HomeMy WebLinkAbout2.0 - Lindamood-Bell Learning Center - PA2015-053 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
August 6, 2015 Meeting
Agenda Item No. 2
SUBJECT: Lindamood-Bell Learning Center - (PA2015-053)
20371 Irvine Avenue, Suite A170
Conditional Use Permit No. UP2015-015
APPLICANT: Lindamood-Bell Learning Processes
OWNER: BSP Workscapes, LLC
PLANNER: Jason Van Patten, Assistant Planner
(949) 644-3234; jvanpatten@newportbeachca.gov
PROJECT SUMMARY
The applicant proposes to utilize a vacant first floor tenant space within a two-story
office building as a tutoring center (Schools, Public and Private) specializing in the
language and cognitive skill development of children and adults (ages 5 to adult). A
conditional use permit is required to allow the use and to establish a parking
management plan.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-015
(Attachment No. PC 1).
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Lindamood-Bell Learning Center
Planning Commission, August 6, 2015
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VICINITY MAP
a �d
GENERAL PLAN ZONING
J d•
r M
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE CO-G (General Commercial Office) SP-7 (Santa Ana Heights Office Complex
Specific Plan
NORTH RS-D (Single-Unit Residential Detached SP-7 Residential Dwellings
SOUTH PR (Parks and Recreation) SP-7 Golf Course
EAST County of Orange County of Orange Golf Course
WEST RM (Multiple-Unit Residential SP-7 Residential Dwellings
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Planning Commission, August 6, 2015
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INTRODUCTION
Project Setting
The subject property is located in Santa Ana Heights and is accessible from Irvine
Avenue and Orchard Drive. The site is developed with a six building office complex
(80,289 net square feet) commonly referred to as Workscapes at Newport Beach and
consists of 301 on-site parking spaces. Adjacent land uses include residential dwellings
to the north and west, and the Newport Beach Golf Course to the east and south.
Project Description
The proposal is to establish a tutoring center specializing in the language and cognitive
skill development of children and adults (ages 5 to adult) within a 2,935-square-foot
tenant space on the first floor of Building A. Instruction will be provided on a one-to-one
basis between 8:00 a.m. and 5:00 p.m., Monday through Friday. No instruction is
proposed Saturday or Sunday and all activities will be contained indoors. It is
anticipated that during the peak summer months up to 46 people (19 clients, 27 staff)
may be on site at any one time. During the off-peak period up to 26 people (10 clients,
16 staff) may be on site at any one time. A majority of the clients are expected to be
under the age of 16. In addition to the instruction, the tenant space will be utilized for
administrative office. Alterations included as part of the project are limited to an interior
remodel of the tenant space. No exterior alterations are proposed. A detailed project
description is included as Attachment No. PC 3.
Background
Lindamood-Bell Learning Processes currently occupies a 1,400-square-foot tenant
space located at 4100 Campus Drive. The use operates pursuant to Use Permit No.
UP3596, which was approved February 6, 1997, by the Planning Commission. With this
proposal the applicant seeks to expand the operation while modifying some of the
operational characteristics of the existing facility.
DISCUSSION
General Plan Consistency
The subject property is designated General Commercial Office (CO-G) within the Land
Use Element of the General Plan, which is intended to provide for administrative,
professional, and medical offices with limited accessory retail and service uses. Other
uses may be permitted in accordance with this designation. The tutoring center is
consistent with the General Plan designation because it will provide a support service to
the community. The property is not located in the Coastal Zone.
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Lindamood-Bell Learning Center
Planning Commission, August 6, 2015
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Zoning Code Consistency
The subject property is located within the Professional and Administrative Office District
of the Santa Ana Heights Specific Plan (SP-7) Zoning District which is intended for
moderate intensity professional and administrative office uses and related uses on site.
Several uses are listed as permitted subject to the approval of a use permit, including
educational institutions serving adults, day care nurseries, and churches. Other unlisted
uses which the Planning Commission find consistent with the purpose and intent of the
district may be permitted subject to the approval of a conditional use permit. The
proposed tutoring center may provide an opportunity for growth and development for
those working or residing in the area, which may be found to be consistent with the
purpose and intent of the SP-7 Zoning District.
Off-Street Parking
The property currently provides 301 spaces, which is compliant with the Zoning Code
requirement for office uses.
Table 1: Existing Parking Requirement
Office Uses Rate Sq. Ft. Spaces
First 50,000 square feet 1 :250 net floor area 50,000 200
Next 75,000 s uare feet 1:300 net floor area 30,289 101
Total Required / Provided 80,289 301 / 301
The parking requirement for a school use is established through the use permit process
as required by the Zoning Code. Based on the number of occupants during the peak
summer months which may include up to 27 staff, a parking rate of 1 space per peak
period staff, or 27 spaces is required. Though 19 clients may also be present, the
established rate assumes that most, if not all, are not of driving age, and will be dropped
off by their parents. The result of this requirement is an overall parking demand of 319
spaces as shown in Table 2. Therefore, approval of the tutoring center requires an
adjustment to the established parking rate.
Table 2: Proposed Parking Requirement
Mix of Uses Rate Sq. Ft. Spaces
First 50,000 square feet 1:250 net floor area 50,000 200
Next 75,000 square feet 1:300 net floor area 27,354 92
Tutoring Center 1 per peak staff 2,935 27
Total Required / Provided 80,289 319 / 301
Less 2,935 subject tenant space.
Pursuant to Section 20.40.110B.1 (Adjustments to Off-Street Parking Requirements —
Reduced Parking Demand) required off-street parking may be reduced with the
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Lindamood-Bell Learning Center
Planning Commission, August 6, 2015
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approval of a conditional use permit provided sufficient data indicates that parking
demand will be less than the required number of spaces or that other parking is
available, and a parking management plan is prepared. The applicant has provided a
parking analysis prepared by Kunzman Associates, a professionally licensed traffic
engineering and transportation planning firm (Attachment No. PC 5) to demonstrate
parking is available. The analysis considers actual demand generated by the occupied
office space (63,185 square feet), parking required for vacant office space (14,169
square feet), and the proposed tutoring center. A factor of safety is also built in to
account for variation in counts.
Table 3: Projected Parking Demand
Spaces
Peak Demand Observed 63,185 sq. ft. 185
Vacant Office Space 14,169 net sq. ft. / 1 per 250 net sq. ft. 57
Tutoring Center 27 staff, peak period 27
Overage Factor 10% of 185 + 57 + 27 27
Demand /Available 296 / 301
Surplus 5
Surplus without Overage 32
Parking count conducted May 20, 2015, between 2:45 p.m. and 3:00 p.m.
As shown, the analysis projects peak demand of 296 parking spaces, and concludes
that the existing supply of parking will adequately meet anticipated demand. Staff
believes additional facts exist to support a reduced parking requirement. The property is
developed as an office complex and is anticipated to remain occupied by office uses
long term, suggesting that the projected demand will remain consistent. Given that a
majority of tutoring center clients will not be of driving age and that peak parking
demand will only occur for a short period of time during the summer months, staff
believes the available spaces will be adequate for the existing and proposed uses. In
addition, the reduced number of employees during the off peak season will reasonably
contribute to a greater availability of parking during non-summer months. The expansive
size of the parking lot and general use of the site has further demonstrated that it
provides adequate vehicular circulation. The proposed use will not conflict with existing
uses as it will have unrestricted access to the parking lot. Therefore, staff recommends
that the additional requirement for 18 spaces (Table 2) be waived. A draft parking
management plan was also prepared to address any potential parking conflicts (Exhibit
B of Attachment No. PC 1).
Under the terms of the Parking Management Plan, the operator is to take reasonable
steps to encourage the efficient drop-off and pick-up of clients on site, and in the event
parking is no longer available, the Parking Management Plan would need to be
reevaluated and may require an amendment to the Conditional Use Permit by the
Planning Commission.
Lindamood-Bell Learning Center
Planning Commission, August 6, 2015
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Use Permit Findings
Pursuant to Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
Zoning Code, the Planning Commission must make the following findings in order to
approve a Conditional Use Permit:
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 this 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; and
5. 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.
Staff believes sufficient facts exist to support the Conditional Use Permit for the
proposed tutoring center as demonstrated in the draft Resolution (Attachment No. PC
1). The proposed use is consistent with the Zoning Code and General Plan and will
provide an opportunity for educational growth and development. The proposed tutoring
center will operate within a tenant space in an office complex and will function similar to
other office uses. The proposed hours of instruction are typical of an office use and trips
to the site will generally occur during the peak periods of each day (beginning, middle,
and end). In addition, no group activities, seminars, or outdoor activities are proposed
limiting any concern regarding noise and compatibility with allowed uses in the vicinity.
The expansive size of the site allows for adequate public and emergency vehicle access
and the design with multiple drive aisles and maneuvering areas will provide adequate
circulation for both clients being dropped off, and existing users of the site. The number
of parking spaces on-site will adequately accommodate for peak summer demand and
will provide additional availability during the off peak season when fewer clients are
anticipated. Based on characteristics of the use, the operation proposed will not be
detrimental to the growth of the City or constitute a hazard to the safety and general
welfare of people working or residing in the neighborhood.
Lindamood-Bell Learning Center
Planning Commission, August 6, 2015
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Alternatives
The Planning Commission may also approve a modified project or deny the application.
Should the Planning Commission determine that the proposed use is not consistent with
the purpose and intent of the SP-7 Zoning District or that the required findings cannot
be made, the attached Resolution for Denial (Attachment No. PC 2) is provided to
facilitate the denial of the project, and would require additional information or findings
that the Planning Commission may deem necessary or warranted.
Environmental Review
Staff recommends that the Planning Commission find the project is categorically exempt
under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines -
Class 1 (Existing Facilities). Class 1 exempts projects involving negligible or no
expansion of a use including but not limited to interior or exterior alterations involving
such things as interior partitions, plumbing, and electrical conveyances. The proposed
project is limited to interior improvements to convert a previous office use to a tutoring
center and involves no expansion in floor area. No traffic impacts are expected and
parking on site is available to accommodate the use.
