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HomeMy WebLinkAbout03 - Xanadu Cafe Minor Us Permit - PA2015-021 616,� zed" COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT March 26, 2015 Agenda Item No. 3 SUBJECT: Xanadu Cafe Minor Use Permit - (PA2015-021) 100 W. Coast Highway, Ste. 104 • Minor Use Permit No. UP2015-007 APPLICANT: Xanadu Bakery Newport Beach LLC OWNER: Glenn Verdult PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221, mwhelan@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: CG (Commercial General) • General Plan: CG (General Commercial) PROJECT SUMMARY A minor use permit to allow a food service, eating and drinking establishment within a 1 ,456-square-foot vacant commercial space located within the Mariner's Pointe shopping center. The proposal includes 16 seats within a 484-square-foot interior dining area and 12 seats within a 121-square-foot outdoor dining area. No late hours (after 11:00 p.m.) or alcohol sales are proposed as part of this application. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2015-007 (Attachment No. ZA 1). DISCUSSION • The subject property is improved with the recently constructed Mariner's Pointe project, a 19,905-square-foot commercial building and a 143-space parking structure located at the northwest corner of the intersection of West Coast 1 V� QP �P Xanadu Cafe Minor Use Permit Zoning Administrator, March 26 Page 2 Highway and Dover Drive. The property was developed to accommodate a mix of commercial tenant uses including restaurant, retail, and medical office. • The property is within the CG (Commercial General) Zoning District which is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs. The proposed eating and drinking establishment use is consistent with the land uses permitted within this zoning district and the conditions of approval will ensure that the use is compatible with the adjacent residential areas. • Pursuant to Condition Use Permit No. UP2010-024, the operation of the development is subject to a parking management plan to ensure the parking structure adequately functions and can support the peak parking demand of the anticipated mix of uses. As approved, a peak parking demand of 122 spaces is anticipated to occur at noon and 141 spaces in the evening at 7:00 p.m., based on a shared parking analysis and an assumed tenant mix. The assumed tenant mix included a limitation on the maximum net public area (NPA) of eating and drinking establishments of 5,210 square feet consisting of low-turnover fining dining with a parking demand of 1 space per 50 square feet of floor area. • The subject cafe and bakery is the first eating and drinking establishment proposed to occupy the development and would utilize 484 square feet of the allowed 5,210-square-foot NPA limitation. Given the characteristics of the use, a parking demand of 1 space per 40 square feet of floor area is appropriate due to the higher turnover of customers expected. However, since the proposed hours of operation are limited to between 6:00 a.m. to 5:00 p.m., the increased parking demand associated with this use (approximately 3 spaces) would occur during the non-peak hours when a large surplus of parking is expected and would further serve to reduce the overall peak parking demand of the development that was anticipated during the evening. • Section 20.40.040 of the Zoning Code includes a provision that excludes a portion of outdoor dining area (equal to 25 percent of the interior NPA) from the required parking calculations. The proposed outdoor dining area is 121 square feet, which is equal to 25 percent of the net public area. • Adequate refuse collection exists within the development. In addition, the establishment is required to provide an exhaust system installed with a pollution control unit to filter and control odors. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). In addition, a TmpIt:04-17-14 Xanadu Cafe Minor Use Permit Zoning Administrator, March 26 Page 3 Mitigated Negative Declaration (SCH No. No. 2011041038) was prepared for the development of the shopping center in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA) and approved by the City Council on August 9, 2011. 