HomeMy WebLinkAboutC-1918 - Off-Street Parking Agreement, Use Permit 1800, Snack ShopBy
CITY O G�j��.YSr?RT R'FCi i
March 23, 1977
TO:
City Council Meeting March 28, 1977
Agenda Item No.
CITY OF NEWPORT BEACH
City Council
FROM:
Department of Community Development
SUBJECT:
Request for an Off -Site Parking Agreement in
c �,o ;n.,. with the remodeling of an existing
res�ant /bakery (Use Permit No. 1800),
oca a on the northwesterly corner of East- -Coast
Highway and Narcissus Avenue in Corona del Mar.
LOCATION:
Lots 4 and 5, Block T, Tract 323
(Restaurant /bakery site)
Lots 1 and 3, Block 440, Corona del Mar Tract
(Off -site parking lots)
ZONE:
C -1 and R -2
APPLICANT:
���`�!'� Irvine
OWNER:
James D. Ray, Corona del Mar
Application
This application requests approval of an off -site
in conjunction with the remodel of an existing "S
bakery. In accordance with Section 20.30.035D of
Municipal Code, the Planning Commission shall not
City Council shall not approve off - street parking
from the building site or sites unless:
parking agreement
lack Shop" restaurant/
the Newport Beach
recommend and the
on a separate lot
(a) Such lot is so located as to be useful in connection
with the proposed use or uses on the building site
or sites.
(b) Parking on such lot will not create undue traffic
hazards in the surrounding area.
(c) Such lot and the building site are in the same owner-
ship, or the owners of the building sites have a
common ownership in such lot, and the owner or owners
are entitled to the immediate possession and use
thereof (ownership of the off -site lot must be
ownership in fee or a leasehold interest of a dura-
tion adequate to serve all proposed uses on the
building site or sites).
(d) The owner or owners and the City, upon the approval
of the City Council, execute a written instrument or
instruments, approved as to form and content by the
City Attorney, providing for the maintenance of the
required off- street parking on such lot for the
duration of the proposed use or uses on the building
site or sites. Should a change in use or additional
use be proposed, the off - street parking regulations
applicable at the time shall apply. Such instru-
ments shall be recorded in the office of the County
Recorder and copies thereof filed with the Depart-
ment of Community Development.
i i
TO: City Council - 2.
Suggested Action
If desired, adopt Resolution No. , authorizing the execu-
tion of an off -site parking agreement with Far West Services, Inc.
Irvine.
Planning Commission Recommendation
At its meeting of January 6, 1977, the Planning Commission voted
(6 Ayes, 1 No) to approve Use Permit No. 1800, including the requested
off -site parking arrangement, subject to the following findings and
conditions:
A. FINDINGS:
1. That the proposed commercial development is consis-
tent with the General Plan and is compatible with
surrounding land uses. The off -site parking lot
use in a residential district is not in conflict
with the General Plan.
Adequate off - street parking spaces are being pro-
vided for the proposed development.
3. The off - street parking spaces for the expanded
restaurant on a separate lot from the building
site is justifiable for the following reasons:
(a) The parking lot is actually the expansion
of an existing off -site parking lot that
is directly across a fourteen foot wide
alley from the main building site;
(b) The proposed development will not create
undue traffic hazards in the surrounding
area; and
(c) The parking lot site is owned by the same
owner as the restaurant site and will be
maintained as an off - street parking lot
for the duration of the restaurant use on
the adjacent building site.
4. That the Police Department has indicated that they
do not contemplate any problems.
5. That the establishment, maintenance or operation of
the use of the property or building will not, under
the circumstances of the particular case, be detri-
mental to the health, safety, peace, comfort and
general welfare of persons residing or working in the
neighborhood of such proposed use or be detrimental
or injurious to property and improvements in the
neighborhood or the general welfare of the City,and
further that the modification required for the parking
lot encroachment on Narcissus Avenue is consistent
with the legislative intent of Title 20 of this Code.
