable a quantitative explanation of the factors that caused the difference. One potential explanation may relate to differences in the availability of alternative_ modes (for example, transit, bike and pedestrian) available at the urban sites. Of the studies with data on transit availability and presence of a TDM program, the suburban sites reported about 55 percent with available transit services and 20 percent with TDM programs. The urban sites reported 100 percent with available transit and 83 percent with TDM programs of some form. Weekend parking demand data were available at two study sites. At one site, the Saturday peak demand was less than 10'percent of peak weekday demand at the same site. At the other site, the Saturday and Sunday demand approached 90 percent of the weekday peak demand for -the same site_ It was not possible to derive reliable weekend parking demand rates due to lack of information on the nature of work conducted during the weekend at the two sites. The size of one site (1.9 million sq. ft. GFA) resulted in a data plot with a scale that did not allow the 12 data points for sites less than 500,000 sq. ft. GFA to be reasonably distinguished for user analysis. Therefore, the large site was not included In the data plot for urban sites. The peak. parking demand rate for the 1.9 million sq. ft. GFA site was 2.58 vehicles per 1,000 sq. ft. GFA, which was approximately the same as the average for the other 12 study sites. The following table presents the time -of -day distributions of parking demand variation for suburban and urban sites. The only sites included in the table data were those that submitted at least four consecutive hours of parking demand observations (note: the majority of the parking demand data in the overall database consisted of one or two hourly observations). 1 I — 11 1 10:00 a.m. 1 100 1 12 1 96 1 .. 4 1 5:00 p.m. 43 1 7 1 62 1 3 6:00 p.m. 18 2 0 7:00 p.m. 0 0 8:00 P.M. 0 0 9:00 P.M. 0 — 0 10:00 o.m. — 0 — 0 47n -��N rwng Generation, 3rd Edition Land Use: 70'1 Office Building The parking demand studies in the database for this land use were conducted from 1970 through 2001. The following table summarizes the age of the data set and presents the average weekday peak period parking demand ratio for each chronological time period. Suburban and urban sites are mixed in the table data set. It is evident from the table that parking demand for this land use has not changed substantially over time (in terms of vehicles per building square footage). An examination of the day -of -week trends of parking demand for all study sites in this land use indicated that weekday peak period parking demand tended to be at its highest for a site on a Friday. The next highest weekday for parking demand was observed to be on a Tuesday. Data were provided for a television station and office in a suburban location. Its peak period demand appeared to differ from other offices in this land use and was therefore excluded from the database. The site was 8,240 sq. ft. GFA and had 86 employees, with parking supply ratios of 6.8 spaces per 1,000 sq. ft. GFA and 0.65 spaces per employee. Peak parking demand was counted for 12 consecutive hours during two weekdays and the site's peak parking period was between 4:00 and 5:00 p.m. The peak parking demand ratios were 8.25 vehicles per 1,000 sq. ft. GFA and 0.79 vehicles per employee. Data were provided for a credit card processing office in a; suburban location: Its peak period demand appeared to differ from other offices in this land use and was therefore excluded from the database. The site was 73,300 sq. ft. GFA, with a parking supply ratio of 3.7 spaces per 1,000 sq. ft. GFA. Peak parking demand was counted for 11 consecutive hours during two weekdays and the site's peak parking period was between 9:00 and 10:00 a.m. The peak parking demand ratio was 5.57 vehicles per 1,000 sq. ft. GFA. Institute of Transportation Engineers '4s,, 171 / Parking Generation, 3rd Edilion Land Use: 701 Office Building Additional Data Specific studies conducted in downtown areas documented parking ratios between 1.0 and 2.0 vehicles per 1,000 sq. ft. GFA in settings with priced parking and where high quality transit options exist.' A study, conducted by King County Metro in Seattle, WA indicated that approximately 6.5 percent of the peak parking demand was generated by visitor parking. This study included visitor - parking observations from 23 office