Public Notice
Notice of this application was published in the Daily Pilot, mailed to all owners 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 bOPW—
y: Submitted by:
a n Van Patten, Assistant Planner
On Wisnes i, ICP, Deputy Director
ATTACHMENTS
PC 1 Draft Resolution for Approval
PC 2 Draft Resolution for Denial
PC 3 Applicant's Project Description
PC 4 Existing Parking Requirement and Tenant List
PC 5 Kunzman Associates Parking Analysis
PC 6 Project Plans
Attachment No. PC 1
Draft Resolution for Approval
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE
PERMIT NO. UP2015-015 FOR A TUTORING CENTER
(SCHOOLS, PUBLIC AND PRIVATE) AND A REDUCTION IN
OFF-STREET PARKING LOCATED AT 20371 IRVINE AVENUE,
SUITE A170 (PA2015-053)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Lindamood-Bell Learning Processes, with respect to property
located at 20371 Irvine Avenue, and legally described as Parcel 1 of Parcel Map No.
89-128 requesting approval of a conditional use permit.
2. The applicant requests a conditional use permit to allow a tutoring center (Schools,
Public and Private) specializing in the language and cognitive skill development of
children and adults (ages 5 to adult) within an existing two-story office building.
Included is a request to reduce the off-street parking requirement and to establish a
parking management plan.
3. The subject property is located within the Professional and Administrative Office District
of the Santa Ana Heights Specific Plan (SP-7) Zoning District 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 August, 6, 2015, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. 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.
1 . This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. Class 1 exempts projects involving negligible or no expansion of a use including but
not limited to interior or exterior alterations involving such things as interior partitions,
plumbing, and electrical conveyances.
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Planning Commission Resolution No. Ott
Page 2 of 10
3. The proposed project is limited to interior improvements to convert a previous office
use to a tutoring center and involves no expansion in floor area. No traffic impacts are
expected and parking on site is available to accommodate the use.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of
the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Findinq:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1 . The subject property is designated General Commercial Office (CO-G) within the Land
Use Element of the General Plan which is intended to provide for administrative,
professional, and medical offices with limited accessory retail and service uses. Other
uses may be permitted in accordance with this designation.
2. The principal use of the facility is a tutoring center specializing in language and
cognitive skill development and is consistent with the General Plan designation
because it will provide a support service to the community.
3. The subject property is located within the Professional and Administrative Office
District of the Santa Ana Heights Specific Plan (SP-7) Zoning District which is intended
for moderate intensity professional and administrative office uses and related uses on
site. Several uses are permitted subject to the approval of a use permit including
educational institutions serving adults, day care nurseries, and churches. Other
unlisted uses which the Planning Commission find consistent with the purpose and
intent of the district may be permitted subject to the approval of a conditional use
permit pursuant to Zoning Code Section 20.90.130B (Professional and Administrative
Office District— Principal Uses Permitted).
4. The proposed tutoring center is a related use as it may provide an opportunity for
growth and development for those working or residing in the area, consistent with the
purpose and intent of the SP-7 Zoning District.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
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Planning Commission Resolution No. ####
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Facts in Support of Finding:
1. The proposed use may be allowed within the Professional and Administrative Office
District of the Santa Ana Heights Specific Plan subject to the approval of a conditional
use permit.
2. In finding that the proposed use complies with Section 20.40.110 (Adjustments to Off-
Street Parking Requirements), the following criteria has been considered:
i. The applicant has provided sufficient data, including a parking study if required
by the Director, to indicate that parking demand will be less than the required
number of spaces or that other parking is available (e.g., City parking lot located
nearby, on-street parking available, greater than normal walk in trade, mixed-
use development).
The applicant has provided a parking analysis prepared by Kunzman
Associates, dated July 21, 2015, indicating projected peak parking demand to
be less than the 301 space supply available on-site. The analysis considers
actual demand generated by the occupied office space (63,185 square feet),
parking required for vacant office space (14,169 square feet), and the proposed
tutoring center. The analysis conservatively projects a peak demand of 296
parking spaces and concludes that the existing supply of parking will
adequately meet anticipated demand.
ii. A parking management plan shall be prepared in compliance with subsection
20.40.110.0 (Parking Management Plan).
A parking management plan was prepared, and compliance with said plan is
included as a condition of approval. The purpose of the Parking Management
Plan is to ensure that off-street parking is sufficient for the uses sharing the site,
and that there will be no conflict in parking.
3. The project will comply with all Building, Public Works, and Fire Codes and will comply
with all other applicable requirements of the Zoning Code and Municipal Code.
Finding:
C. 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 will be located in an office complex and will function similar to other office
uses based on the hours of instruction that are typical of surrounding office uses. Trips
to the site will generally occur during the peak periods of each day (beginning, middle,
and end), consistent with office uses.
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Planning Commission Resolution No. Ott
Page 4 of 10
2. The proposed conversion of office space to a tutoring center involves a tenant
improvement at the first floor of an existing two-story office building with no expansion
in floor area.
3. No group activities, seminars, or outdoor activities are proposed limiting any concern
regarding noise and compatibility with allowed uses in the vicinity.
4. Access to the project site is primarily taken from Irvine Avenue and not from adjacent
residential neighborhoods ensuring that attendees of the use will not impact nearby
residential neighborhoods.
5. The proposed conditions of approval ensure that the potential conflicts with
surrounding land uses are eliminated or minimized to the greatest extent possible.
Finding:
D. 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. The project site has demonstrated that it is physically suitable to support the existing
office development on the property. The addition of a tutoring center that will function
similar to an office use will not alter the site's ability to provide public and emergency
vehicle access or public services and utilities.
2. The expansive size of the site allows for adequate access and the design with multiple
drive aisles and maneuvering areas will provide adequate circulation for both clients
being dropped off, picked up, and existing users of the site.
3. The project site has demonstrated that it is physically suitable to accommodate the
flow of office workers to the site which traditionally have the same or similar hours of
arrival. Therefore, the proposed tutoring center with consistently scheduled instruction
will be adequately served by the existing design of the site.
4. The Public Works Department, Building Division, and Fire Department have reviewed
the project proposal and provided conditions of approval so as to maintain adequate
access, public services, and utilities to the existing development.
Finding:
E. 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.
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Planning Commission Resolution No. ####
Page 5 of 10
Facts in Support of Finding:
1. The proposed project is intended to support the community and is designed to be
compatible with existing office uses on site.
2. Based on the parking analysis prepared by Kunzman Associates, the number of
available on-site parking spaces is expected to accommodate peak demand and will
provide a greater availability during the off peak season when fewer clients are
anticipated.
3. The project site operates as an office complex with all activities contained indoors. The
proposed operation will take place indoors consistent with surrounding uses and does
not constitute a hazard to public convenience.
4. Multiple entrances are provided into the building allowing for the flexibility in the drop-
off and pick-up of clients, which will minimize any potential conflicts on site.
5. Based on characteristics of the use, the operation proposed will not be detrimental to
the growth of the City or be detrimental to the safety and general welfare of people
working or residing in the neighborhood.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Conditional
Use Permit No. UP2015-015, subject to the conditions set forth in Exhibit A, which is
attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was 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.
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Planning Commission Resolution No. ####
Page 6 of 10
PASSED, APPROVED, AND ADOPTED THIS 6TH DAY OF AUGUST, 2015.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Peter Koetting, Secretary
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan and
floor plans stamped and dated with the date of this approval. (Except as modified by
applicable conditions of approval.)
2. Use Permit No. UP2015-015 shall expire unless exercised within 24 months from the
date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the
Newport Beach Municipal Code, unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. 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
Conditional Use Permit.
5. A total of 18 parking spaces are waived with this approval based on the assumptions
presented in the parking analysis prepared by Kunzman Associates, dated July 21,
2015. The Community Development Director shall immediately be made aware should
off-street parking no longer be available for the subject use or surrounding uses. Any
change in the availability of parking shall require an amendment to this Conditional
Use Permit to address parking demand.
6. Hours of instruction shall be limited between the hours of 8:00 a.m. and 5:00 p.m.,
daily.
7. All activities shall be conducted indoors.
8. Strict adherence to maximum occupancy limits is required.
9. The project shall comply with the approved Parking Management Plan, which may be
modified by the Community Development Director or Planning Commission.
10. This Conditional Use 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.
11. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Conditional Use Permit or the
processing of a new Conditional Use Permit.
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Planning Commission Resolution No. ####
Page 8 of 10
12. 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 the
building permits.
13. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays or Holidays.
14. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of TOOAM Between the hours of
and 1 O:OOPM 1 O:OOPM and TOOAM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 4OdBA 5OdBA
Residential Property located within 45dBA 6OdBA 45dBA 5OdBA
100 feet of a commercial property
Mixed Use Property 45dBA 6OdBA 45dBA 5OdBA
Commercial Property N/A 65dBA N/A 6OdBA
15. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
16. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
17. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-
site media broadcast, or any other activities as specified in the Newport Beach
Municipal Code to require such permits.
18. 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 the Lindamood-Bell Learning Center including, but not
limited to UP2O15-015 (PA2015-053). 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
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Planning Commission Resolution No. ####
Page 9 of 10
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.
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Planning Commission Resolution No. ####
Page 10 of 10
Exhibit "B"
PARKING MANAGEMENT PLAN
The following Parking Management Plan is provided pursuant to Section 20.40.110
(Adjustments to Off-Street Parking Requirements) of the Zoning Code. The Parking
Management Plan will employ the following management mechanisms to address potential
impacts associated with the reduction in off-street parking spaces:
Off-Street Parking
• No more than 27 employees shall be on site at any one time during the peak summer
months of June, July, and August. During the remaining months of the year (off peak),
no more than 16 employees shall be on site at any one time.
• Parking spaces shall not be assigned for exclusive use by the tutoring center.
• The operator shall take reasonable steps to encourage the efficient drop-off and pick-
up of clients on site. Any disruption that might impact the use of the parking lot by
adjacent tenants, on-site circulation, or flow of traffic is prohibited and shall be
discouraged by the operator.
• The operator shall encourage the use of alternative modes of transportation including
but not limited to vanpooling, carpooling, and public transit.
• The Community Development Director shall immediately be made aware should off-
street parking no longer be available for the subject use or surrounding uses. Any
change in the availability of parking shall require an amendment to this Parking
Management Plan and Conditional Use Permit No. UP2015-015 to address parking
demand.
• Clients shall be dropped-off and picked-up on-site.
• Employees and clients of the tutoring center shall park on-site.