6. The approval of Use Permit No. 1800 will not, under
the circumstances of this case, be detrimental to
the health, safety, peace, morals, comfort and general
welfare of persons residing and working in the neigh-
borhood or be detrimental or injurious to property
and improvements in the neighborhood or the general
welfare of the City.
CONDITIONS:
1. That development shall be in substantial conformance
with the approved plot plans.
TO:
10 4
City Council - 3.
2. That the boundary wall between the proposed parking
lot and the adjoining residential lot shall be of
solid masonry construction and shall be constructed
to a height of seven feet up to a point five feet
behind the front property line. The remaining por-
tion of the wall between the front property line and
a point five feet back shall be three feet in height.
3. That an off -site parking agreement shall be approved
by the City Council, guaranteeing that a minimum of
twenty -four parking spaces shall be provided on
Lots 1 and 3, Block 440, Corona del Mar, for the
duration of the restaurant on the property in question.
4. That the off -site parking area shall be paved with
asphalt, concrete or other street surfacing material
of a permanent nature. Parking spaces shall be marked
with approved traffic markers or painted white lines
not less than four inches wide.
5. Wheel stops shall be provided so as to keep parked
automobiles from encroaching into the adjoining
fourteen foot wide alley.
6. A two foot wide landscaped planter shall be provided
adjacent to the proposed boundary wall between the
new off -site parking lot and the adjoining residential
lot. Said landscaped area shall be planted with a
groundcover that shall not exceed three inches above
a six inch high curb so as not to obstruct the front
overhang of parked automobiles. Bougainvillea or
other vine of sufficient variety, number and size
shall be planted in cutouts between parking stalls
so as to screen the subject boundary wall. Trees,
shrubs, or vines shall also be planted in the pro-
posed five foot wide planter areas along the front
property line so as to screen the off -site parking
lot from Narcissus Avenue. A landscape plan shall
be submitted to and approved by the Director of
Parks, Beaches and Recreation, incorporating the
abovementioned landscape requirements. Said land-
scaping shall be implemented in accordance with the
approved plan, and the landscaping shall be perman-
ently maintained.
7. That the trash storage area shall be provided on site
in a location meeting the approval of the Community
Development Director,and all mechanical equipment
and trash areas shall be screened from the fourteen
foot wide alley and from adjacent properties and
streets.
B. That all exterior lighting and signs shall be
approved by the Director of Community Development.
9. That the new drive approach be constructed under an
encroachment permit obtained from the Public Works
Department.
10. That a resubdivision be approved and a parcel map
be filed so as to eliminate the interior lot line
and combine Lots 4 and 5, Block T, Tract 323, into
one building site. (NOTE: The Snack Shop building
is constructed on two lots and the proposed alterations
exceed $5,000.00).
11. That the request to allow serving beer and wine shall
be approved for a period of two years, and any request
for extension shall be acted upon by the Modifications
Committee.
r •
TO: City Council - 4.
Background
In conjunction with the remodeling of the existing facilities, the
applicant proposes to expand the dining, reception, and bakery sales
area and to change the operational characteristics of the use to
include the service of beer and wine. In addition, the applicant
has also received the approval of the Planning Commission to estab-
lish a parking lot on adjoining residentially -zoned property and a
modification for a screen wall.
Attached for the information and review of the City Council are copies
of the Planning Commission staff reports dated August 13 and December
28, 1976, and an excerpt from the Planning Commission minutes of
January 6, 1977, which fully outline the applicant's request.
Respectfully submitted,
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. HOGAN, Director
By
JDH /kk
Attachments for City Council Only:
1) Vicinity Map
2) Planning Commission Staff Reports
3) Planning Commission minutes
NOTE: Floor Plans and Site Plans will be on display at the time
of the meeting.