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 hearing, 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. APPEAL PERIOD: An appeal may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Melinda Whelan Assistant Planner JM/MSW Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:04-17-14 J Attachment No. ZA 1 Draft Resolution 5 V� QP �P RESOLUTION NO. ZA2015-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2015-004 FOR A FOOD SERVICE, EATING AND DRINKING ESTABLISHMENT LOCATED AT 100 W. COAST HIGHWAY (PA2015-021) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Xanadu Bakery Newport Beach LLC., with respect to property located at 100 W. Coast Highway, and legally described as PCL 1, Parcel Map 2010-133 requesting approval of a Minor Use Permit. 2. The applicant proposes a food service, eating and drinking establishment within a 1,456- square-foot vacant commercial space located within the Mariner's Pointe shopping center. The proposal includes 16 seats within a 484-square-foot interior dining area and 12 seats within a 121-square-foot outdoor dining area. No late hours (after 11:00 p.m.) or alcohol sales are proposed as part of this application. 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 26, 2015, in the Corona del Mar Conference Room (Bay E-1st Floor) 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 Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project has been reviewed, and it qualifies for a categorical exemption pursuant to Section 15301 under Class 1 (Existing Facilities) of the Implementing Guidelines of the California Environmental Quality Act. 2. The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves interior alterations to improve an existing commercial space to an eating and drinking establishment. 3. A Mitigated Negative Declaration (SCH No. No. 2011041038) was prepared for the development of the shopping center in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA) and approved by the City Council on August 9, 2011. Zoning Administrator Resolution No. ZA2015-0## Page 2 of 8 SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit are set forth: Finding A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding 1. The General Plan land use designation for the site is CG (General Commercial) which is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The proposed use is consistent with this designation. 2. The subject property is not part of a specific plan area. 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. Facts in Support of Finding 1. The site is within the CG (Commercial General) Zoning District which is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve citywide or regional needs The proposed eating and drinking establishment use is consistent with the land uses permitted within this zoning district and the conditions of approval will ensure that the use is compatible with the adjacent residential areas. 2. Pursuant to Section 20.22.020 (Table 2-5 Allowed Uses and Permit Requirements), the proposed project requires approval of a minor use permit. 3. Pursuant to Condition Use Permit No. UP2010-024 approved for the Mariner's Pointe development, the operation of the development is subject to a parking management plan to ensure the parking structure adequately functions and can support the peak parking demand of the anticipated mix of uses. As approved, a peak parking demand of 122 spaces is anticipated to occur at noon and 141 spaces in the evening at 7:00 p.m., based on a shared parking analysis and an assumed tenant mix. The assumed tenant mix included a limitation on the maximum net public area (NPA) of eating and drinking establishments of 5,210 07-22-2014 g Zoning Administrator Resolution No. ZA2015-0## Page 3 of 8 square feet consisting of low-turnover fining dining with a parking demand of 1 space per 50 square feet of floor area. 4. The subject cafe and bakery is the first eating and drinking establishment proposed to occupy the development and would utilize 484 square feet of the allowed 5,210- square-foot NPA limitation. Given the characteristics of the use, a parking demand of 1 space per 40 square feet of floor area is appropriate due to the higher turnover of customers expected. However, since the proposed hours of operation are limited to between 6:00 a.m. to 5:00 p.m., the increased parking demand associated with this use (approximately 3 spaces) would occur during the during non-peak hours when a large surplus of parking is expected and would further serve to reduce the overall peak parking demand of the development that was anticipated during the evening. 