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Attachment No. PC 2
Draft Resolution for Denial
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE
PERMIT NO. UP2015-015 FOR A TUTORING CENTER
(SCHOOLS, PUBLIC AND PRIVATE) AND A REDUCTION IN
OFF-STREET PARKING LOCATED AT 20371 IRVINE AVENUE,
SUITE A170 (PA2015-053)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Lindamood-Bell Learning Processes, with respect to property
located at 20371 Irvine Avenue, and legally described as Parcel 1 of Parcel Map No.
89-128 requesting approval of a conditional use permit.
2. The applicant requests a conditional use permit to allow a tutoring center (Schools,
Public and Private) specializing in the language and cognitive skill development of
children and adults (ages 5 to adult) within an existing two-story office building.
Included is a request to reduce the off-street parking requirement and to establish a
parking management plan.
3. The subject property is located within the Professional and Administrative Office District
of the Santa Ana Heights Specific Plan (SP-7) Zoning District 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 August, 6, 2015, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. 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.
Pursuant to Section 15270 of the California Environmental Quality Act ("CEQA") Guidelines,
projects which a public agency rejects or disapproves are not subject to CEQA review.
SECTION 3. REQUIRED FINDINGS.
The Planning Commission may approve a conditional use permit only after making each of
the required findings set forth in Section 20.52.020 (Conditional Use Permits and Minor Use
Permits). In this case, the Planning Commission was unable to make the required findings
based upon the following:
23
Planning Commission Resolution No. ####
Page 2 of 2
1. The Conditional Use Permit application for a tutoring center is not consistent with the
legislative intent of Title 20 of the Municipal Code and the findings required by Section
20.52.020 are not supported in this case. The proposed project may prove detrimental to
the community.
2. The design, location, size, and operating characteristics of the use are not compatible with
the allowed uses in the vicinity. The proposed project will create a shortage of parking and
is therefore not compatible with the existing commercial uses in the area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use
Permit No. UP2015-015.
2. This action shall become final and effective 14 days after the adoption of this
Resolution 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.
PASSED, APPROVED AND ADOPTED THIS 6T" DAY OF AUGUST, 2015.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Peter Koetting, Secretary
10-15-2013
Attachment No. PC 3
Applicant's Project Description
25
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IMERIOR PLANNING AND DESIGN 4110 CAMPUS DRNE SURE 100 NEWPORF BEACH CALIFORNIA 92680 TEL 949 851.3080 FAX 949.851.0801 W .HHE DY.COM
H. HendyAssociates
HHA
July 18, 2015
City of Newport Beach
100 Civic Center Drive
Newport Beach, California 92660
Lindamood-Bell Learning Processes offers services for the development of sensory-cognitive
functions that underlie language and literacy skills for students from ages 5 through adult. They
are not simply a tutoring center for students doing poorly in school. Neither are the students
developmentally disabled. Rather, the center offers instructional services on a one-on-one basis
to stimulate underlying weaknesses in language processing. Neither group activities nor seminars
are provided.
The services are generally provided for 4-hour blocks of time, either 8 am to 12 noon or 1 pm to 5
pm, Monday through Friday with business hours being 8 AM —5 PM, Monday through Friday.
During the off-peak season, there are between 6 and 10 staff members present, with 8 being the
norm. The summer time is the peak season. During that period (2-1/2 months), services are
provided for a maximum of 19 clients in the morning and 19 clients in the afternoon.
The client to staff ratio is 1:1 plus 5 to 8 administrators. The maximum possible staff during peak
season would be 27.
The majority of the clients are under the age of 16 and are dropped off by their parents. There
may be one or two each session who drive themselves.
Lindamood-Bell Learning Processes is desiring to occupy 2,935 usable square feet in Suite 170 on
the first floor of the fully sprinklered multi-tenant building located at 20371 Irvine Avenue, also
known as Workscapes. The property is a six building property with shared parking for 301 cars.
There is unrestricted access to the entire parking lot. Additionally, there is available on-street
parking on Irvine Avenue.
The site is physically suitable in terms of design, location, shape, size, operating characteristics,
and the provision of public and emergency vehicle access and public services as the proposed suite
is located immediately adjacent to the parking level building entry, making easy access for
everyone.
The building code occupancy identification for this project is a "B" occupancy, which is compatible
with the multi-tenant nature of the property and consistent with the General Plan. This use is
allowed within the applicable zoning district and complies with all other applicable provisions of
J:\03.Projects\Linda Mood-Bell C.U.P.(00522.000.15)\Admin\City Info\CUP Justification Letter(07-18-15).docx
27
H. HendyAssociates
HHA
the Zoning Code and the Municipal Code. No exterior modifications are being proposed. Clients
are supervised at all times and the use does not include play activities, so noise is not a concern.
The design, location, size, and operating characteristics of the use are compatible with the allowed
uses in the vicinity. Operation of the use at this proposed location 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.
A parking analysis has been provided by Kunzman Associates indicating that the project site is
projected to provide adequate parking spaces. Additionally attached please find the tenant list for
the six building project showing the actual parking demand.
Lindamood-Bell would be relocating from their current location on Campus Drive. It is their desire
to stay in Newport Beach where they have developed a reputation and clientele since 1996.
Sincerely,
Kerry Wilson
H.Hendy Associates
22
Attachment No. PC 4
Existing Parking Requirement and Tenant List
29
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H.HendyAssociates
F/ \ WORKSCAPES
Gross Net
Building A-20371 Irvine Avenue 37,728 36,503
Building B-20361 Irvine Avenue 10,922 10,591
Building C-20351 Irvine Avenue 8,318 7,945
Building D-20341 Irvine Avenue 6,447 6,247
Building E-20331 Irvine Avenue 12,459 11,941
Building F-20321 Irvine Avenue 7,814 7,062
3
RequiredParking
1st 50,000 net square feet 1:250 50,000 200
Next 75,000 net square feet 1:300 30,289 101
r
#Clients 10 19
#Staff 16 27
At One Time 26 46
'mjecls daMoo-SellCLLP(00522000.15)WtlminlMiscellaneouslBuiltlingNW,Weix(Wo,k-.,$)R716.15 31
H,HendyAssociates
WORKSCAPES
Building# Tenant NET
Building A-20371 Irvine Avenue
A100 Liolias 2,500
At 20 Vacant 4,279
At 40 JRL Management 1,111
At 50 TFGI LLC 1,882
A160 Vacant 1,683
A170 Vacant 2,935
A200 Generations Healthcare 3,075
A210 Generations Healthcare 5,224
A215 Vacant 2,818
A220 Janlyn Psych. Group 1,320
A250 Vacant 2,421
Various Storage Units 1,670
Ground Floor Common Area 1,292
First Floor Corridor/Common Area 1,927
First Floor Restrcoms 482
Second Floor Corridor/Common Area 1,402
Second Floor Restrooms 482
Building B-20361 Irvine Avenue
B1 Shiefer 2,359
B2 Robert Coffee 2,699
B3 Wendi Young Design 2,565
B4 Vacant 2,968
Building C -20351 Irvine Avenue
C1 Art Resources 898
C2 Susan Spirites 881
C3 David Riley&Associates 1,141
C4A Newport Beach Chamber of Commerce (Storage) 250
C5 Newport Beach Chamber of Commerce 1,303
C6-8 Brandi Paris 2,498
C9 YS&Partners 974
Building D-20341 Irvine Avenue
D1-2 Well St. Psych Group 2,054
D3-4 Aerocom 2,121
D5 SMM Holdings 1,024
D6 Thomas Remake 1,048
Building E-20331 Irvine Avenue
E1 Hearthstone Housing 1,260
E2 Event Farm 1,150
E2A Outside The Lines(Storage) 190
E3-5 P11 Creative Inc. 4,199
E6 JP Darling&Associates 2,475
E7 Outside The Lines 2,667
Building F-20321 Irvine Avenue
F1 Bridge Housing 2,822
F2 Bodies By Carrido 2,067
F3 Akins IT 2,173
:)
JAM.P,*W\Lind.Mootl-13.11 C.U.P.(00522.000.15)1 min\MlsueilaneoueSuilding Matrix(Work apes)R07.16.15 32
Attachment No. PC 5
Kunzman Associates Parking Analysis
33
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LINDAMOOD - BELL LEARNING PROCESSES
PARKING ANALYSIS
KUNZMAN ASSOCIATES, INC.
July 21, 2015
Traffic Engineering I Transportation Planning I Parking I Noise/Vibration I Expert Witness
Air Quality I Global Climate Change I Health Risk Assessment
3,5
I K KUNZMAN ASSOCIATES, INC.
LINDAMOOD - BELL LEARNING PROCESSES
PARKING ANALYSIS
July 21, 2015
Prepared by:
Maverick Chengcuenca, E.I.T.
Robert Kunzman
Carl Ballard, LEED GA
William Kunzman, P.E.
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(714) 973-8383
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isKLINZMAN ASSOCIATES, INC.
OVER 35 YEARS OF EXCELLENT SERVICE
July 21, 2015
Ms. Carol Conover
H HENDY ASSOCIATES
4770 Campus Drive, Suite 100
Newport Beach, CA 92660
Dear Ms. Conover:
INTRODUCTION
The firm of Kunzman Associates, Inc. is pleased to provide this parking analysis for the Lindamood - Bell
Learning Processes project located at 20371 Irvine Avenue in the City of Newport Beach. The project
location map is shown on Figure 1 and the Lindamood - Bell Learning Processes site plan is illustrated on
Figure 2. The proposed project will be located in a currently vacant 2,935 square foot unit in the existing
WorkScapes at Newport Beach center.
Kunzman Associates, Inc. has been asked to conduct a parking analysis for the project site to determine
if adequate parking spaces will be provided for the Lindamood - Bell Learning Processes project. The site
currently provides a total of 301 parking spaces and the parking space supply will remain the same.
This report summarizes our methodology, analysis and findings. We trust that the findings, which are
summarized in the front of the report, will be of immediate as well as continuing value to you and the
City of Newport Beach in evaluating the proposed development.
Although this is a technical report, every effort has been made to write the report clearly and concisely.
To assist the reader with those terms unique to transportation engineering, a glossary of terms is
provided within Appendix A.