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DISTRICTING MAP
EWPORT BEACH — CALIFORNIA
ACfiCULTURd NCSIOCNTIAL RSA LNLTIPLC RESIDERTIAL
SINOEE FARIT RESIDENTIAI, ERCIAL
DUPLEX RESIGENR0. C-S CfMERAL LOMNERCUI
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USE ? Elt M!T NOR 1800
Planning Commission Meeting Jan. 6, 1977
Item No. 3
December 28, 1976
TO:
FROM:
SUBJECT:
CITY OF NEWPORT BEACH
Planning Commission
Department of Community Development
Use Permit No. 1800 (Public Hearing)
Request to permit the remodeling of an existing
"Snack- Shop" restaurant /bakery so as to permit the
expansion of the dining, reception, and bakery
sales area, and to change the operational character-
istics of the subject restaurant to include the
serving of beer and wine. Further request to
establish a parking lot on the adjoining residentially
zoned property so as to provide a portion of the
required parking off -site. Said application also
includes a request for an off -site parking agreement
and a modification to permit the off -site parkin
area and screen wall to encroach to within five �5)
feet of the front property line on Narcissus Avenue
(where the Districting Map indicates a minimum 20
foot front yard setback).
LOCATION: Lots 4 and 5, Block T, Tract 323, located at 3446
East Coast Highway (i.e. restaurant site), and Lots
1 and 3, Block 440, Corona del Mar located at 411-
413 Narcissus Avenue (i.e. off -site parking lots)
on the northwesterly corner of East Coast Highway
and Narcissus Avenue in Corona del Mar.
ZONE: C -1 and R -2
APPLICANT: Far West Services, Inc., Irvine
OWNER: James D. Ray, Corona del Mar
Background
At its meeting of September 16, 1976, the Planning Commission removed
this matter from calendar as requested by the applicant due to
unforeseen problems with the leasing negotiations on the site.
The leasing problems have been resolved with the property owner, and
therefore, the applicant is now requesting to proceed with the public
hearing on this application. Said hearing has been readvertised for
the Commission meeting of January 6, 1977 as required by Code.
The staff report for Use Permit No. 1800 dated August 13, 1976 and
related plot and floor plans are still applicable, and are attached
for Commission review.
rvice of Beer and Win
Subsequent to the writing of the attached staff report, the applicant
requested a change to the operational characteristics of the subject
restaurant facility which would allow the service of beer and wine.
According to the applicant, the availability of beer and wine will be
extremely incidental to the primary function of providing food service.
This request is identical to two other requests which have already been
approved for other Far West Service restaurants (Coco's) in the City.
Staff has no objections to the request since the service of beer and
wine should have no significant impact on the parking demand. However,
staff would suggest an additional condition of approval if the beer and
wine service is approved:
Item No. 3
TO: Planning Commission - 2.
11. That the approval of on -sale beer and wine shall be for
two years, and any extension shall be subject to the approval
of the Modifications Committee.
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. MOGAN, DIRECTOR
?�r� sue,.,. �t?° .J
.
'y_ William R. Laycoc ,O
Senior Planner
WRL /sh
Attachments: Letter from Applicant dated December 7, 1976
Staff Report dated August 13, 1976
Vicinity Map
Plot Plans and Floor Plans
Item No. 3
q
v
FAR EST
e4v cep, LORC.
x701 Alton. P.O .BOX 19561. Irvine. Ca.92713 • 17141540 -9898
December 7, 1976
William R. Laycock
Senior Planner
City of Newport Beach
3300 Newport Blvd.
Newport Beach, California 92660
Re: 119 SNACK SHOP - 3346 E. Coast Highway, Corona del Mar, California
Dear Mr. Laycock:
Far West Services wishes to request that our application for use permit
(111800) be re- entered on the schedule for Planning Commission considera-
tion at the earliest possible date.
We have completed our negotiations with the landlord for the lease on
the subject premises and wish to pursue Planning Commission approval
and Coastal Commission approval as soon as possible.
Very truly yours,
� �
�./ ge War
Co truction Manager
GW:et
Y E 11
REGE' n%v
CJ wv.,_yPt
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Planning Commission Meeting__ Auq, __I_9,.1976
Item No
CITY OF NEWPORT BEACH
August 13, 1976
TO: Planning Commission
FROM:
Department
of
Community Development
SUBJECT:
Use Permit
No.
