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Home My WebLink AboutC-2153 - Off-site parking and reciprocal access agreementCity Council feting February 11, 1980 Agenda Item No. H -2(h) FEB 111980 By 6o CITY CMMIL CITY OF NEWPORT BEACH CM.. 00 MINOR K"H February 6, 1980 TO: City Council FROM: Planning Department SUBJECT: Offsite Parking Agreement Request to accept an offsite parking and reciprocal access agreement for required parking spaces in conjunction with a proposed conversion of an existing machine shop to retail space in an existing structure on Mariners' Mile. LOCATION: A portion of Tract No. 919, located at 2902 West Coast Highway, on the northerly side of West Coast Highway, westerly of Riverside Avenue on Mariner's Mile. ZONE: SP -5 APPLICANTS: David R. Bryant and John P. Hooten, Newport Beach OWNERS: John P. and Janet D. Hooten, Newport Beach AoDlication This application requests approval of an off -site parking plan and reciprocal access agreement in conjunction with a proposed conversion of an existing machine shop to retail space, building No. 4 on the attached Parking Space Plan. In accordance with Section 20.30.035 D of the Newport Beach Municipal Code, the Planning Commission shall not recommend and the City Council shall not approve off - street parking on a separate lot from the building sites unless: (1) Such lot is located as to be useful in connection with the proposed use or uses on the building site or sites. (2) Parking on such lot will not create undue traffic hazards in the surrounding area. (3) Such lot and the building site are in the same ownership, or the owners of the building sites have a common ownership in such lot, and the owner or owners are entitled to the immediate possession and use thereof (ownership of the off - site lot must be ownership in fee or a leasehold interest of a duration adequate to serve all proposed uses on the building site or sites). k T0: *y Council - 2. . (4) The owner or owners and the City, upon the approval of the City Council, execute a written instrument or instruments, approved as to form and content by the City Attorney, providing for the maintenance of the required off - street parking on such lot for the duration of the proposed use or uses on the building site or sites. Should a change in use or additional use be proposed, the off - street parking regulations applicable at the time shall apply. Such instruments shall be recorded in the office of the County Recorder and copies thereof filed with the Department of Community Development. Suggested Action If desired, adopt Resolution No. authorizing the execution of an off -site parking and reciprocal access agreement with David R. Bryant and John P. Hooten, Newport Beach Planning Commission Recommendation At its meeting of January 24, 1980, the Planning Commission voted (6 ayes, 1 absent) to recommend to the City Council the approval of the requested off -site parking agreement with the findings and subject to the conditions noted below: Findings: The off -site parking area adjoins the subject property and is therefore located so as to be useful to the proposed uses. 2. The applicants are proposing to enter into and record a reciprocal parking and access agreement benefiting both sites. 3. The off -site parking spaces will not create undue traffic hazards in the surrounding area. In fact, the proposed parking layout of the subject parking lot will create better vehicular maneuverability and automobile storage than now exists. 4. The City Traffic Engineer has no objections with the off -site parking arrangement. Conditions: 1. That an off -site parking agreement shall be approved by the City Council, guaranteeing that a minimum of 10 parking spaces shall be provided on the Riverpointe Properties LTD. site for the duration of the proposed use. 2. That said agreement shall be signed by the applicant prior to the issuance of building permits. 3. That a recorded copy of the proposed reciprocal parking and access agreement between the applicants and Riverpointe Properties, LTD. shall be furnished to the Planning Department prior to the issuance of building permits. 'T0: Cit *ouncil - 3. . 