FINDINGS
1. The project is to be located at 20371 Irvine Avenue in the City of Newport Beach.
2. The site currently provides a total of 301 parking spaces and the parking space supply will
remain the same.
3. A vacant 2,935 square foot unit is proposed to be developed with a learning center that
requires 27 parking spaces.
4. There is also 14,169 square feet of vacant office space that requires 57 parking spaces.
1111 TowN&COUNTRY ROAD,Sum 34
ORANGP CALIFORNIA 92868
(714)973-8383
W W W.TRAFFIC-ENGINEER.COM
37
Ms. Carol Conover
H H E N DY ASSOCIATES
July 21, 2015
5. To quantify the existing parking demand for the project site, parking surveys were conducted
on Wednesday (May 20, 2015), Thursday (May 21, 2015), and Wednesday (May 27, 2015)
from 7:30 AM to 5:30 PM.
6. It should be noted that during the parking surveys, construction work was being performed in
parking zones A, B, and C. During the parking surveys, 24 to 26 parking spaces were being
utilized by this construction work.
7. The maximum number of occupied parking spaces at the site during the peak periods is 185
parked vehicles on Wednesday(May 20, 2015)from 2:45 PM to 3:00 PM.
8. The anticipated actual peak parking demand for the proposed project site is projected to be
296 parking spaces.
9. The project site is projected to provide adequate parking spaces.
OFFICE CENTER VACANCIES
There are a total of five (5) vacant office spaces located at Building A and B of the WorkScapes at
Newport Beach center (A120, A160, A215, A250, and 134). The units total 14,169 square feet. It is
assumed to be office land use.
PARKING CODE
The City of Newport Beach Parking Code requirements are included within Appendix B. There is no
parking code for the schools (public or private) land use. The City of Newport Beach recommended that
1 parking space be provided for each client and administrators or the peak period number of employees.
There is projected to be 19 clients and 8 administrators. This totals 27 persons which would require 27
parking spaces. The peak period number of employees is projected to be 27. This would require 27
parking spaces. Both methodologies require 27 parking spaces. Based on the City of Newport Beach
recommendations (see Table 1), 27 parking spaces are needed for the proposed use.
The City Parking Code states that office requires 1 parking space per 250 net square feet (4.0 parking
spaces per 1,000 square feet). Based on the City of Newport Beach requirements (see Table 1), 57
parking spaces are needed for the vacant 14,169 square feet of office ((14,169/250) =56.7).
PARKING SURVEY
To quantify the existing parking demand for the project site, parking surveys were conducted on
Wednesday (May 20, 2015), Thursday (May 21, 2015), and Wednesday (May 27, 2015). The peak
periods for parking at the site were determined to be 7:30 AM to 5:30 PM. The existing parking demand
was determined by surveying the existing facility at 15-minute intervals.
The WorkScapes at Newport Beach center parking area was divided into four(4) parking zones as shown
on Figure 3. The existing parking surveys are shown in Tables 2 to 4. As indicated in Table 2, the
W W W.TRAFFIC-ENGINEER.COM
2 38
Ms. Carol Conover
H HEN DY ASSOCIATES
July 21, 2015
maximum number of occupied parking spaces at the site during the peak periods is 185 parked vehicles
on Wednesday (May 20, 2015) from 2:45 PM to 3:00 PM. This is a maximum parking occupancy of 61
percent (185/301 =61.4%).
It should be noted that during the parking surveys, construction work was being performed in parking
zones A, B, and C. During the parking surveys, 24 to 26 parking spaces were being utilized by this
construction work.
ANTICIPATED ACTUAL PEAK PARKING DEMAND
Table 5 depicts the existing actual peak parking demand plus the additional 27 parking spaces for the
proposed project plus the additional 57 parking spaces for the vacant office suites plus a ten (10)
percent overage factor. A ten (10) percent overage factor is included as a factor of safety and to assure
that a patron desiring to park does not have to travel the entire parking supply to find the last vacant
parking space. This is a recommended practice in the traffic engineering community. The maximum
number of occupied parking spaces on-site is 185 parked vehicles on Wednesday (May 20, 2015) from
2:45 PM to 3:00 PM (see Table 2).
The existing parking demand survey plus the additional 27 parking spaces for the proposed project plus
the additional 57 parking spaces for the vacant office suites plus a ten (10) percent overage factor
equals a peak parking space demand of 296 parking spaces ((185 + 27.0 + 56.7) + (185 + 27.0 + 56.7) X
10%)) = 295.6). Figure 4 shows the parking survey summary graph that includes the existing parking
demand, the proposed peak parking demand, and the total proposed parking spaces provided. The
project site is projected to provide adequate parking spaces.
CONCLUSIONS
Based on the existing parking survey, the recommended learning center parking demand, and City
parking code,the proposed learning center will provide adequate parking spaces on-site.
It has been a pleasure to service your needs on this project. Should you have any questions or if we can
be of further assistance, please do not hesitate to call at (714) 973-8383.
Sincerely,
KUNZMAN ASSOCIATES , INC. OQPOFESSIpN� KUNZMAN ASSOCIATES, INC.
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Robert Kunzman d 10 William Kunzman, P.E.
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Table 1
City of Newport Beach Parking Code Requirements'
Project
Land Use Clients Administrators Total I Parking Code Requirements Parking Spaces Required
Schools(Public or Private) 19 8 27 11 parking space per client or administrator 27.0
Project
Land Use Peak Period Employees Parking Code Requirements Parking Spaces Required
Schools(Public or Private) 27 11 parking space per employee 27.0
Vacant Suites
Land Use Unit Quantity Units Parking Code Requirements Parking Spaces Required
Office A120 4.279 TSF 1 parking space per 250 square feet 17.1
Office A160 1.683 TSF 1 parking space per 250 square feet 6.7
Office A215 2.818 TSF 1 parking space per 250 square feet 11.3
Office A250 2.421 TSF 1 parking space per 250 square feet 9.7
Office B4 2.968 TSF 1 parking space per 250 square feet 11.9
Total All 14.169 TSF 1 parking space per 250 square feet 56.7
'City of Newport Beach parking code requirements are located in Appendix B.
'TSF=Thousand Square Feet
4O
Table 2
20371 Irvine Avenue Parking Count
(Wednesday May,20 2015)
Time Period Occupied Parking Spaces
Zane A' B2 C3 D Total Occupancy
Parking Spaces Provided 80 93 86 42 301
7:30 AM to 7:45 AM 10 8 13 8 39 13%
7:45 AM to 8:00 AM 16 10 16 10 52 17%
8:00 AM to 8:15 AM 18 11 23 12 64 21%
8:15 AM to 8:30 AM 26 20 27 14 87 29%
8:30 AM to 8:45 AM 32 24 33 16 105 35%
8:45 AM to 9:00 AM 36 30 41 15 122 41%
9:00 AM to 9:15 AM 1 41 39 1 43 1 17 140 1 47%
9:15 AM to 9:30 AM 43 39 47 17 146 49%
9:30 AM to 9:45 AM 45 43 46 21 155 51%
9:45 AM to 10:00 AM 46 46 49 21 162 54%
10:00 AM to 10:15 AM 46 54 49 22 171 57%
10:15 AM to 10:30 AM 46 57 49 22 174 58%
10:30 AM to 10:45 AM 47 57 49 25 178 59%
10:45 AM to 11:00 AM 48 55 51 25 179 59%
11:00 AM to 11:15 AM 51 56 50 26 183 61%
11:15 AM to 11:30 AM 1 47 53 1 49 23 1 174 1 58%
11:30 AM to 11:45 AM 48 53 52 25 178 59%
11:45 AM to 12:00 PM 49 51 52 24 176 58%
12:00 PM to 12:15 PM 51 51 51 24 177 59%
12:15 PM to 12:30 PM 52 51 45 24 172 57%
1230 PM to 12:45 PM 49 51 47 23 170 56%
12:45 PM to 1:00 PM 45 52 48 22 167 55%
1:00 PM to 1:15 PM 48 50 51 24 173 57%
1:15 PM to 1:30 PM 1 49 52 51 24 176 58%
130 PM to 145 PM 54 52 47 24 177 59%
1:45 PM to 2:OOPM 53 56 45 24 178 59%
2:00 PM to 2:15 PM 52 58 45 23 178 59%
2:15 PM to 2:30 PM 52 59 45 24 180 60%
2:30 PM to 2:45 PM 51 62 46 24 183 61%
2:45 PM to 3:00 PM, 52 63 44 26 185 61%
3:00 PM to 3:15 PM 48 60 43 26 177 59%
3:15 PM to 3:30 PM 46 60 44 26 176 1 58%
3:30 PM to 3:45 PM 44 62 44 26 176 58%
3:45 PM to 4:00 PM 44 61 45 25 175 58%
4:00 PM to 4:15 PM 44 61 43 25 173 57%
4:15 PM to 4:30 PM 37 58 43 24 162 54%
4:30 PM to 4:45 PM 31 59 40 23 153 51%
4:45 PM to 5:00 PM 30 59 38 19 146 49%
5:00 PM to 5:15 PM 23 56 36 17 132 44%
5:15 PM to 5:30 PM 16 1 48 26 15 1 105 1 35%
s Construction equipment occupies 20 parking spaces
Construction equipment occupies 2 parking space
I Construction equipment occupies 2 parking spaces
4 Peak Parking Demand
5 (�1
Table 3
20371 Irvine Avenue Parking Count
(Thursday May,21 2015)
Time Period Occupied Parking Spaces
Zane A' B2 C3 D Total Occupancy
Parking Spaces Provdied 80 93 86 42 301
7:30 AM to 7:45 AM 13 9 12 9 43 14%
7:45 AM to 8:00 AM 14 9 13 11 47 16%
8:00 AM to 8:15 AM 22 16 20 12 70 23%