5. Section 20.40.040 of the Zoning Code includes a provision that excludes a portion of outdoor dining area (equal to 25 percent of the interior NPA) from the required parking calculations. The proposed outdoor dining area is 121 square feet which is equal to 25 percent of the net public area. 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 proposed project involves improvements within an existing commercial suite to construct kitchen facilities for the new establishment. 2. The proposed operation will consist of a kitchen, storage area, preparation and work space, customer service area with a counter, restroom, interior and exterior seating area. A maximum of six employees will be present at any one time. The proposed hours of operation will be 6:00 a.m. to 5:00 p.m., daily. 3. The proposed eating and drinking establishment will be complementary to the other uses in the Mariner's Pointe shopping center, which will include retail stores, food services, and other commercial uses. It contributes to making the shopping center a viable commercial node for the neighborhood and visitors. 4. The proposed eating and drinking establishment will provide a convenience for residents of the neighborhood and visitors to the area and provides adequate parking within the parking structure on-site. 07-22-2014 9 Zoning Administrator Resolution No. ZA2015-0## Page 4 of 8 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 proposed project will be located in a space within a recently built commercial building and will involve improvements of the space to construct kitchen facilities. There are no proposed changes to the site or the exterior fagade of the building. 2. As conditioned, the food service will be designed with an exhaust system installed with a pollution control unit to filter and control odors. Temporary refrigerated trash storage is also required to control odors associated with food wastes. 3. Adequate public and emergency vehicle access, public services, and utilities are provided on-site and are accessed from W. Coast Highway and Dover Drive. 4. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, a safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 1. The project has been reviewed and this approval includes conditions to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2 The restrictions on net public area and compliance with the approved parking management plan for the site will prevent adverse traffic and parking impacts for the surrounding residential and commercial uses. 07-22-2014 2� Zoning Administrator Resolution No. ZA2015-0## Page 5 of 8 3. The proposed food service, eating and drinking establishment will help the new commercial building establish as a shopping center and serve residents and visitors alike. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Application No. UP2015-007, 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 Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 26th DAY OF MARCH, 2015. Brenda Wisneski, AICP, Zoning Administrator Nib- 07-22-2014 22 Zoning Administrator Resolution No. ZA2015-0## Page 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1 . The development shall be in substantial conformance with the approved site plan, floor plans including seating plan, and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2015-007 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 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. Prior to implementation of this use permit, all revisions for the shell of the commercial building regarding the subject tenant space shall be permitted and completed. 5. 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 use permit. 6. This minor use permit may be modified or revoked by the Zoning Administrator if determined 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. 7. The hours of operation for the establishment shall be limited to 6:00 a.m. through 5:00 p.m., daily. 8. The sale of alcohol shall not be permitted. 9. The maximum net public area shall be 484 square feet. 10. The outdoor dining shall not exceed 121 square feet (25 percent of the net public area) and shall remain entirely on private property with no encroachment into the public- right-of-way. 11. Parking shall be provided at a rate of one (1) space for each 40 square feet of net public area and shall comply with the approved parking management plan in effect for the site. Any change to this would require an amendment to this use permit. 12. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require subsequent review and may require an amendment to this use permit or the processing of a new use permit. 07-22-2014 12 Zoning Administrator Resolution No. ZA2015-0## Page 7 of 8 13. Temporary refrigerated trash storage shall be provided to control odors associated with food waste. 14. Kitchen exhaust fans shall be installed and maintained in accordance with the Uniform Mechanical Code. 15. The exhaust systems for the food use shall be installed with pollution control units to filter and control odors and shall be located entirely within the structure, except for a required vent that may be located on the roof in a location approved by the Planning Division. 16. 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. 17. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 18. No outside paging system shall be utilized in conjunction with this establishment. 19. All trash shall be stored within the building or within the existing dumpsters stored in the trash enclosure. The trash enclosure shall comply with Zoning Code Section 20.30.120 including three walls, a self-latching gate and a decorative solid roof for aesthetic and screening purposes. 20. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of- way. 21. 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. 22. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this use permit. 23. 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. 24. 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. 07-22-2014 13 Zoning Administrator Resolution No. ZA2015-0## Page 8 of 8 25. Prior to the issuance of the building permit, fair share fees shall be paid for the change in use from general commercial to food service. 26. 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 Xanadu Cafe MUP including, but not limited to, the Minor Use Permit No. UP2015-007 (PA2015-021). 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 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. Fire Department Conditions 27. Pursuant Fire Code Section 609.2, a Type 1 hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. Type 1 hood shall require separate review and permit by the Building Division and Fire Department. 28. Pursuant to C.F.C. Section 904.2.1, required commercial kitchen exhaust hood and duct system required by Section 609 shall have a Type 1 hood and shall be protected with a wet-chemical extinguishing system as pursuant to C.F.C. Sec. 904.5. Building Division Conditions 29. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 30. Provide wheel chair accessible access to all areas of the tenant space, including kitchen and storage areas. 31. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 32. Implementation of the food service use requires fire sprinklers per the Municipal Code. 07-22-2014 -1 Attachment No. ZA 2 Vicinity Map 15 V� QP �P 2� VICINITY MAP 1 00 g LWSTHWT.W - � ✓Y �•^!Y�- a ,I 29 .y ^ 28 1 a 9� Minor Use Permit No. UP2015-007 PA2015-021 100 W. Coast Highway V� QP �P sg Attachment No. ZA 3 Project Plans 19 V� QP �P �o �� C ;.. '.�. ... _.... ... _.. . a.... .... :.... ' :. >.. ,... .Y . .. _ A i $ ♦ L ,. .: .... • f..- .. . .L .. .. r. .,. a.Y .. ... •. ... F•. , a ..S.nva:. . ...... SERVICE AREA it I Ehdaie 1 Gandara I III I TRASH I, I ,tl I I t I Architecture Al IIIIIIII 11111111111 Jill 11 Planning ,. ;, \'\ Interior Design I S4 � -1 2 L_ c:> Sled Irvine, Ca 92612 O Telephone 949.679.6160 DO ❑ ❑ o EXISTING PARKING Jr.-_ ___ - - O a L11 PROJECT: - - - - LEASE AREA LEASE AREA LEASE AREA OCCUPIED VACANT VACANT A2.o OCCUPANCY: B Q XANADU FRENCH CAFE 3,190 SF SUITE 104 x t � \\\ I \ Ll1 MARINERS POINT f A• -e 100 W. COAST HWY I A .. .. : ----- ---- ----- r NEWPORT BEACH, A I O C I � I eeeeeeeeeeee o _ .:'•. ..cG aS <,t ..-�'.. a. r?, s IIS II I i \\\ • �.w w. y ¢�:r:"� '.iii'Y+. M fY. .1 d�.:...- k -..: , RAMP UP I II - --- I .-------_-_, ---___--- I --- II I I I I .. .y •.sw' . ;. ,,.. . .' s•0.-a fi :P� eti, 11 .Mi11.MmwYu z35.34a C' .• ;• ; 1 �1 I T I .. �II�. . l �� .. .. P� ----� ---- — ---- - — — — I I L_ J �— T I � Y Jill 11 I Hw N . C AST � W I L_ __ epee 5� Adro r PROJECT SUMMARY f TOTAL BUILDING GROSS AREA 19 , 905 SF Revisions Date -4 ' � � � '� tin _ r PROPOSED XANADU CAFE AREA: 1 , 456 SF NET PUBLIC AREA: 484 SF WORK AND RESTROOM AREA : 972 SF - west Coa s t IWY Br ti wIztir OCCUPANCY : ' B ' Job Number Drawn By � I�} A- L�llif-eland OCCUPANTS : NPA 484 SF 15 SF/ PERSON = 32 Checked By C& Linda rule KITCHEN AND WORK AREA: 872 SF : 200 SF/ PERSON = 4 Scale 3/32"= 1 1 '-0" u, � RESTROOM : 100 SF s- s� 14)r r r 1F eV 7,�" — Date 3- 16- 15 aarr� f9r1 �- OUTDOOR SEATING AREA . 