HomeMy WebLinkAbout19 - Panini CafeCITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 19
March 25, 2008
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department
Rosalinh Ung, Associate Planner
(949) 644 -3208
rung@city.newport-beach.ca.us
SUBJECT: Panini Cafe Appeal
2421 E. Coast Highway
(PA2007 -063)
APPLICANT: Collection Investments Corona del Mar, Inc.
(Panini. Hospitality Group)
ISSUE
Should the City Council refer the Panini Cafe project back to the Planning Commission to
consider the supplemental materials of an Initial Study /Negative Declaration and Parking and
Internal Circulation Study?
RECOMMENDATION
Staff recommends that the City Council refer the project to the Planning Commission for
consideration.
BACKGROUND
On September 20, 2007, the Planning Commission approved the operation of a full - service
restaurant with alcoholic beverage service of beer and wine, an outdoor dining area and an
off -site parking agreement at the subject property. The project was subsequently appealed by
Councilwoman Nancy Gardner.
On November 27, 2007, the City Council granted the request for a four -month continuation to
March 25, 2008, to allow the applicant additional time to reevaluate the on -site parking
arrangement and traffic circulation issues, and to address the additional concerns /issues
subsequently raised after the Planning Commission's approval.
The applicant met with staff on many occasions to discuss different alternatives to improve
the overall project, especially the on -site parking arrangement and vehicular access to and
from the subject site. Minor improvements to the rear building elevation are being proposed
Panini Cafe Appeal
March 25, 2008
Page 2
for visual enhancement and to provide additional space for the valet parking staging area.
Minor changes to the valet parking configuration are also proposed by the applicant. The
applicant engaged an independent traffic consultant to conduct a parking and internal
circulation analysis for the proposed project. This document was completed on February 18,
2008 and is being reviewed by the Traffic Engineer.
An Initial Study /Negative Declaration (IS /ND) is being prepared to ensure that the proposed
project would not cause potential negative impacts to the subject site and surrounding land
uses. It is anticipated that the draft IS /ND will be completed and made available for public
review and comment at the end of March, 2008. A 30-day public review period is required
since the project is located within the coastal zone and subject to review by the Coastal
Commission.
In summary, the proposed minor changes to the rear elevation and valet parking
configuration, coupled with the newly submitted technical studies, were not a part of the
orginal application that was considered by the Planning Commission. Staff, therefore,
recommends that the project be reviewed by the Planning Commission rather than by the
City Council under the "appeal' status. Should the City Council concur with the staffs
recommendation, this item will be presented to the Planning Commission at their earliest
meeting opportunity.
by: Submitted by:
M. Ung David Lepo
e Planner Planning Direct r