1800 (Public Hearing)
Request to permit the remodeling of an existing
"Snack Shop" restaurant /bakery so as to permit the
expansion of the dining, reception and bakery sales
areas and to establish a parking lot on the adjoining
residentially zoned property so as to provide a por-
tion of the required parking off -site. Said applica-
tion also includes a request for an off -site parking
agreement and a modification to permit the off -site
parking area and screen wall to encroach to within
five (5) feet of the front property line on Narcissus
Avenue where the Districting Map indicates a minimum
20 foot front yard setback.
LOCATION:
Lots 4 and 5,
Block T, Tract 323, located at 3446 East
Coast Highway
(i.e. restaurant
site), and Lots 1 and
3, Block 440,
Corona del
Mar located at 411 -413
Narcissus Avenue (i.e.
off -site parking lots) on the
northwesterly
corner of
East Coast Highway and Nar-
cissus Avenue
in Corona
del Mar.
ZONE:
C -1 and R -2
APPLICANT:
Far West Services, Inc.,
Irvine
OWNER:
James D. Ray,
Corona del
Mar
Application
This application is a request to permit the remodeling of an existing
"Snack Shop" restaurant /bakery including the enlargement of the dining
and reception and bakery sales area. Section 20.35.020 (A) of the
Newport Beach Municipal Code provides that restaurant uses may be
permitted in a C -1 District, subject to the securing of a use permit
in each case. In addition, this request also includes the enlargement
of an existing off -site parking lot in the R -2 District which adjoins
the restaurant to the north. Section 20.10.020(b) of the Municipal
Code provides that a no fee private parking lot may be permitted in
any residential district adjacent to any commercial zone, subject to
the securing of a use permit in each case. Use Permit procedures are
outlined in Chapter 20.80 of the Municipal Code.
In addition to the Use Permit requirements noted above, this application
also requires a modification to permit the parking spaces in the off -
site lot and the proposed screen wall to encroach to within 5 feet of
the front property line on Narcissus Avenue where the Districting Map
indicates a minimum 20 foot front yard setback. Modification procedures
are contained in Chapter 20.81 of the Municipal Code..
Finally, this request also involves off -site parking on a separate lot
and the requirement for an off -site parking agreement to tie the
parking to the restaurant use. Section 20.30.035 (D) of the Municipal
Code states that the Planning Commission shall not recommend and the
City Council shall not approve off - street parking on a separate lot
from the building site or si.tes unless:
Item No. 5
Flo
TO: Planning Commission - 2.
(a) SUCK 10L i:c so located as Lo be useful i 1 connection with
the proposed use or uses on the building site or sites.
(b) Parking on such lot will not create undue traffic hazards
in the surrounding area.
(c) Such lot and the building site are in the same ownership,
or the owners of the building sites have a common owner-
ship in such lot, and the owner or owners are entitled to
the immediate possession and use thereof (ownership of
the off -site lot must be ownership in fee or a leasehold
interest of a duration adequate to serve all proposed
uses on the building site or sites).
(d) The owner or owners and the City, upon the approval of the
City Council, execute a written instrument or.instruments,
approved as to form and content by the City Attorney,
providing for the maintenance of the required off - street
parking on such lot for the duration of the proposed use
or uses on the building site or sites. Should a change in
use or additional use be proposed, the off - street parking
regulations applicable at the time shall apply. Such
instruments shall be recorded in the office of the County
Recorder and copies thereof filed with the Department of
Community Development.
Environmental Significance
This project has been reviewed, and it has been determined that it
is categorically exempt under Class 1 (Existing Facilities) and Class
11 (Accessory Structures) from the requirements of the California
Environmental Quality Act.
Conformance with General Plan
The Land Use Element of the General Plan designates the restaurant
site for "Retail and Service Commercial" and "Administrative, Pro-
fessional and Financial Commercial" uses. The restaurant facility
falls within the permitted uses. The area is also designated for
Specific.Area Plan. The question of parking lots in a residential
district adjoining a commercial district is not addressed by the
General Plan.