8:15 AM to 8:30 AM 23 19 23 17 82 27%
8:30 AM to 8:45 AM 32 24 30 19 105 35%
8:45 AM to 9:00 AM 36 25 34 19 114 38%
9:00 AM to 9:15 AM 1 41 38 1 38 1 19 136 1 45%
9:15 AM to 9:30 AM 43 44 41 23 151 50%
9:30 AM to 9:45 AM 43 47 44 23 157 52%
9:45 AM to 10:00 AM 45 48 45 23 161 53%
10:00 AM to 10:15 AM 47 49 46 25 167 55%
10:15 AM to 10:30 AM 47 48 47 25 167 55%
10:30 AM to 10:45 AM 41 49 48 27 165 55%
10:45 AM to 11:00 AM 41 49 48 27 165 55%
11:00 AM to 11:15 AM4 41 53 47 28 169 56%
11:15 AM to 11:30 AM 1 43 50 1 48 27 1 168 1 56%
11:30 AM to 11:45 AM 44 51 46 27 168 56%
11:45 AM to 12:00 PM 42 51 46 24 163 54%
12:00 PM to 12:15 PM 43 50 43 23 159 53%
12:15 PM to 12:30 PM 40 47 41 22 150 50%
1230 PM to 12:45 PM 39 47 40 21 147 49%
12:45 PM to 1:00 PM 40 44 41 22 147 49%
1:00 PM to 1:15 PM 38 42 40 22 142 47%
1:15 PM to 1:30 PM 1 39 38 43 24 144 48%
130 PM to 145 PM 43 35 43 24 145 48%
1:45 PM to 2:OOPM 43 38 40 24 145 48%
2:00 PM to 2:15 PM 43 42 38 25 148 49%
2:15 PM to 2:30 PM 44 44 41 25 154 51%
2:30 PM to 2:45 PM 45 50 40 25 160 53%
2:45 PM to 3:00 PM 45 51 39 26 161 53%
3:00 PM to 3:15 PM 41 48 39 26 154 51%
3:15 PM to 3:30 PM 41 51 39 27 158 1 52%
3:30 PM to 3:45 PM 40 48 40 25 153 51%
3:45 PM to 4:00 PM 40 45 41 24 150 50%
4:00 PM to 4:15 PM 39 44 37 22 142 47%
4:15 PM to 4:30 PM 36 43 34 20 133 44%
4:30 PM to 4:45 PM 35 39 34 18 126 42%
4:45 PM to 5:00 PM 32 41 34 17 124 41%
5:00 PM to 5:15 PM 28 37 31 14 110 37%
5:15 PM to 5:30 PM 14 1 33 26 13 1 86 1 29%
s Construction equipment occupies 20 parking spaces
Construction equipment occupies 1 parking space
I Construction equipment occupies 4 parking spaces
4 Peak Parking Demand
6 /r�
Table 4
20371 Irvine Avenue Parking Count
(Wednesday May,27 2015)
Time Period Occupied Parking Spaces
Zone A' B2 C3 D Total Occupancy
Parking Spaces Provided 80 93 86 42 301
7:30 AM to 7:45 AM 10 12 18 7 47 16%
7:45 AM to 8:00 AM 12 12 21 10 55 18%
8:00 AM to 8:15 AM 14 16 24 11 65 22%
8:15 AM to 8:30 AM 21 20 26 12 79 26%
8:30 AM to 8:45 AM 24 24 30 13 91 30%
8:45 AM to 9:00 AM 32 33 35 13 113 38%
9:00 AM to 9:15 AM 1 34 42 1 35 1 16 127 1 42%
9:15 AM to 9:30 AM 37 46 40 17 140 47%
9:30 AM to 9:45 AM 40 48 41 20 149 50%
9:45 AM to 10:00 AM 42 54 42 20 158 52%
10:00 AM to 10:15 AM 43 61 44 22 170 56%
10:15 AM to 10:30 AM 42 58 43 23 166 55%
10:30 AM to 10:45 AM 44 58 43 23 168 56%
10:45 AM to 11:00 AM 45 59 43 24 171 57%
11:00 AM to 11:15 AM 46 62 45 24 177 59%
11:15 AM to 11:30 AM° 1 46 61 1 47 24 1 178 1 59%
11:30 AM to 11:45 AM 41 58 44 24 167 55%
11:45 AM to 12:00 PM 40 54 43 22 159 53%
12:00 PM to 12:15 PM 41 53 40 22 156 52%
12:15 PM to 12:30 PM 36 53 39 21 149 50%
1230 PM to 12:45 PM 37 50 41 20 148 49%
12:45 PM to 1:00 PM 38 51 42 21 152 50%
1:00 PM to 1:15 PM 37 52 41 24 154 51%
1:15 PM to 1:30 PM 1 42 51 41 24 158 52%
130 PM to 145 PM 41 53 38 24 156 52%
1:45 PM to 2:OOPM 42 52 38 24 156 52%
2:00 PM to 2:15 PM 43 50 41 24 158 52%
2:15 PM to 2:30 PM 41 47 46 24 158 52%
2:30 PM to 2:45 PM 41 50 45 24 160 53%
2:45 PM to 3:00 PM 40 50 46 24 160 53%
3:00 PM to 3:15 PM 37 51 47 22 157 52%
3:15 PM to 3:30 PM 38 49 46 21 154 1 51%
3:30 PM to 3:45 PM 37 51 45 19 152 50%
3:45 PM to 4:00 PM 37 48 44 21 150 50%
4:00 PM to 4:15 PM 37 45 43 21 146 49%
4:15 PM to 4:30 PM 36 42 41 19 138 46%
4:30 PM to 4:45 PM 34 41 38 17 130 43%
4:45 PM to 5:00 PM 27 37 38 18 120 40%
5:00 PM to 5:15 PM 27 31 38 16 112 37%
5:15 PM to 5:30 PM 17 1 23 32 13 1 85 1 28%
s Construction equipment occupies 20 parking spaces
°Construction equipment occupies 2 parking spaces
°Construction equipment occupies 4 parking spaces
°Peak Parking Demand
7 43
Table S
Peak Parking Demand Summary
Number of
Descriptor Parking Spaces
Maximum Parking Demand During Peak Hours' 185
Parking Spaces Required for Project' 27.0
Currently Vacant Suites' 56.7
Overage Factor(10%) 26.9
Total Maximum Parking Demand 296
Parking Spaces Currently Provided 301
Parking Supply Surplus 5
i See Table 2
'See Table 1
e See Table 1
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Time of Day
—Wednesday(May 20,2015)-IbcKtmg—Wednesday(May 20,2015(-Future —Thursday(May 21,2015(-Ex§Ung
—Thursday(May 21,20159-Future �Wednesday(May 27,2015)-Existing�Wednesday(May 27,2015)-Future
—Parking,Spaces Currently Provided
® KUNZMAN ASSOCIATES, INC. 6121/4
OVER 35 YEARS OF EXCELLENT SERVICE
12 42
APPENDIX A
GLOSSARY OF TRANSPORTATION TERMS
GLOSSARY OF TRANSPORTATION TERMS
COMMON ABBREVIATIONS
AC: Acres
ADT: Average Daily Traffic
Caltrans: California Department of Transportation
DU: Dwelling Unit
ICU: Intersection Capacity Utilization
LOS: Level of Service
TSF: Thousand Square Feet
V/C: Volume/Capacity
VMT: Vehicle Miles Traveled
TERMS
AVERAGE DAILY TRAFFIC: The total volume during a year divided by the number of
days in a year. Usually only weekdays are included.
BANDWIDTH: The number of seconds of green time available for through traffic in a
signal progression.
BOTTLENECK: A constriction along a travelway that limits the amount of traffic that
can proceed downstream from its location.
CAPACITY: The maximum number of vehicles that can be reasonably expected to pass
over a given section of a lane or a roadway in a given time period.
CHANNELIZATION: The separation or regulation of conflicting traffic movements into
definite paths of travel by the use of pavement markings, raised islands, or other
suitable means to facilitate the safe and orderly movements of both vehicles and
pedestrians.
CLEARANCE INTERVAL: Nearly same as yellow time. If there is an all red interval after
the end of a yellow,then that is also added into the clearance interval.
CORDON: An imaginary line around an area across which vehicles, persons, or other
items are counted (in and out).
CYCLE LENGTH: The time period in seconds required for one complete signal cycle.
CUL-DE-SAC STREET: A local street open at one end only, and with special provisions
for turning around.
SD
DAILY CAPACITY: The daily volume of traffic that will result in a volume during the
peak hour equal to the capacity of the roadway.
DELAY: The time consumed while traffic is impeded in its movement by some element
over which it has no control, usually expressed in seconds per vehicle.
DEMAND RESPONSIVE SIGNAL: Same as traffic-actuated signal.
DENSITY: The number of vehicles occupying in a unit length of the through traffic
lanes of a roadway at any given instant. Usually expressed in vehicles per mile.
DETECTOR: A device that responds to a physical stimulus and transmits a resulting
impulse to the signal controller.
DESIGN SPEED: A speed selected for purposes of design. Features of a highway, such
as curvature, superelevation, and sight distance (upon which the safe operation of
vehicles is dependent) are correlated to design speed.
DIRECTIONAL SPLIT: The percent of traffic in the peak direction at any point in time.
DIVERSION: The rerouting of peak hour traffic to avoid congestion.
FORCED FLOW: Opposite of free flow.
FREE FLOW: Volumes are well below capacity. Vehicles can maneuver freely and
travel is unimpeded by other traffic.
GAP: Time or distance between successive vehicles in a traffic stream, rear bumper to
front bumper.
HEADWAY: Time or distance spacing between successive vehicles in a traffic stream,
front bumper to front bumper.
INTERCONNECTED SIGNAL SYSTEM: A number of intersections that are connected to
achieve signal progression.
LEVEL OF SERVICE: A qualitative measure of a number of factors, which include speed
and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort
and convenience, and operating costs.
LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the
roadway, energized by alternating current and producing an output circuit closure
when passed over by a vehicle.
.�1
MINIMUM ACCEPTABLE GAP: Smallest time headway between successive vehicles in
a traffic stream into which another vehicle is willing and able to cross or merge.
MULTI-MODAL: More than one mode; such as automobile, bus transit, rail rapid
transit, and bicycle transportation modes.
OFFSET: The time interval in seconds between the beginning of green at one
intersection and the beginning of green at an adjacent intersection.
PLATOON: A closely grouped component of traffic that is composed of several
vehicles moving, or standing ready to move, with clear spaces ahead and behind.
ORIGIN-DESTINATION SURVEY: A survey to determine the point of origin and the
point of destination for a given vehicle trip.
PASSENGER CAR EQUIVALENTS (PCE): One car is one Passenger Car Equivalent. A
truck is equal to 2 or 3 Passenger Car Equivalents in that a truck requires longer to
start, goes slower, and accelerates slower. Loaded trucks have a higher Passenger Car
Equivalent than empty trucks.