121 SF= 25 % OF NPA Sheet Title SITE PLAN TOTAL OCCUPANTS : 36 TOTAL PARKING SPACES PROVIDED : 150 S PACES OWNERSHIP AND USE OF DOCUMENTS All Drawings, Specifications and copies thereof furnished by Ehdale I Gandara Architects are and shall remain its property. They are to be used only with respect to this Project and are not to be used on any other project. Submission or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogation of Ehdale l Gandara Architects common law copyright or other ...,ad rights. Sheet No. SITE PLAN & VICINITY MAP SC: 3/3211-,1.011 Al 00 34'-10" VERIFY -2" ERIFYEhdaie I Gandara p I.. . Architectu Planning - - - - _ - - - - ^`^ _ — — 1 Interior Design \1 ,� SERVICE I FREEZER MICR i . RAGE 0 N 2 LaCJ suet '� C HAGFI K GFI 37 102 ; nxnx I Irvine, Ca 92612 la:>. O O FRYER O PREP. 0 _ '° STORAGE :I.`' KITCHEN Telephone 949.679.6160 � 0 L - - - - - - - - - - - TABLE 103 °' .�': ��� I O O 43 'd. ' XX •x X,�X BL N DISP. 33 I — - \� °° EXHAUST HOOD ABOVE WITH G ESP1 --------------- r FI I ELECT. PANEL ' Nc/ F G 31 32 POLUTION CONTROL UNIT GFI / '"` I slso PROJECT: — — — — — — — — — — - .' : _:'' ° %47J /j� ::. . .X yX�XXn GFI GFI H.W. ICE ESPRE — — - — — I — — / j GFI - FI II 30 4-- >><< - C OLER PREP. ,3 RAS TRASH GFI - —O7� -- - OF CFF o I _ to 48„—1 I e: ,2 TA E STORAGE G w �& OF �� 29 I XANADU FRENCH CAFE SUITE 104 27 28 ✓ 43 e x 26 I 26 , d.. .. a . . .. — RIFY .�` 0 ' TRASH SANDWIC P 38 24 25 26 _ 0 C . I PRE ,,,,,,,,,,,,, `r' 35 AI o R I MARINER'S POINT 6„� cn „_,_,,;,...,_--.------- o o COO � I 2 14 6' -6 �—I I 100 W. COAST HWY W ❑ R K QO 36” CLR COON SER I I NEWPORT BEACH, CA i I 10 4 13 S /I I � 15 �Mix. REF ,oAS E ►� I �- Y 23 C I AFI �) 23 16 36 STO AGE I '� C U SST O'M.E�R A/R A Il I FI Mlx. 101 23 X 1 / IIIIIIIIIII ,9 � ,x� ,� i � I/ 1, �T _ � 0 22 OCKERS /—'- lam/ \ \ J _ WAS H SI K GFI MOP q)-- x SINK 39 o _ - WH - - - - NET PUBLICAR A q. . .. , . . ; 484 q.a I RESTRN - PROJECT SUMMARY Revisions Date TOTAL BUILDING GROSS AREA : 191905 SF PROPOSED XANADU CAFE AREA: 1 , 456 SF NET PUBLIC AREA: 484 SF Job Number WORK AND RESTROOM AREA: 941 SF Drawn By OCCUPANCY: ' B ' Checked By Scale OCCUPANTS : NPA 484 SF 15 SF/ PERSON = 32 Date 3-16-15 KITCHEN AND WORK AREA: 872 SF: 200 SF/ PERSON = 4 Sheet Title RESTROOM : 100 SF FLOOR PLAN TOTAL OCCUPANTS : 36 TOTAL PARKING SPACES PROVIDED : 150 S PACES OWNERSHIP AND USE OF DOCUMENTS All Drawings, Specifications and copies thereof furnished by Ehdaiel Gandara Architects are and shall remain its property. They are to be used only with respect to this Project and are not to doused on any other project. Submission or distribution to meet official regulatory requirements or for other purposes in connection withthe Project is not to be construed as publication in derogationof Ehdaie I Grandma Architects common law copyright or other reserved rights. Sheet No. PROPOSED CAFE FLOOR PLAN SC: 3/8°'= A2 . 0 Zoning Administrator— March 26, 2015 Item No. 3a: Additional Materials Received Xanadu Cafe Minor Use Permit (PA2015-021) Updated Shared Parking Analysis- Mariner's Pointe The Mariner's Pointe development located at 100 West Coast Highway was approved by the City Council on August 9, 2011, allowing for the development of a 19,905-square-foot commercial building and three-level parking structure. Required parking forthe project was determined based on documentation and a number of assumptions, including: 1) the Shared Parking Analysis prepared by LSA Associates, Inc., dated July 22, 2011; 2) a limitation that the maximum New Public Area (NPA)for eating and drinking uses be limited to 5,210 square feet; and 3) the proposed floor area for eating and drinking uses will be occupied by fine dining establishments with very low turnover with a parking demand of 1 space 50 square feet of NPA. Pursuant to Condition No. 7 of City Council Resolution No. 2011-86, any changes to the assumed tenant mix or changes in the type of food use that would increase parking demands may require the preparation of a new shared parking analysis approved by the Community Development Department to ensure adequate parking is provided on site to support the peak parking demands. The following is an update to the July 22, 2011, Shared Parking Analysis previously prepared by LSA Associates, Inc., utilizing the same