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
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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
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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
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Attachment No. ZA 1
Draft Resolution
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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
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Zoning Administrator Resolution No. ZA2015-0##
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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.
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Zoning Administrator Resolution No. ZA2015-0##
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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.
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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-
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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.
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Zoning Administrator Resolution No. ZA2015-0##
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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.
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Zoning Administrator Resolution No. ZA2015-0##
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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
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Attachment No. ZA 2
Vicinity Map
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Attachment No. ZA 3
Project Plans
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f TOTAL BUILDING GROSS AREA 19 , 905 SF
Revisions Date
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NET PUBLIC AREA: 484 SF
WORK AND RESTROOM AREA : 972 SF
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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
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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.