PEAK HOUR: The 60 consecutive minutes with the highest number of vehicles.
PRETIMED SIGNAL: A type of traffic signal that directs traffic to stop and go on a
predetermined time schedule without regard to traffic conditions. Also, fixed time
signal.
PROGRESSION: A term used to describe the progressive movement of traffic through
several signalized intersections.
SCREEN-LINE: An imaginary line or physical feature across which all trips are counted,
normally to verify the validity of mathematical traffic models.
SIGNAL CYCLE: The time period in seconds required for one complete sequence of
signal indications.
SIGNAL PHASE: The part of the signal cycle allocated to one or more traffic
movements.
STARTING DELAY: The delay experienced in initiating the movement of queued traffic
from a stop to an average running speed through a signalized intersection.
TRAFFIC-ACTUATED SIGNAL: A type of traffic signal that directs traffic to stop and go
in accordance with the demands of traffic, as registered by the actuation of detectors.
TRIP: The movement of a person or vehicle from one location (origin) to another
(destination). For example,from home to store to home is two trips, not one.
TRIP-END: One end of a trip at either the origin or destination; i.e. each trip has two
trip-ends. A trip-end occurs when a person, object, or message is transferred to or
from a vehicle.
TRIP GENERATION RATE: The quantity of trips produced and/or attracted by a specific
land use stated in terms of units such as per dwelling, per acre, and per 1,000 square
feet of floor space.
TRUCK: A vehicle having dual tires on one or more axles, or having more than two
axles.
UNBALANCED FLOW: Heavier traffic flow in one direction than the other. On a daily
basis, most facilities have balanced flow. During the peak hours, flow is seldom
balanced in an urban area.
VEHICLE MILES OF TRAVEL: A measure of the amount of usage of a section of
highway, obtained by multiplying the average daily traffic by length of facility in miles.
53
APPENDIX B
CITY OF NEWPORT BEACH PARKING CODE
J�'4'
Chapter 20.40
OFF-STREET PARKING
Sections:
20.40.010 Purpose.
20.40.020 Applicability.
20.40.030 Requirements for Off-Street Parking.
20.40.040 Off-Street Parking Spaces Required.
20.40.050 Parking Requirements for Shopping Centers.
20.40.060 Parking Requirements for Food Service Uses.
20.40.070 Development Standards for Parking Areas.
20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts.
20.40.090 Parking Standards for Residential Uses.
20.40.100 Off-Site Parking.
20.40.110 Adjustments to Off-Street Parking Requirements.
20.40.120 Parking Management Districts.
20.40.130 In-Lieu Parking Fee.
20.40.010 Purpose.
........................................................................................................................................................................................_.... _......._......._...................................... _...................................................................................
The purpose of this chapter is to provide off-street parking and loading standards to:
A. Provide for the general welfare and convenience of persons within the City by ensuring that sufficient parking facilities
are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible;
B. Provide accessible, attractive, secure, and well-maintained off-street parking and loading facilities;
C. Increase public safety by reducing congestion on public streets and to minimize impacts to public street parking
available for coastal access and recreation;
D. Ensure access and maneuverability for emergency vehicles; and
E. Provide loading and delivery facilities in proportion to the needs of allowed uses. (Ord. 2010-21 § 1 (Exh.A)(part),
2010)
20.40.020 Applicability.
..._......._......._......._......._................................................................................................................................................................................_................................................................................................................................
A. Off-Street Parking Required. Each use, including a change or expansion of a use or structure, except as otherwise
provided for in Chapter 20_38 (Nonconforming Uses and Structures) shall have appropriately maintained off-street parking
and loading areas in compliance with the provisions of this chapter.A use shall not be commenced and structures shall not
be occupied until improvements required by this chapter are satisfactorily completed.
B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or intensification of an existing use
shall require compliance with the off-street parking requirements of this chapter, except as allowed in Chapter 20_38
(Nonconforming Uses and Structures). (Ord. 2010-21 § 1 (Exh.A)(part), 2010)
20.40.030 Requirements for Off-Street Parking.
...........................................................................................................................................................................................................................................................................................................................................................
A. Parking Required to Be On-Site. Parking shall be located on the same lot or development site as the uses served,
except for the following:
515
1. Townhouses and Multi-Tenant Uses. Where parking is provided on another lot within the same development site,
the parking shall be located within two hundred (200)feet of the units they are intended to serve.
2. Off-Site Parking Agreement. Parking may be located off-site with the approval of an off-site parking agreement in
compliance with Section 20.40.100(C) (Parking Agreement).
B. Permanent Availability Required. Each parking and loading space shall be permanently available and maintained for
parking purposes for the use it is intended to serve.The Director may authorize the temporary use of parking or loading
spaces for other than parking or loading in conjunction with a seasonal or intermittent use allowed in compliance with
Section 20.52.040 (Limited Term Permits).
C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and landscaping areas shall be kept
free of dust, graffiti, and litter. Striping, paving, walls, light standards, and all other facilities shall be permanently
maintained in good condition.
D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a private street, parking lot,
or private property for the primary purpose of displaying the vehicle, trailer, or other personal property for sale, hire, or
rental, unless the property is appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that
location.
E. Calculation of Spaces Required.
1. Fractional Spaces. Fractional parking space requirements shall be rounded up to the next whole space.
2. Bench Seating. Where bench seating or pews are provided, eighteen (18) linear inches of seating shall be
considered to constitute a separate or individual seat.
3. Gross Floor Area. References to spaces per square foot are to be calculated on the basis of gross floor area
unless otherwise specified.
4. Net Public Area. "Net public area" shall be defined as the total area accessible to the public within an eating
and/or drinking establishment, excluding kitchens, restrooms, offices pertaining to the use, and storage areas.
5. Spaces per Occupant. References to spaces per occupant are to be calculated on the basis of maximum
occupancy approved by the City of Newport Beach Fire Department.
6. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of required off-street
parking spaces shall be equal to the sum of the requirements prescribed for each use.
F. Nonconforming Parking and Loading. Land uses and structures that are nonconforming due solely to the lack of off-
street parking or loading facilities required by this chapter shall be subject to the provisions of Section 20.38.060
(Nonconforming Parking). (Ord. 2010-21 § 1 (Exh.A)(part), 2010)
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.
50
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 1 per unit; a minimum of 2 covered per site.
Single-Unit Dwellings—Attached 2 per unit in a garage
Single-Unit Dwellings—Detached and less than 4,000 sq. ft. of 2 per unit in a garage
habitable floor area
Single-Unit Dwellings—Detached and 4,000 sq. ft. or greater of floor 3 per unit in a garage
area
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 space
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
57
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, 1st 10,000 sq. ft.-1 space per 300 sq. ft.
Nurseries, and Similar Large Warehouse-type Retail Sales and Bulk Over 10,000 sq. ft.-1 space per 500 sq. ft.
Merchandise Facilities 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.
Animal Grooming 1 per 400 sq. ft.
Animal Hospitals/Clinics 1 per 400 sq. ft.
52
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, but
excluding the first 25% or 1,000 sq. ft. of
outdoor dining area, 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.
Marine Services
59
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)
00
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. 2013-4§3, 2013; Ord. 2010-21 § 1 (Exh.A)(part), 2010)
20.40.050 Parking Requirements for Shopping Centers.
A. An off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may
be used for shopping centers meeting the following criteria:
1. The gross floor area of the shopping center does not exceed 100,000 square feet; and
2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross
floor area of the shopping center.
B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more shall meet the parking space
requirement for the applicable use in compliance with Section 20.40.040 (Off-Street Parking Spaces Required).
C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments
occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the
sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh.A)(part), 2010)
20.40.060 Parking Requirements for Food Service Uses.
A. Establishment of Parking Requirement. The applicable review authority shall establish the off-street parking
requirement for food service uses within a range of one space for each thirty(30)to fifty(50)square feet of net public area
based upon the following considerations:
01
1. Physical Design Characteristics.
a. The gross floor area of the building or tenant space;
b. The number of tables or seats and their arrangement;
c. Other areas that should logically be excluded from the determination of net public area;
d. The parking lot design, including the use of small car spaces, tandem and valet parking and loading areas;
e. Availability of guest dock space for boats; and
f. Extent of outdoor dining.
2. Operational Characteristics.
a. The amount of floor area devoted to live entertainment or dancing;
b. The amount of floor area devoted to the sale of alcoholic beverages;
c. The presence of pool tables, big screen televisions or other attractions;
d. The hours of operation; and
e. The expected turnover rate.
3. Location of the Establishment.
a. In relation to other uses and the waterfront;
b. Availability of off-site parking nearby;
c. Amount of walk-in trade; and
d. Parking problems in the area at times of peak demand.
B. Conditions of Approval. If during the review of the application, the review authority uses any of the preceding
considerations as a basis for establishing the parking requirement, the substance of the considerations shall become
conditions of the permit application approval and a change to any of the conditions will require an amendment to the
permit application, which may be amended to establish parking requirements within the range as noted above. (Ord. 2010-
21 § 1 (Exh.A)(part), 2010)
20.40.070 Development Standards for Parking Areas.
.......................................................................................................................................................................................................-....-.-.........................................................................................................................................
A. Access to Parking Areas.Access to off-street parking areas shall be provided in the following manner:
1. Nonresidential and Multi-Unit. Parking areas for nonresidential and multi-unit uses:
a. Adequate and safe maneuvering aisles shall be provided within each parking area so that vehicles enter an
abutting street or alley in a forward direction.
b. The Director may approve exceptions to the above requirement for parking spaces immediately adjoining a
public alley, provided not more than ten (10)feet of the alley right-of-way is used to accommodate the required
aisle width, and provided the spaces are set back from the alley the required minimum distances shown in Table
02
3-11.
TABLE 3-11
PARKING SETBACK FROM ALLEY
Alley Width Minimum Setback
15'0"or less 5'0"
15'1"to 19'11" 3'9"
20'0" or more 2'6"
c. The first parking space within a parking area accessed from a public street shall be set back a minimum of
five feet from the property line.
2. Access Ramps. Ramps providing vehicle access to parking areas shall not exceed a slope of fifteen (15)
percent. Changes in the slope of a ramp shall not exceed eleven (11) percent and may occur at five-foot intervals.