methodology. The purpose of this analysis is to evaluate the on-site parking supply versus the demand that will occur for parking throughout the day based on the current anticipated mix of uses due to changes in leasing. A 3,109 sfjewelry store currently occupies the development and applications are pending for a cafe and a yoga studio. The remaining suites are currently vacant. In addition to the mix of retail, medical office, and low-turnover restaurants originally assumed and analyzed in the July 22, 2011 , Shared Parking Analysis, this analysis also takes in account the pending yoga studio (health club)and caf6 uses. This analysis conservatively includes the future potential for two full-service restaurants and a medical office to occupythe remaining upstairs suites, and a retail use to occupy the remaining vacant ground floor suite. A 300 sf flower shop (retail)was also added to the analysis to demonstrate full build-out of the site. The previous July 22, 2011, Shared Parking Analysis anticipated a peak parking demand of 122 spaces to occur at noon and 141 spaces in the evening at 7:00 p.m. As illustrated below, the current assumed mix of land uses is anticipated to generate a peak parking demand of 117 spaces at 1:00 p.m. and 134 spaces in the evening at 6:00 p.m., resulting in a reduction of parking demand. Parking Supply The parking structure, as constructed, accommodates 143 parking spaces on site with valet operations. On the ground level of the parking structure are 35 standard stalls and 3 handicapped stalls (total of 38 spaces). On the second floor of the parking structure are 26 standard stalls, 2 handicapped stalls, 8 tandem stalls (16 spaces)to be used by employees or valet operations, and 6 valet-only stalls during valet operations (total of 50 spaces). The third floor of the parking structure provides 29 standard stalls, 10 tandem stalls(20 spaces) to be used by employees or valet operations, and 6 valet-only stalls during valet operations (total of 55 spaces).The two spaces in each tandem stall designated for employees will be assigned to the same suite. Zoning Administrator— March 26, 2015 Item No. 3a: Additional Materials Received Xanadu Cafe Minor Use Permit (PA2015-021) Parking Demand Table A below provides the revised allocation of restaurant, retail, fitness, and medical/dental office space based on the current number and area of leasable suites. The table also provides the number of spaces each land use would individually require per the Zoning Code parking requirements. The total number of required parking represents a worst-case scenario that assumes the parking demand of each of the land uses peak at the same time. For the purposes of this analysis, a parking requirement of 1 space per 50 square feet of net public area was used for the full-service restaurants and 1 space per 40 square feet of net public area was used for the cafe. Table A: Parking Requirements Pursuant to Zoning Code Section 20.40.040 Gross Leasable Square Restaurant Net Public Parking Required Land Use Suites Feet' Area (sq Areae s Rate Parking 4 Restaurant 202 &203 7,406 6,731 4,039 1 per 50 sf 81 Cafe 104 1,593 1,456 484 1 per 40 sf 13 (PA2015-021 Retail 101,102, 5,384 n/a n/a 1 per 250 sf 22 and future flower shop Yoga Studio 103 3,916 n/a n/a 1 per 200 sf 20 PA2015-042 Medical Office 201 1,606 n/a n/a 1 per 200 sf 9 Total 19,905 145 'Gross square footage calculation includes a proportionate share of building service area assigned to each suite 1 Estimated as 60 percent of net restaurant area consistent with the project description. 3 Per NBMC 20.40.040. 4 NBMC 20.40.030.E requires fractional spaces to be rounded up. 5 NBMC 20.40.060 allows the adoption of a parking rate between 1/30 sf to 1/50 sf for restaurants. We=not applicable sf=square feet Shared Parking Because of different hours of operation and different offsetting parking activities, not all of uses at Mariner's Pointe require theirfull allotment of parking spaces at the same time. The methodologies found in Shared Parking, Second Edition 2005(Urban Land Institute)were used to identify the daily variations in parking demand for each of the assumed land uses. The time-of-day factors found in Shared Parking are based on empirical studies and result from multiple parking accumulation counts. Table B (attached) applies these time-of-day factors to the required parking for each land use. The total parking required for all three uses