4. That employees shall be required to park on -site. Attached for the information and review of the City Council is a copy of the Planning Commission staff report which describes the applicants request and an excerpt from the draft minutes of January 24, 1980. Respectfully submitted, PLANNING DEPARTMENT tre JAM D. H EWICKER for JDNJdlt Attachments for City Council only: Planning Commission Staff Report Planning Commission Minutes y Planning Commission Fleeting January_24, 1980 _ Agenda Item No. CITY OF NEWPORT BEACH January 18, 1980 TO: Planning Commission FROM: Planning Department Bryant and SUBJECT: Offsite Parking Agreement (Discussion) Request to accept an offsite parking and reciprocal access agreement for required parking spaces in con- junction with a proposed conversion of an existing machine shop to retail space in an existing struct- ure on Mariners' Mile. LOCATION: A portion of Tract No. 919, located at 2902 West Coast Highway, on the northerly side of West Coast Highway, westerly of Riverside Avenue on Mariners' Mile. ZONE: SP -5 APPLICANTS: David R. Bryant and John P. Hooten, Newport Beach OWNERS: John P. and Janet D. Hooten, Newport Beach ADDlication This application requests approval of an off -site parking plan and reciprocal access agreement in conjunction with a proposed conversion of an existing machine shop to retail space, building No. 4 on the attached Parking Space Plan. In accordance with Section 20.30.035 D of the Newport Beach Municipal Code, the Planning Commission shall not recommend and the City Council shall not approve off - street parking on a separate lot from the building sites unless: (a) Such lot is so located as to be useful in connection with the proposed use or uses on the building site or sites. (b) Parking on such lot will not create undue traffic hazards in the surrounding area. (c) The owner or owners and the City, upon the approval of the City Council, execute a written instrument or instruments,. approved as to form and content by the City Attorney, providing for the maintenance of the required off - street parking on such lot for the duration of the proposed use or uses on the building site or sites. Should a change in use or additional use be proposed, the off - street parking regulations applicable at the time shall apply. Such , instruments shall be recorded in the office of the County Recorder and copies thereof filed with the Planning Department. - 1 - TO: Plan 0g Commission - 2. • Environmental Significance This project has been reviewed, and it has been determined that it is exempt under Class I (Existing Facilities) and Class II (Accessory Structures) from the requirements of the California Environmental Quality Act. Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Retail and Service Commercial." All existing and proposed uses on the properties involved in this agreement fall within the uses permitted. Subject Property and Surrounding Land Use The subject site (Building No. 4) is developed with a one -story structure with land use consisting of an auto parts retail sales and storage facility. On the rear portion of this building is a marine engine sales, service, and repair facility and 9 on -site parking spaces. The reciprocal access and off -site parking agreement proposed encompasses four parcels, three of which comprise the "Mariners' Center." The applicant is in escrow for the purchase of 2902 West Coast Highway (Building No. 4). It is the intent to convert the marine engine sales, service, and repair use to small retail shops. To the east of this parcel is the shared driveway access and 10 parking spaces of the Mariners' Center. Further east is the Shell Service Station; to the west, is Mo -ped retail sales; to the north and northwest, are Buildings 1, 2, and 3 and common parking area for the variety of retail uses, services, and Post Office, all a part of Mariners' Center. (See Land Use Plan). Analysis Building No. 4 was originally constructed with a combination of .retail, wholesale, and storage uses. Based on a requirement of 1 space for each 250 sq.ft. of retail space and 1 space for each 2000 sq.ft. of wholesale and storage space, the parking requirement for the total building was determined to be 10 spaces. The applicant now proposes to convert 2450 sq.ft. of space occupied by a marine engine sales, service, and repair facility to retail use. Therefore, the parking re uirement for Building No. 4 will increase from 10 spaces to 19 spaces 8.77 spaces for remaining uses and 9.8 spaces for the new uses). Inasmuch as there are only 9 spaces currently on site, an offsite parking agreement will be required for the remaining 10 parking spaces. These spaces are. proposed to be located on the adjoining site owned by Riverpointe Properties LTD. (Buildings 1, 2, and 3 as illustrated on the attached land use and parking space plans). Outlined bn the next pa e.is a summary of the proposed.parking' arrangement: T0: Placing Commission - 3. • Building No. Gross Floor Area 1, 2, and 3 24,435 (Retail) 4 7,420 (Retail, & Stora Spaces Required 97.74 Wholesale 18.57 ce) Total - 116.31 Spaces Provided 117 In order to accomplish the arrangement noted above, the applicants are proposing to enter into and record a declaration establishing reciprocal access and parking easements across both sites. It is the opinion of the staff that approval of this reciprocal access and parking arrangement will improve the parking and circulation pattern throughout the center. Specific Findings and Recommendations If the Planning Commission desires to recommend the approval of the proposed off -site parking arrangement to the City Council, the following findings and conditions are suggested: Findings: 1. The off -site parking area adjoins the subject property and is therefore located so as to be useful to the proposed uses. 2. The applicants are proposing to enter into and record a reciprocal parking and access agreement benefiting both sites. 