Refer to Public Works Standard 160L-B, C and 805L-B.The Director of Public Works may modify these standards to
accommodate specific site conditions.
B. Location of Parking Facilities.
1. Residential Uses. Parking facilities serving residential uses shall be located on the same site as the use the
parking is intended to serve.Additional requirements are provided in Section 20.40.090 (Parking Standards for
Residential Uses).
2. Nonresidential Uses. Parking facilities for nonresidential uses shall be located on the same site as the use the
parking is intended to serve, except where an off-site parking facility is approved in compliance with Section
20.40.100 (Off-Site Parking).
3. Parking Structures. When adjacent to a residential zoning district, the development of structured parking,
including rooftop parking, shall require the approval of a conditional use permit to address potential impacts to
adjacent residential uses.
4. Parking on Slopes. Parking shall not be allowed on slopes greater than five percent. This shall not apply to
parking spaces located within a parking structure. The Director of Public Works may adjust these standards to
accommodate specific site conditions.
C. Parking Space and Lot Dimensions.
1. Minimum Parking Space and Drive Aisle Dimensions. Each parking space, drive aisle, and other parking lot
features shall comply with the minimum dimension requirements in Tables 3-13 and 3-14 and as illustrated in Figure
3-6.
2. Width of Parking Aisle.The width of parking aisles maybe reduced by the Public Works Director in unique
situations arising from narrow lots or existing built conditions when traffic safety concerns have been addressed.
TABLE 3-12
03
MINIMUM STANDARD PARKING
SPACE SIZE
Minimum Standard Space Requirements
Width Length
8 ft. 6 in. 17 ft.
TABLE 3-13
STANDARD VEHICLE SPACE REQUIREMENTS
Aisle Width
Angle (degrees) Stall Width (1)(3) Stall Depth (2) Stall Length (3) One-Way Two-Way
Parallel 8 ft. N/A 22 ft. 14 ft. 24 ft.
30 8 ft. 6 in. 16 ft. 17 ft. 14 ft. N/A
45 8 ft. 6 in. 18 ft. 17 ft. 14 ft. N/A
60 8 ft. 6 in. 19 ft. 17 ft. 18 ft. N/A
90 8 ft. 6 in. 17 ft. 17 ft. 26 ft. 26 ft.
(1) When the length of a parking space abuts a wall, or similar obstruction,the required width of the space shall be increased to
nine feet.
(2) Measured perpendicular to aisle.
(3) Structural elements shall not encroach into the required stall,with the exception of a one square foot area at the front
corners.
3. Bumper Overhang Areas.A maximum of two and one-half feet of the parking stall depth maybe landscaped with
low-growing, hearty materials in lieu of paving or an adjacent walkway may be increased, allowing a two and one-half
foot bumper overhang while maintaining the required parking dimensions.
4. Compact Parking. Compact parking spaces shall not be allowed. However, where they exist at the time of
adoption of this Zoning Code they may remain and shall not be considered a nonconforming condition.
04
Sheet gall
$oI,,sak. .
Lihods,.peStripIr IT
< F T
t M r
3r +
1_17 Wheel Stps or,Cur � � 3
30 Degree Angle Parking 45 Degree Angle Parking
s, s.
71
Ir age\ _ 1
YIa, 5' ]b' \WTMSRp+a CUNs
3'
Y
u'
a
r
R ,L•
60 Degree Angle Parking 90 Degree Parking
Figure 3-6
Parking Lot Dimensions
D. Required Parking Area Improvements. Off-street parking areas shall have the following improvements:
1. Curbing and Wheel Stops.
a. Continuous concrete curbing shall be installed a minimum of five feet from a wall, fence, building, or other
structure. Curbs shall be a minimum of four inches high.
b. The minimum standard curb radius shall be six feet at all aisle corners.Alternative curb radii may be
approved by the Director of Public Works.
c. Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a
landscaped area, and the parking area drainage is directed to the landscaped area subject to the approval of the
Director of Public Works. Wheel stops shall be placed to allow for two feet of vehicle overhang area within the
dimension of the parking space. Wheel stops shall not be used in conjunction with continuous curbing, including
adjacent to raised walkways.
2. Drainage. Parking lots shall be designed in compliance with the stormwater quality and quantity standards of the
City's best management practices and the City's Standard Specifications and Plans.
3. Landscaping. Landscaping for new surface parking lots with ten (10) or more spaces shall be provided as
05
indicated below. These requirements do not apply to routine maintenance and restriping of existing parking lots.
a. Perimeter Parking Lot Landscaping.
i. Adjacent to Streets.
(A) Parking areas abutting a public street shall be designed to provide a perimeter landscape strip a
minimum five feet wide between the street right-of-way and parking area. The Director may grant an
exception to this requirement if existing structures, substandard lots, or unique site conditions preclude
its implementation. In this case, the maximum feasible planting strip area shall be provided based on
site conditions.
(B) Landscaping, other than trees, shall be designed and maintained to screen cars from view from
the street and shall be maintained at approximately thirty-six (36) inches in height.
(C) Screening materials may include a combination of plant materials, earth berms, raised planters,
low walls, or other screening devices that meet the intent of this requirement as approved by the
Director.
(D) Plant materials, walls, or structures within a traffic sight area of a driveway shall not exceed thirty-
six (36) inches in height in compliance with Section 20.30.130 (Traffic Safety Visibility Area).
ii. Adjacent to Residential Use.
(A) Parking areas for nonresidential uses adjoining residential uses shall provide a landscaped buffer
yard with a minimum of five feet in width between the parking area and the common property line
bordering the residential use.A solid masonry wall and landscaping in compliance with Section
20.30.020(D) (Screening and Buffering Between Different Zoning Districts) shall be provided along the
property line.
(B) Trees shall be provided at a rate of one for each thirty (30)square feet of landscaped area and
shall be a minimum twenty-four(24) inch box container at time of planting.
b. Interior Parking Lot Landscaping.
i. Trees Required.
(A) Number and Location. Trees shall be evenly spaced throughout the interior parking area at a rate
of one tree for every five parking spaces.Trees shall be located in planters that are bounded on at least
two sides by parking area paving. Planters shall have a minimum exterior dimension of five feet.
(B) Size.All trees within the parking area shall be a minimum twenty-four(24) inch box container at
time of planting.
ii. Ends of Aisles.All ends of parking aisles shall have landscaped islands planted with trees, shrubs, and
groundcover.
iii. Larger Projects. Parking lots with more than one hundred (100) spaces shall provide an appropriate
entry feature consisting of a concentration of landscape elements, including specimen trees, flowering
plants, enhanced paving, and project identification.
00
4. Lighting. Parking lots shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle
and an average over the entire lot of 2.5 footcandles. Lighting shall comply with the standards in Section 20.30.070
(Outdoor Lighting).
5. Stall Markings, Directional Arrows, and Signs.
a. Parking spaces shall be clearly outlined with four-inch-wide lines painted on the surface of the parking
facility. Carpool and vanpool spaces shall be clearly identified for exclusive use of carpools and vanpools.
b. Parking spaces for the disabled shall be striped and marked so as to be clearly identified in compliance with
the applicable Federal, State, and City standards.
c. Driveways, circulation aisles, and maneuvering areas shall be clearly marked with directional arrows and
lines to ensure the safe and efficient flow of vehicles.
d. The Director of Public Works may require the installation of traffic signs in addition to directional arrows to
ensure the safe and efficient flow of vehicles in a parking facility.
6. Surfacing. Parking spaces and maneuvering areas shall be paved and permanently maintained with asphalt,
concrete, or interlocking paving stones or other City-approved surfaces.
E. Enclosed Parking. The following regulations shall apply to enclosed commercial off-street parking:
1. Doors shall remain open during regular business hours;
2. A sign shall be posted on the business frontage that advises patrons of the availability and location of parking
spaces;
3. Signs shall be posted on the site containing the following information:
a. Doors are to remain open during business hours; and
b. A number to call for Code Enforcement.
4. The location, size, and color of the signs required above shall be approved by the Department. (Ord. 2010-21
§ 1 (Exh.A)(part), 2010)
20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts.
Where parking lots for nonresidential uses are allowed in residential zoning districts in compliance with Chapter 20_18
(Residential Zoning Districts), they shall be developed in compliance with the following requirements in addition to other
applicable standards provided in this chapter.
A. Conditional Use Permit Required.Approval of a conditional use permit shall be required in order to locate a parking lot
intended for nonresidential use within a residential zoning district.
B. Location of Parking Area.The parking area shall be accessory to, and for use of, one or more abutting nonresidential
uses allowed in an abutting commercial zoning district.The Commission may grant a waiver for noncontiguous parking
lots, but only under all of the following conditions:
1. The parking lot is designed to be compatible with the neighborhood;
07
2. There are no residential uses between the parking lot and the commercial zoning district;
3. The location of the parking lot does not fragment the adjacent neighborhood;
4. The parking lot is not detrimental or injurious to property and improvements in the neighborhood; and
5. The parking lot is located within a reasonable walking distance of the use to which it is an accessory.
C. Access.Access to parking lots shall be from commercial streets or alleys.An exception may be granted by the
Commission if no commercial streets are available for access.
D. Passenger Vehicle Parking Only. Parking lots shall be used solely for the parking of passenger vehicles.
E. Signs. No signs, other than signs designating entrances, exits, and conditions of use shall be maintained in parking
areas. Signs shall not exceed four square feet in area and five feet in height. The number and location shall be approved
by the Director before installation.
F. Perimeter Wall. The parking lot shall have a solid masonry wall six feet in height along all interior property lines
adjacent to residential zoning districts and thirty-six (36) inches in height adjacent to streets and the front setback area of
an abutting residential use.
G. Development Standards. The parking lot shall be developed in compliance with the development standards of this
chapter and the outdoor lighting standards in Section 20.30.070 (Outdoor Lighting).
H. No Overnight Parking. Overnight parking shall be prohibited and the parking lot shall be secured after business hours
to prevent any use of the facility. (Ord. 2010-21 § 1 (Exh.A)(part), 2010)
20.40.090 Parking Standards for Residential Uses.
A. Parking Space and Driveway Dimensions.
1. Minimum Interior Dimensions. The minimum interior dimensions for parking spaces in residential zoning districts
shall be as provided in Table 3-14. The Director may approve a reduced width for duplex units when two separate
single car garages are proposed side by side and the applicant has proposed the maximum width possible.