buildings in both the morning and afternoon peak demand periods. Study Sites/Years Canada: Calgary, AL (1978) United States: Newport Beach, CA (1970); Hinsdale, IL (1974); Schiller Park, IL (1974); Dallas, TX (1976); Overland Park, KS (1978); Indianapolis, IN (1979); Concord, CA (1981); Danville, CA (1981); Dublin, CA (1981); Houston, TX (1981); La Plama, CA (1981); Lafayette, CA (1981); Naperville, IL (1981); Orinda, CA (1981); Palm Beach, FL (1981); Rolling Meadows, IL (1981); San Ramon, CA (1981); Schaumburg, IL (1981); Skokie, IL (1981); Walnut Creek, CA (1981); Aurora, CO (1982); Bellevue, WA (1982); Burlingame, CA (1982); Greenwood, CO (1982); Goleta, CA (1982); Houston, TX (1982); Newport Beach, CA (1982); Phoenix, AZ (1982); San Antonio, TX (1982); San Mateo, CA (1982); Santa Ana, CA (1982); Schaumburg, IL (1982); Seattle, WA (1982); Walnut Creek, CA (1982); Addison, TX (1983); Century City, CA (1983); Dallas, TX (1983); Denver, CO (1983); Foster City, CA (1983); Houston, TX (1983); Newport Beach, CA (1983); Phoenix, AZ (1983); San Ramon, CA (1983); Aurora, CO (1984); Bridgeport, CT (1984); Brook, NY (1984); Clark' NJ (1984); Dallas, TX (1984); Foster City, CA (1984); Harrisburg, PA (1984); Livermore, CA (1984); Milford, CT (1984); Norwalk, CT (1984); Pleasanton, CA (1984); Provo, UT (1984); Rye Wilton, CT (1984);'San Ramon, CA (1984); Schaumburg, IL (1984); Stamford, CT (1984); Syracuse, NY (1984); Cobb County, GA (1985); Dublin, CA (1985); Milpitas, CA (1985); San Bruno, CA (1985); IL (1985); Armonk, NY (1986); Deerfield, IL (1986); Bellevue, WA (1987); Dallas, TX (1987); Irving, TX (1987); Kirkland, WA (1987); North Syracuse, NY (1987); Oklahoma City, OK (1987); Dallas, TX (1989); Glenview, IL (1990); Walnut Creek, CA (1988); Anaheim, CA (1991); Bellevue, WA (1991); Bothell, WA (1991); Federal Way, WA (1991); Montlake Terrace, WA (1991); Redmond, WA (1991); Renton, WA (1991); Seattle, WA (1991); Snohomish Co., WA (1991); Tukwila, WA (1991); Lake Oswego, OR (1994); Goleta, CA (1995); Walnut Creek, CA (1996); Cleveland, OH (1998); Goleta, CA (1998); Goleta, CA (1999); Saratoga, CA (2000); Santa Barbara, CA (2001) I Downtown Portland Older and Historic Building Parking Demand Study. Portland Development Commission, by DKS Associates. June 1992, page 4 -13 (notes parking ratio of 1.3 spaces per 1000 sq. ft. GFA); Oakland Central District Development Program —Tech Memo #2: Parking Analysis and Recommended Parking Plan. City of Oakland, by DKS Associates. October 1985, page 9 (office parking ratio range of 1.11 to 1.49 vehicles /KSF); Levinson, Herbert & Robert Weant. Parking. Eno Foundation, 1990, Table 6 -8, page 104 (estimates ranges in CBD parking ratios with varying transit usage: 2.2 -2.6 spaces per 1000 GLA for 20 percent transit-, 1.6 -2.0 spaces per 1000 GLA for 40 percent transit and 1.0 -1.4 spaces per 1000 GLA for 60 percent transit); Holdsworth, Glen. CBD Parking Policy: Development Policy or Parking Policy. 2001 ITE Annual Meeting, August 2001, page 11 (notes range of Australian CBDs of 1.0 to 2.0 spaces per 100 sq. m. or 0.93 to 1.86 spaces per 1000 sq. ft. GFA). 2 1991 Parking Utilization Study in Seattle. King County Metro, June 1992, Appendix B. 172 Institute of Transportation Engineers Parldng Generation, 3rd Edition Land Use: 701 Office Building Average Peak Period Parking Demand vs: 1,000 sq. ft. GFA On a: Weekday Location: Suburban Actual Data Points — Fitted Curve - - - - Average Rate institute of Transportation Engineers 173 Parking Generation, 3rd Edition Weekday Suburban Peak Period Peak Period 9:00 a.m. -12:00 .m.; 2:00 -4:00 .m. Number of Stud Sites 173 Aver age Size of Stud Sites 136,000 sq. ft. GFA Avera e Peak Period Parking Demand 1 2.84 vehicles per 1,000 sq. ft. GFA Standard Deviation 0.72 Coefficient of Variation 25% 95% Confidence Interval 2.73 -2.95 vehicles per 1,000 sq. ft. GFA Range 0.86 -5.58 vehicles per 1,000 sq. ft. GFA 85th Percentile 3.44 vehicles per 1,000 sq. ft. GFA 1 33rd Percentile 2.57 vehicles per 1,000 sq. ft. GFA Actual Data Points — Fitted Curve - - - - Average Rate institute of Transportation Engineers 173 Parking Generation, 3rd Edition Weekday Suburban Peak Period Parking Demand 2000 a o Ve c 1500 > o �® ' :501-0 1000 , P= 2.51x +27 a 500 ; R2 = 0.91 u , a. o O 0 200 400 600 800 x = 1,000 sq. ft. GFA Actual Data Points — Fitted Curve - - - - Average Rate institute of Transportation Engineers 173 Parking Generation, 3rd Edition