3. The offsite parking spaces will not create undue traffic hazards in the surrounding area. In fact, the proposed parking layout of the subject parking lot will create better vehicular maneuverability and automobile storage than now exists. 4. The City Traffic Engineer has no objections with the offsite parking arrangement. Conditions: 1. That an offsite parking agreement shall be approved by the City Council, guaranteeing that a minimum of 10 parking spaces shall be provided on the Riverpointe Properties LTD. site for the duration of the proposed use. 2. That said agreement shall be signed by the applicant prior to the issuance of building permits. 3. That a recorded copy of the proposed reciprocal parking and access agreement between the applicants and Riverpointe Properties, LTD. shall be furnished to the Planning Department prior to the issuance of building permits. 4. That employees shall be required to park on site. \ TO: inning Commission - 4. • PLANNING DEPARTMENT JAMES D. HEWICKER, DIRECTOR } Carol L. Kruse Associate Planner CLK /dlt Attachments: Letter from Applicant Vicinity Map Assessor's Parcels Land Use Plan Parking Space Plan 0 DAVID P. 'iRYF,NT 1.936 StonCSC,+;ite Street Westlaho V.i.11agc, C\ 91361 December 10, 1979 Conmiiin.i. Ly Development Debar. tmen L City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 ATTN: Carol L. Kruse Associate Planner RE Request for approval of off -site parking agreement for 2902 West Coast Highway, Newport Beach Gentlemen: Please consider this our application for approval of the off - site parking plan benefiting the property at 2902 West Coast Highway in the City of Newport Beach. Under the proposed plan, the rear 2,450 square feet of the existing building would be leased for retail use. The present use of this space as a machine shop is unsightly and noncon- forming to the surroundings. The use of the balance of the building would remain unchanged. The proposed plan would include a reciprocal ingress, egress, and parking agreement with Riverpoint Properties, Ltd., owner of Buildings 1,2, and 3(the post office) over the entire park- ing area shown on the attached site plan. A copy of the pro- posed agreement with Riverpoint is attached. As the parking analysis of the site plan shows, the resulting' combined available parking comfortably exceeds the City's code requirements. We believe the proposed plan would significantly upgrade the appearance and quality of use in this area, and would be distinctly in the best interests of the City of Newport Beach Thank you for your early consideration. v ,y truly yours, David R. Bryant For John P. Hooten ..`. ,/ DRBfsmt t i � \t c `Il yt L >s D� 0 n ot�•�w 0.,20 ti P IF > / / Lost d.a Irl G it L/D __ Eby S o� P �ry �1 ib ht . J I (!o) 28 74�9B• I I 1.17 AC. t 5 ^� FR;V Y. I, O I° rs� 1 21 I I N .es. Sgr y 1 y 1 1 wF3r cogs- 9/9 FRIYY. 120 AC. Ln Rlxpstm 1 H/GHWI;y o A5S,rSS 5 i j Rve I 1q AJO� 5T } 17 @ PP i L I� It11 1 g °• I I�'27 L PARKItSCa lSl �J� qI ry v d 5.0- n I (!o) 28 74�9B• I I 1.17 AC. t 5 ^� FR;V Y. I, O I° rs� 1 21 I I N .es. Sgr y 1 y 1 1 wF3r cogs- 9/9 FRIYY. 120 AC. Ln Rlxpstm 1 H/GHWI;y o A5S,rSS 5 i j Ave) N 4 5T p1 1 @ PP i L aucy I g °• t ME= U3 U3 O. c. vi --- -------- j -------- ---------- - _I 0 O 10 V'! c COMMISSIONERS O 9 o 07 m D 3 to WROLL CALL sent x x x AAbt Motion Ayes Absent Regular Planning Commisst Meeting Place: City Council Chambers Time: 7:30 P.M. Date: January 24, 1980 of Newport Beach ames Hewicker, Planning Director obert Burnham, Assistant City Attorney on Webb, Assistant City Engineer lenna Gipe, Secretary inute3-,Written By: Glenna Gipe * * * pproval of the mit'r tes of the regular Planning ommission meeting o anuary 10, 1980 was post - oned to the regular Pla ing Commission meeting f February 7, 1980 * * MINU I ES x otion was made to continue Item No. Use Permit x x x x x x o. 1924, to the regular Planning Commiss' n meet- ing of February 7, 1980, pending receipt an valu tion of a site plan which would illustrate hoe he planning on the three sites is to be coordina- ed. equest to accept an offsite parking and reciproca' ccess agreement for required parking spaces in onjunction with a proposed conversion of an exist• ng machine shop to retail space in an existing tructure on Mariners' Mile. OCATION: A portion of Tract No. 919, located at 2902 West Coast Highway, on the northerly side of West Coast High- way, westerly of Riverside Avenue on Mariners' Mile. E: SP -5 PPLICANTS: David R. Bryant and John P. Hooten, Newport Beach ERS: Johh P. and Janet D. Hooten, Newpor Beach INDEX Item #1 OFFSITE FAR I:ING AGREEMEN APPROVE_C CONDI- TIOPdALLY COMMISSIONERS -1 r-w o 5 o aw w D N 7 N JC N 7 ROLL CALL Ij- "a- �@B'JB.M2S�4'GYS:i Motion Ayes Absent Motion Ayes Absent 0 0 MINUTES January 24, 1960 City of Newport Beach I�N[)LX 3.A¢:SFL..