has two peaks: (1) one peak in the early afternoon with a demand for 117 parking spaces at 1:00 p.m., and (2) a second peak in the early evening with a demand of 134 parking spaces at 6:00 p.m. 2 Zoning Administrator— March 26, 2015 Item No. 3a: Additional Materials Received Xanadu Cafe Minor Use Permit (PA2015-021) Conclusion The shared parking analysis reveals that 5,384-square-foot of retail sales, a 3,916-square- foot health club, 1,606-square-foot of medical/dental office, and approximately of 4,523- square-foot of net public restaurant area can be provided in the 19,905-square-foot development without exceeding available parking. If any of the suites analyzed as medical office or restaurants are leased for retail sales, the parking demand will be lower. Prepared By: Jaiffie Murillo Senior Planner Date: March 25, 2015 3 Zoning Administrator- March 26, 2015 Item No. 3a: Additional Materials Received Xanadu Cafe Minor Use Permit (PA2015-021) Table B: Shared Parking Analysis Shared Parking Time-of-Day Factors Time of Day Factors' 6:00 a.m. 7:00 a.m. 8:00 a.m. 9:00 a.m. 10:00 a.m.11:00 a.m.12:00 p.m. 1:00 p.m. 2:00 p.m. 3:00 p.m. 4:00 p.m. 5:00 p.m. 6:00 p.m. 7:00 p.m. 8:00 p.m. 9:00 p.m. 10:00 p.m.11:00 p.m. Fine/Casual Dining 15% 40% 75% 75% 65% 40% 50% 75% 95% 100% 100% 100% 95% 75% Family Restaurant 25% 50% 60% 75% 85% 90% 100% 90% 50% 45% 45% 75% 80% 80% 80% 60% 55% 50% Medical Office 90% 90% 100% 100% 30% 90% 100% 100% 100% 100% 67% 30% 15% Health Club 70% 40% 40% 70% 70% 80% 60% 70% 70% 70% 80% 90% 100% 90% 80% 70% 35% 10% Retail 1%u 5%n 15% 35% 65% 85% 95% 100% 95% 90% 90% 95% 95% 95% 80% 50% 30% 10% Time of Day Parking Restaurant 81 0 0 0 0 12 32.4 60.8 60.8 53 32.4 40.5 60.8 77.0 81 81 81 77.0 60.8 Cafe 13 3.25 6.5 7.8 9.75 11 11.7 13 11.7 7 5.9 5.9 9.8 10.4 10 10 8 7.2 7 Office 9 0 0 8.1 8.1 9 9 2.7 8.1 9 9 9 9 6 2.7 1.4 0 0 0 Yoga Studio 20 14 8 8 14 14 16 12 14 14 14 16 18 20 18 16 14 7 2 Retail 22 0.2 1.1 3.3 7.7 14.3 19 20.922 20.9 19.8 19.8 20.9 20.9 20.9 17.6 11.0 6.6 2.2 Total 145 17 16 27 40 61 88 109 117 103 81 91 118 134 133 126 114 98 71 Notes: 'Time-of-Day Factors referenced from Shared Parking,Second Edition, Urban Land Institute,2005. Zoning Administrator— March 26, 2015 Item No. 3b: Additional Materials Presented At Meeting Xanadu Cafe Minor Use Permit (PA2015-021) 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. Facts in Support of Finding 3. Required parking for the Mariner's Pointe was previously determined based on documentation and a number of assumptions, including: 1) the Shared Parking Analysis prepared by LSA Associates, Inc., dated July 22, 2011; 2) a limitation that the maximum New Public Area (NPA) for eating and drinking uses be limited to 5,210 square feet; and 3) the proposed floor area for eating and drinking uses will be occupied by fine dining establishments with very low turnover with a parking demand of 1 space 50 square feet of NPA. Pursuant to Condition No. 7 of City Council Resolution No. 2011-86, any changes to the assumed tenant mix or changes in the type of food use that would increase parking demands may require the preparation of a new shared parking analysis approved by the Community Development Department to ensure adequate parking is provided on site to support the peak parking demands. 4. An Updated Shared Parking Analysis — Mariner's Pointe, dated March 25, 2015, has been prepared and approved by the Community Development Department to evaluate the on-site parking supply versus the demand that will occur for parking throughout the day based on the current anticipated mix of uses and operational characteristics, including the proposed cafe and bakery. Given the characteristics of the use, a parking demand of 1 space per 40 square feet of floor area is appropriate due to the higher turnover of customers expected. The updated shared parking analysis indicates that because of the different peak hours of operation of the assumed mix of tenants, not all of the uses within the project will require their full allotment of parking spaces at the same time. The analysis indicates that the total parking required has two separate peaks: 1) one peak during the early afternoon with a total demand for 117 parking spaces at 1:00 p.m.; and 2) a second peak in the early evening with a total demand of 134 parking spaces at 6:00 p.m. Therefore, the project is anticipated to provide a surplus of nine spaces based on the shared parking analysis.