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HomeMy WebLinkAbout2018 - ADD OUTDOOR DINING - 2407 Coast Hwy E RESOLUTION NO. 2018 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. UP2016-023 TO ESTABLISH AN OUTDOOR DINING ASSOCIATED WITH AN EXISTING RESTAURANT (ROTHSCHILD'S) AT 2407 EAST COAST HIGHWAY (PA2016- 088) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Heidi Patricola, with respect to property located at 2407 East Coast Highway, and legally described as Tract 470 Lot 1 Blk B requesting to establish an outdoor dining area associated with an existing restaurant. 2. The applicant proposes to construct a 210 square foot outdoor dining area to be located along the front of the structure on East Coast Highway. A portion of the proposed area would be located within the public right-of-way. 3. The subject property is located within the Commercial Corridor Zoning District and the General Plan Land Use Element category is Corridor Commercial (CC). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Corridor Commercial (CC-B). 5. On April 20, 2000, the Planning Commission approved an amendment to Use Permit No. 1851A to upgrade the existing alcoholic beverage license to a Type 47 to allow for the sale of general alcoholic beverages for on-site consumption. Conditions of approval were established to minimize potential impacts from the restaurant operations to the neighborhood. Use Permit No. 1851A and related conditions of approval shall remain in effect. 6. A public hearing was held on June 9, 2016 in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is also categorically exempt under Section 15303, of the State California Environmental Quality Act (CEQA) Guidelines — Construction or Conversion of Small Structures in that the improvements associated with the outdoor dining area are considered accessory to the main structure. The project is also categorically exempt under Section 15302, of the State CEQA Guidelines — Class 2 (Replacement or Planning Commission Resolution No. 2018 Page 2 of 7 Reconstruction) on the basis that the land use amendment would not result in new development or change the current use of the property located at 2407 East Coast Highway. SECTION 3. REQUIRED FINDINGS. The outdoor dining area is a change to the operational characteristics of the restaurant, therefore, a conditional use permit is required. In accordance with Section 20.52.020 of the Newport Beach Municipal Code, the following findings and facts in support of such findings 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 subject property is designated by the General Plan as Corridor Commercial (CC). The proposed project is consistent with the CC land use category, which is intended to provide for a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. Findin : 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 subject property is located in the Commercial Corridor Zoning district. Eating and drinking establishments are permitted within this district subject to the approval of a use permit. 2. The outdoor dining area is proposed to be approximately 210 square feet in size which does not require additional parking per Chapter 20.40.040 (Off-Street Parking Spaces Required) of the Municipal Code. 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 eating area is located along East Coast Highway, an active commercial with high pedestrian use. Outdoor dining areas are encouraged in that 07-22-2014 Planning Commission Resolution No. 2018 Page 3 of 7 they create a pedestrian-oriented environment and contribute to the vibrancy of the area. 2. The subject dining area is limited to 210 square feet and extends 11-feet from the building edge. The sidewalk would be maintained at seven-feet which is adequate to accommodate pedestrian passage. 3. The restaurant hours are from 10:00 a.m. to 12:00 a.m. A condition of approval has been included limited the outdoor dining area from 10:00 a.m. to 10:00 p.m. 4. The internal operations of the restaurant would not be modified and would continue to be conditioned by Use Permit No. 1851A. 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; and Facts in Support of Finding: 1. Establishment of the outdoor dining area will have no effect on the ability for public and emergency vehicle access and public services and utilities, as the improvements are limited to a 210 square foot eating area and do not encroach into the roadway. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The project includes conditions of approval to ensure that potential conflicts with surrounding land uses are minimized to the greatest extent possible. The outdoor dining area is located along East Coast Highway, a highly traveled commercial corridor. Residential uses located along Begonia Avenue are separated from the outdoor dining area by the existing restaurant. Therefore, potential noise generated by the seating area will be blocked by the structure and likely will not exceed ambient noise levels created by the roadway. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 07-22-2014 Planning Commission Resolution No. 2018 Pa e4of7 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit UP2016-023, 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 City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF JUNE, 2016. AYES: Koetting, Kramer, Lawler, Weigand, and Zak NOES: None ABSTAIN: None ABSENT: Brown and Hillgren BY: oryKra r, airman BY: Pet r Koetting, ecreta 07-22-2014 Planning Commission Resolution No. 2018 Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING (Project-specific conditions are in italics) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2016-023 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. 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. 5. This Use Permit may be modified or revoked by the Planning Commission should they determine 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. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit. 7. 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. 8. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 9. 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. 10. No exterior amplified music, sound system, outside paging system shall be utilized in conjunction with the outdoor dining area. 07-22-2014 Planning Commission Resolution No. 2018 Page 6 of 7 11. 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. 12. 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. 13. 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 Rothschild's Outdoor Dining Use Permit including, but not limited to, the Use Permit UP2016-023. 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. 14. The hours of the outdoor dining area shall be from 10 a.m. to 10 p.m., daily. Police Department 15. Prior to occupying the outdoor dining area, the applicant shall obtain an Operator's License from the Newport Beach Police Department. A security plan detailing the restaurant's standard operating procedures for addressing security issues will be required prior to issuance of the Operator's License. 16. The quarterly gross sale of alcoholic beverages shall not exceed the gross sales of the food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less fre quently than on a quarterly basis and shall be made available to the Police department on demand. Building Division 17. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with Chapter 11 B California Building Code. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 07-22-2014 Planning Commission Resolution No. 2018 Page 7 of 7 18. The construction plans must meet all applicable State Disabilities Access requirements. Wheelchair accessible path of travel to the area to the outdoor dining, including the terraced area, is required. Delineate a wheelchair accessible seat in the outdoor dining area. The gate accessing the outdoor dining area shall swing out or be locked. 19. The quantity of plumbing fixtures in restroom must be justified for the increase in customer capacity, as determined by the Building Division. Public Works 20. The applicant shall obtain an Annual Sidewalk Cafe License Encroachment Permit from the Public Works Department and pay all applicable fees for the proposed outdoor dining area. 21. Prior to issuance of building or encroachment permits, the applicant shall obtain City Council authorization to waive City Council Policy L-21 as it pertains to specific component of the outdoor dining area. 07-22-2014