TABLE 3-14
MINIMUM INTERIOR DIMENSIONS
Single
Lot Width Car/Tandem* Two Car
30 feet or less 9'3"x 19' (35')* 17'6"x 19'
30.1-39.99 feet 10'x 19' (35')* 18'6"x 19'
40 feet or more 10'x 20' 20' x 20'
* The minimum depth for a two-car tandem space is thirty-five (35)feet.
2. Tandem Parking. Tandem parking for a maximum of two cars in depth shall be allowed in residential districts
subject to the minimum interior dimensions provided in Table 3-14.
3. Driveway Width. Driveways visible from a public right-of-way shall not be wider than required to access an
02
adjacent garage as follows:
a. One car garage: ten (10)feet wide.
b. Two car garage: twenty (20)feet wide.
c. Three car garage: twenty-five (25)feet wide.
d. Four car garage: thirty-two (32)feet wide.
4. Vertical Clearances. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except
that the front four feet may have a minimum vertical clearance of four feet.
B. Access to Parking.
1. Direct Access Required. Each parking space shall be capable of being accessed directly from an adjoining
vehicular right-of-way or over an improved hard surfaced driveway, except for approved tandem parking spaces.
2. Clear Access Required. Where access to a required parking space is taken over a driveway, the driveway shall
be maintained free and clear at all times except for the parking of currently registered, licensed motor vehicles, and
for temporary obstructions that are incidental to the use of the property. Temporary obstructions in the driveway shall
be allowed only for a period up to seventy-two (72) hours.
C. Location of Parking.
1. Allowed Parking Areas. Parking of vehicles is allowed only in permanent parking areas and on driveways leading
to allowed parking areas. Under no circumstances shall landscaped areas or hardscaped areas in front yards, other
than driveways, be used for the parking of vehicles.
2. Garages Facing the Street. Garages with doors that face the street that are located within twenty (20)feet of the
front property line shall be equipped with automatic roll-up doors.
3. Parking Located in Required Setback Areas. The following requirements shall apply to the parking or storage of
motor vehicles, recreational vehicles, watercraft, trailers, and similar items in residential zoning districts:
a. Front Setback Areas. Parking or storage in required front setback areas shall be prohibited, except on
driveways in front of garages that set back a minimum of twenty (20)feet from the front property line.
b. Side Setback Areas. Parking or storage in required side setback areas (behind the rear line of the required
front setback area) shall be allowed.
c. Rear Setback Areas Without Alleys. Parking or storage in required rear setback areas shall be allowed.
d. Rear Setback Areas with Alleys. Parking or storage in required rear setback areas shall not be allowed.
(Ord. 2010-21 § 1 (Exh.A)(part), 2010)
20.40.100 Off-Site Parking.
A. Conditional Use Permit Required.Approval of a conditional use permit shall be required for a parking facility or any
portion of required parking that is not located on the same site it is intended to serve.
B. Findings. In order to approve a conditional use permit for an off-site parking facility the Commission shall make all of
O9
the following findings in addition to those required for the approval of a conditional use permit:
1. The parking facility is located within a convenient distance to the use it is intended to serve;
2. On-street parking is not being counted towards meeting parking requirements;
3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area; and
4. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve.
C. Parking Agreement.A parking agreement, which guarantees the long-term availability of the parking facility for the
use it is intended to serve, shall be recorded with the County Recorder's Office.The agreement shall be in a form
approved by the City Attorney and the Director.
D. Loss of Off-Site Parking.
1. Notification of City. The owner or operator of a business that uses an approved off-site parking facility to satisfy
the parking requirements of this chapter shall immediately notify the Director of any change of ownership or use of
the property where the spaces are located, or changes in the use that the spaces are intended to serve, or of any
termination or default of the agreement between the parties.
2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has
terminated, the Director shall establish a reasonable time in which one of the following shall occur:
a. Substitute parking is provided that is acceptable to the Director; or
b. The size or capacity of the use is reduced in proportion to the parking spaces lost. (Ord. 2010-21 § 1 (Exh.
A)(part), 2010)
20.40.110 Adjustments to Off-Street Parking Requirements.
The number of parking spaces required by this chapter may be reduced only in compliance with the following standards
and procedures.
A. ADA Compliance. The Director may administratively reduce parking requirements due to a loss of parking spaces
because of ADA requirements associated with tenant improvements.
B. Reduction of Required Off-Street Parking. Off-street parking requirements may be reduced with the approval of a
conditional use permit in compliance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) as follows:
1. Reduced Parking Demand. Required off-street parking may be reduced with the approval of a conditional use
permit in compliance with the following conditions:
a. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate
that parking demand will be less than the required number of spaces or that other parking is available (e.g., City
parking lot located nearby, on-street parking available, greater than normal walk in trade, mixed-use
development); and
b. A parking management plan shall be prepared in compliance with subsection (C)of this section (Parking
Management Plan).
2. Joint Use of Parking Facilities. Required off-street parking may be reduced with the approval of a conditional use
j0
permit where two or more nonresidential uses on the same site or immediately adjacent sites have distinct and
differing peak parking demands (e.g., a theater and a bank). The review authority may grant a joint use of parking
spaces between the uses that results in a reduction in the total number of required parking spaces in compliance with
the following conditions:
a. The most remote space is located within a convenient distance to the use it is intended to serve;
b. The amount of reduction is no greater than the number of spaces required for the least intensive of the uses
sharing the parking;
c. The probable long-term occupancy of the structures, based on their design, will not generate additional
parking demand;
d. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate
that there is no conflict in the peak parking demand for the uses proposing to make joint use of the parking
facilities;
e. The property owners involved in the joint use of parking facilities shall record a parking agreement approved
by the Director and City Attorney. The agreement shall be recorded with the County Recorder, and a copy shall
be filed with the Department; and
f. A parking management plan shall be prepared in compliance with subsection (C)of this section (Parking
Management Plan).
C. Parking Management Plan. When a parking management plan to mitigate impacts associated with a reduction in the
number of required parking spaces is required by this chapter, the parking management plan may include, but is not
limited to, the following when required by the review authority:
1. Restricting land uses to those that have hours or days of operation so that the same parking spaces can be used
by two or more uses without conflict;
2. Restricting land uses with high parking demand characteristics;
3. Securing off-site parking in compliance with Section 20.40.100 (Off-Site Parking);
4. Providing parking attendants and valet parking; and
5. Other appropriate mitigation measures.
D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the review authority shall
consider data submitted by the applicant or collected/prepared at the applicant's expense. (Ord. 2010-21 § 1 (Exh.A)
(part), 2010)
20.40.120 Parking Management Districts.
Properties within a parking management district, established through the Parking Management (PM) Overlay District, may
be exempted from all or part of the off-street parking requirements of this chapter in compliance with the provisions of the
adopted parking management district plan. (Ord. 2010-21 § 1 (Exh.A)(part), 2010)
20.40.130 In-Lieu Parking Fee.
The number of parking spaces required by Section 20.40.040 (Off-Street Parking Spaces Required) may be reduced if the
72
review authority authorizes the use of an in-lieu fee to be paid by the applicant towards the development of public parking
facilities. The in-lieu fee shall be paid to the Citywide Parking Improvement Trust Fund. The amount of the fee and time of
payment shall be established by Council resolution. (Ord. 2010-21 § 1 (Exh.A)(part), 2010)
The Newport Beach Municipal Code is current through
Ordinance 2015-6,passed April 14,2015.
Disclaimer:The City Clerk's Office has the official version of the
Newport Beach Municipal Code.Users should contact the City
Clerk's Office for ordinances passed subsequent to the
ordinance cited above.
(@]
KUNZMAN ASSOCIATES, INC,
OVER 35 YEARS OF EXCELLENT SERVICE
Orange,1111 Town & Country Road, Suite 34
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240'-3" 4770 CAMPUS DRIVE SUITE ONE HUNDRED NEWPORT BEACH CA 92660
TELEPHONE 949.851.3080 FAX 949.851.0807 WWW.HHENDY.COM
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FILE NAME LM-SP-2.1
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20371 IRVINE AVE.
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Planning Commission - August 6, 2015
Item No. 2a: Additional Materials Presented at Meeting
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Planning Commission - August 6, 2015
Item No. 2a: Additional Materials Presented at Meeting
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o8/o6/2015 Community Development Department- Planning Division 3
Planning Commission - August 6, 2015
Item No. 2a: Additional Materials Presented at Meeting
053)
Parking Requirementa
C'4G/FORNP
Proposed 1
Rate Sq. Ft. Spaces
First 50,000 sq. ft. 1:25o net 50,000 200
Next 75,000 sq. ft. 1:30o net 27,354 92
Lindannood-Bell 1 per peak staff 2,935 27
Required/Provided 80, 289 319 / 301
o8/o6/2015 Community Development Department - Planning Division 4
Planning Commission - August 6, 2015
Item No. 2a: Additional Materials Presented at Meeting
053)
Parking
Analysis
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Anticipated Demand '
Spaces
Peak Demand Observed (63,185 sq. ft.) 185
Vacant Office (14,169 / 1 per 25o net) 57
Lindamood-Bell 27
Overage (10% of 269) 27
Demand / Supply 296 / 301
Surplus 5
Surplus without Overage 32
o8/o6/2015 Community Development Department - Planning Division 5
Planning Commission - August 6, 2015
Item No. 2a: Additional Materials Presented at Meeting
053)
Consistent with Zoning Code, Coastal Land Use
Plan, General Plan, and Specific Plan .
Parking Management Plan provided to ensure
availability of parking .
Outdoor activities are not proposed .
o8/o6/2015 Community Development Department - Planning Division 6
Planning Commission - August 6, 2015
Item No. 2a: Additional Materials Presented at Meeting
053)
Recommendation 'n
a.C'dt/FORNP
Adopt the draft resolution approving
Conditional Use Permit No . UP2015 -015 .
o8/o6/zoi5 Community Development Department - Planning Division 7
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For more information contact: -
Jason Van Patten
949-644-3234
jvanpatten@newportbeachca.gov
www.newportbeachca.gov