}k3:':tb➢FL^dYJIJ. �hws+ w�a.. i.°`^` �... �X. ..:hsl«'i1."�..wTG.— ::'G,^.5... :F r.r. .Y.. ,Y. ;. ...,.. 1. }.et.. "�_. James Hewicker, Planning Director, advised that any action that the Planning Commission would take on this item would be in the form of a recom mendation to the City Council. The Public Hearing was opened regarding this item and David Bryant, Applicant, appeared before the Planning Commission to state his concurrence with the conditions as set forth in the Staff Report. In response to a question posed by Commissioner McLaughlin, Mr. Bryant replied that the rear third of the shop will be converted to retail use. Motion was made that the Planning Commission make X x the findings as indicated in Exhibit "A" of the * Staff Report and approve the Offsite Parking Agree- ment, subject to the conditions as indicated in Exhibit "A" of the Staff Report. Request to permit the temporary use of a modular Item 412 building for a California Savings and Loan branch facility in.the P -C District. USE PER- MIT N0. LOCATION: A portion of Block 93, Irvine's 1924 Subdivision, located at 2370 East Coast Highway, on the northerly CONT_IN- side of East Coast Highway, west -. UFD TO erly of MacArthur Boulevard. FE[3RUAItI 7, 198Q ZONE: P -C APPLICANT: California Federal Savings and Loan, Los Angeles OWNER: The rvine Company, Newport Beach Motion was made that the nning Commission con- x XK time this item to the regul Planning Commission * meeting of February 7, 1960, pe ing receipt and evaluation of a site plan which w ld illustrate how the planning on the three sites to be co- ordinated. * * * RESOLUTION NO. 9 73 n A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH AUTHORIZING THE MAYOR AND CITY CLERK TO EXECUTE AN OFF -SITE PARKING AND RECIPROCAL ACCESS AGREEMENT BETWEEN THE CITY OF NEWPORT BEACH AND DAVID R. BRYANT AND JOHN P. HOOTEN FOR REQUIRED PARKING SPACES IN CON- JUNCTION WITH A PROPOSED CONVERSION OF AN EXISTING MACHINE SHOP TO RETAIL SPACE IN AN EXISTING STRUCTURE LOCATED AT 2902 WEST COAST HIGHWAY ON MARINERS MILE, ZONED SP -5 WHEREAS, Section 20.30.035(D) of the Newport Beach Municipal Code provides that the City Council, upon recommendation of the Planning Commission, may approve an off -site parking agreement on a separate lot from the building site if the proposed lot is located so as to be useful in conjunction with the proposed use or uses of the building site or sites, that the parking on such lot will not create undue traffic hazards to the surrounding area, that such lot and building site are in the same ownership, or the owners of the building sites have a common ownership in such lot, and the owner or owners are entitled to the immediate possession and use thereof, or that the owner or owners in the City, upon approval of the City Council, execute a written instrument or instruments approved as to form and content by the City Attorney, providing for the maintenance of the required off - street parking on such lot for the duration of the proposed use or uses on the building site or sites; and WHEREAS, there has been presented to the City Council a proposed Off -Site Parking Agreement and Reciprocal Access Agreement with David R. Bryant and John P. Hooten in regard to the conversion of an existing machine shop to Retail Space in an existing structure on Mariners Mile, located at 2902 West Coast Highway, on the northerly side of West Coast Highway westerly of Riverside Avenue; and cle' � �_X44e/ �"� E • WHEREAS, the City Council finds that the proposed Off -Site Parking Agreement and Reciprocal Access Agreement is consistent with Section 20.30.035(D) of the Newport Beach Municipal Code, NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Newport Beach that the Off -Site Parking and Reciprocal Access Agreements for required parking spaces with David R. Bryant and John P. Hooten of Newport Beach is approved, and the Mayor and City Clerk are authorized to execute said Off -Site and Reciprocal Access Agreement. ADOPTED this 11th day of February , 1980. ATTEST: City Clerk -2- HRC /kv 2/11/80