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City Council Staff Report
May 13, 2014
Agenda Item No. 12
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Community Development Department
Kimberly Brandt, AICP, Director
949 - 644 - 3226, kbrandt(cDnewportbeachca.gov
TITLE: Planning Commission Agenda Report for May 8, 2014
ITEM NO. 1 MINUTES OF APRIL 3, 2014
The minutes were amended and approved (6 ayes, 0 abstention, 1 excused).
AYES:
Brown, Hillgren, Kramer, Lawler, Myers, and Tucker
NOES:
None
ABSENT:
Ameri
ABSTAIN:
None
PUBLIC HEARING ITEMS:
ITEM NO. 2 NESAI RESTAURANT (PA2013 -203)
Site Location: 217 Riverside Avenue
SUMMARY: A conditional use permit to remodel an existing restaurant currently operating
with a Type 47 (On -Sale General) Alcoholic Beverage Control license, adding an
outdoor dining patio, and extending service to include late hours of operation
(after 11:00 p.m.). Also included is a request to waive a portion of the required
parking and approve a parking management program that includes off -site
parking at 2660 Avon Street, annual employee parking passes for use in the City
municipal parking lot (Mariners' Mile Lot), and valet parking. Due to the late hours
of operation, approval of an Operator's License by the Newport Beach Police
Department will be required.
CEQACOMPLIANCE: The project is categorically exempt under Section 15301, of the California
Environmental Quality Act Guidelines - Class 1 (Existing Facilities). The
proposed project involves the minor alteration of an existing structure.
Assistant Planner Makana Nova gave a presentation summarizing the applicant's
requests and staff recommendations. Discussion ensued regarding the late hours
of operation, the parking agreements with other property owners in the area, the
requirement for an Operator's license, and proximity to the residential
neighborhood. Public testimony was given by various residents regarding
concerns with the hours of operation, noise, and restaurant patrons parking in
the residential neighborhoods.
City Council Staff Report
Page 2
The Planning Commission voted unanimously to approve the project with staff's
recommended changes to the conditions proposed and modification to the hours
of operation for the outdoor patio and restaurant interior (6 ayes, 0 noes, 0
abstentions, 1 excused).
AYES:
Brown, Hillgren, Kramer, Lawler, Myers, and Tucker
NOES:
None
ABSENT:
Ameri
ABSTAIN:
None
ITEM NO. 3 MEDICAL OFFICE PARKING MODIFICATION APPEAL (PA2013 -228)
Site Location: 441 Old Newport Boulevard
SUMMARY: A Modification Permit request to make use of a combination of vehicle lifts, tandem
parking spaces, surface parking spaces, and valet parking to accommodate the 56
minimum required parking spaces for proposed medical offices in an existing office
building.
CEQA COMPLIANCE: The project is categorically exempt under Section 15303, of the California
Environmental Quality Act Guidelines - Class 3 (New Construction or Conversion
of Small Structures).
Assistant Planner Melinda Whelan gave a presentation summarizing the
applicant's requests and staff recommendations. Discussion ensued regarding
the vehicle lifts regarding appearance, logistics and operational characteristics,
and maintenance requirements, the need for professional valet/parking lot
attendants, and past amendments to the Municipal Code for medical office
parking requirements. Public testimony was given by various property and
business owners regarding concerns with the aesthetics and operational aspects
of the vehicle lifts as well of the concern that the project would set a precedent
for future approvals. Concern was also expressed that patients would prefer to
park in the surface lots of nearby businesses.
The Planning Commission voted to approve the project with changes to the
conditions of approval regarding the number and hours of availability of
professional valet attendants, vehicle lift maintenance, mandated use of the
vehicle lifts by employees as a condition of any lease, recordation of a notice
regarding the conditional use permit, and landscaping maintenance (5 ayes, 1
no, 0 abstentions, 1 excused).
NOES: None
ABSENT: None
ABSTAIN: None
Submitted by:
Kimberly Brand AICP
Director