Subject Property and Surrounding Land Use
A "Snack Shop" restaurant /bakery combination with related on -site
parking, an off -site parking lot and a duplex are located on the pro-
perties in question. The duplex will be removed to provide additional
off -site parking for the restaurant /bakery use. To the northeast,
is a single family dwelling; to the southeast, across Narcissus Avenue,
are mixed commercial uses fronting on East Coast Highway, an off -site
parking lot in the R -2 District for the subject commercial uses,
and then a single family dwelling; to the southwest, across East
Coast Highway, is a Security Pacific National Bank with related
offstreet parking spaces; and to the northwest, is mixed commercial/
residential use with an interior decorator shop on the first floor
and a residential use on the second floor.
Background
The existing off -site parking lot on the R -2 parcel adjacent to the
alley was established under Use Permit No. 242 approved by the Planning
Commission on June 21, 1956. In approving this use, the Commission
found that "as in many similar locations this area is in definite
need of additional parking facilities." Requirements of the use
permit included the construction of a 3 foot high fence and landscaping
between the paving lot and the adjoining residential use. The required
landscaping was not installed.
Item No. 5
TO Planning Commission - 3.
Building records indicate that the existing restaurant /bakery and
related on -site parking were constructed on the northwesterly corner
of East Coast Highway and Narcissus Avenue four years later in 1960.
Variance No. 586, approved by the Planning Commission on February 18,
1960, permitted the restaurant facility to encroach to within 3 feet
of the rear property line where the Municipal Code would have required
a 10 foot rear yard setback for a building in the C -1 District when
abutting an alley. One of the requirements of the variance was that
the landscaping in the off -site parking lot required under Use Permit
No. 242 be installed. Again there is no evidence to indicate that
this requirement has ever been met.
Analysis
INTERIOR REMODEL
The applicant proposes to remodel the interior of the existing building.
No building enlargement or major alterations to the exterior of the
structure are planned. The interior remodel includes substantial
changes in the arrangement of the non - public areas such as the waitress
station, restaurant kitchen, dishwashing and food preparation areas,
employee dining, locker and restroom facilities and office and storage
areas. Changes in the bakery area include a reduction in the size of
the bakery kitchen and a shift in the location of the bakery display,
retail sales and reception areas. The latter changes increase the
net public area of the restaurant by -approximately 347 sq. ft. (31 %).
This area is being used to enlarge the size of the common reception
area, used by both restaurant and bakery patrons, by approximately
137 sq. ft.; and to increase the size of the dining area by approxi-
mately 210 sq. ft. The latter area is proposed to accommodate four
tables each seating four persons.
OFFSTREET PARKING PROVIDED
When the restaurant was constructed in 1960, the Municipal Code would
not have required any offstreet parking. However, when Variance
No. 586 was approved by the Commission, the applicant was required to
furnish a total of 23 spaces which were illustrated on the plot plan.
These included 9 spaces on -site and 14 spaces off -site in the adjoining
R -2 lot established under Use Permit No. 242. Since that time the
applicant has restriped the off -site lot to conform with the parking
standards adopted by the City in 1963 (Resolution No. 5763). This
resulted in a loss of 2 spaces in the off -site lot which has partially
been offset by the addition of 3 nonconforming spaces in the on -site
lot. There are currently 24 parking spaces available for the use
of the restaurant /bakery. Under the proposal currently before the
Commission, the applicant would add 12 off -site spaces and eliminate
the 3 nonconforming on -site spaces and thereby provide a total of
33 spaces for the uses on the site.
OFFSTREET PARKING REQUIRED
Using the City's base requirement of 1 space for each 40 sq. ft. of
net public area, the proposed development would require 37 spaces.
