HomeMy WebLinkAbout4.0_Cade Cafe-Wine Bar_Staff Presentation_PA2024-0074CADE CAFÉ/WINE BAR
CONDITIONAL USE PERMIT & COASTAL DEVELOPMENT PERMIT(PA2024-0074)
Planning Commission October 3, 2024
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
PROPOSED REQUESTS
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•A 932sf café/wine bar to operate with ABC Type 41 (Beer & Wine) License at Peninsula Village mixed-use development;
•Flexible leasing of boat slips to residents, tenants, and public; and
•A 23-space parking reduction with a parking management plan
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
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VICINITY MAP
Subject
Property
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
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PENINSULA VILLAGE MIXED USE DEVELOPMENT
•“Newport Bay Marina” & “ VUE Newport”
•Approved in 2006; improved in late 2010’s
• 3-story buildings over subterranean parking garage
•27 residential units
•35,335 sf retail & office
•234 on-site parking spaces
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
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PENINSULA VILLAGE – PRIVATE MARINA
•19-slip private marina –
lease to
•Public (7)
•Residents (10)
•No Charge Public (2)
•A slipway for short-term
small boat mooring
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
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EXISTING FOOD USES & CADE CAFÉ
Proposed Cade
Café/Wine Bar
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
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EXISTING & PROPOSED
2017 Approvals Proposed Cade Café & Boat
Slips
Residential Units 27 units No Change
Marina (boat slips)19 slips:
•10 slips to be leased to
residents;
•2 slips for public free of
charge; &
•7 boat slips to be leased to
public
19 slips:
Option to lease to residents,
commercial tenants of property or
to public
Retail 11,700 sf 10,768 sf (11,700 sf-932 sf)
Office 13,901 sf No Change
Existing
Restaurants
7,346 sf No Change
Residential Amenity
& Storage
2,388 sf No Change
Proposed
Restaurant
932 sf
Total 35,335 sf No Change
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
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CADE CAFÉ/WINE BAR
932 sf. vacant retail space to new restaurant
ABC Type 41 License (Beer & Wine)
7:00 AM to 10 PM, daily
Breakfast: pastries & coffee
Lunch/Dinner: tapas, meat & cheese boards with beer & wine
Cade Café/Wine Bar
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
•Indoor dining (net public area): 306 sf.
•Outdoor dining patio: 368 sf.
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CADE CAFÉ/WINE BAR Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
PARKING DETERMINATION
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•Required: 257 spaces
•234 spaces for existing development
•15 spaces, from retail to restaurant &
•8 spaces for 10 boat slips for lease to public & commercial tenants
•Proposed: 234 spaces (78 at podium level & 156 spaces in subterranean garage)
•Request a 23-space parking waiver
•Anticipated peak parking demand: 219 spaces
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
PARKING MANAGEMENT PLAN
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•No changes to locations & allocations of current on-site parking arrangements for residential and commercial uses
•Valet parking service continually provided within garage level, when needed
•Provisions of additional bike racks & parking signage throughout
•Includes 2 new features for security improvement & grace period for parking in garage
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
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FINDINGS
•Restaurant use is considered visitor-serving & allowed in MU-W2
•Restaurant is compatible use: no late hours & live entertainment
•Adequate on-site parking to support mixed-use development & proposed project
•Police Department review & supportive with conditions incorporated in Resolution
•Does not affect public access or views of the beach
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
RECOMMENDATION
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1)Conduct a public hearing;
2)Find this project exempt from CEQA, under Class 1 (Existing Facilities); and
3)Adopt Resolution No. PC20214-023, approving Use Permit & Coastal Development Permit (PA2024-0074), with a change to Condition #17 deleting allowance for construction activities on Saturdays
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)
QUESTIONS AND DISCUSSION
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Rosalinh Ung, Principal Planner
949-644-3208, Rung@newportbeachca.gov
Planning Commission - October 3, 2024 Item No. 4b - Additional Materials Presented at the Meeting by Staff Cade Cafe/Wine Bar (PA2024-0074)