However, the Planning Commission using the criteria specified under
Section 20.30.035 B. (4) of the Municipal Code may decrease this
requirement to 30 spaces (1 space /50 sq. ft. net public area) or
raise the requirement to 49 spaces (1 space /30 sq. ft. net public
area). The restaurant /bakery currently has 1 space for each 47 sq.ft.
of net public area. Under the proposal, 1 space for each 45 sq. ft. of
net public area would be provided. In arriving at the requirements
noted above, the Commission should be aware that the staffs calcula-
tion of net public area differs substantially from that of the appli-
cant in that the staff has counted all of the reception area, exclu-
sive of the space occupied by the bakery display cases, as part of
the restaurant parking obligation. The staff has calculated the
net public area of the remodeled structure to be 1468 sq. ft.
Staff is of the opinion that the number and arrangement of spaces
proposed will be a definite improvement to the parking situation and
Item No. 5
TO: Planning Commission - 4.
that the net number of spaces added (9) is more than adequate to
offset the net public area added (347 sq. ft.) (347 f 9 = 1 space
for each 39 sq. ft. of net public area added).
EXPANSION OF OFF -SITE PARKING LOT
The applicant proposes to remove the existing duplex located at 413
Narcissus Avenue so as to provide 12 additional offsite parking spaces
for the expanded restaurant facility. The proposed parking spaces
encroach to within 5 feet of.the front property line where the
Districting Map indicates a 20 foot front yard setback along Narcissus
Avenue. Staff has no objections to the new offsite parking lot, since
it is a logical expansion of the existing offsite lot now utilized by
the "Snack Shop" restaurant facilities on the adjoining property. The
new parking lot will not encroach into the residential portion of
Narcissus Avenue any farther than the existing offsite commercial
parking lot directly across the street from the subject property.
Staff also feels that the parking spaces encroaching into the 20 foot
front yard setback will be compatible to the neighborhood, providing
adequate landscaping and walls are required. The parking spaces on
the existing offsite lot already encroach to the front property line
with no apparent problems.
BOUNDARY WALL
A 6 foot high solid masonry wall is proposed along the interior side
property line of the expanded off -site parking lot where it adjoins
the adjacent residential use. However, Section 20.30.045 B. of the
Municipal Code provides that this wall should be reduced to 3 feet
in height inside the required front yard setback on Narcissus Avenue.
Staff does not suggest a departure from this requirement and recommends
that the wall be reduced to a height of 3 feet inside .the setback area.
However, if the Planning Commission feels that the additional height
is desirable and would be of benefit to the adjoining residential use,
then a modification to this requirement should be granted.
LANDSCAPING
The plot plan indicates 5 foot wide landscaped planters along Narcissus
Avenue in front of the offsite lot. Staff recommends that additional
landscaping should also be provided adjacent to the proposed boundary
wall as originally required in conjunction with the approval of Use
Permit No. 242.
HOURS OF OPERATION AND NUMBER OF EMPLOYEES
The applicant indicates that the restaurant will continue to operate
between the hours of 7:00 A.M. and 11:00 P.M. and that there will be
approximately 24 employees on duty at any one time including 10 to 12
employees in the bakery.
Specific Findings and Recommendation
Section 20.80.060 of the Newport Beach Municipal Code provides that
in order to grant any use permit, the Planning Commission shall find
that the establishment, maintenance or operation of the use or build-
ing applied for will not, under the circumstances of the particular
case, be detrimental to the health, safety, peace, morals, comfort
and general welfare of persons residing or working in the neighbor-
hood of such proposed use or be detrimental or injurious to property
and improvements in the neighborhood or the general welfare of the
City.
Staff recommends approval of Use Permit No. 1800 and suggests that
the Planning Commission make the following findings in conjunction
with the applicant's request:
1. That the proposed commercial development is consistent with
the General Plan and is compatible with surrounding land
uses. The offsite parking lot use in a residential district
is not in conflict with the General Plan.
Item No. 5
°1 •r
T0: Planning Commission - 5.
2. Adequate offstreet parking spaces are being provided for
the proposed development.
3. The offstreet parking spaces for the expanded restaurant
on a separate lot from the building site is justifiable
for the following reasons:
(a) The parking lot is actually the expansion of an exist-
ing offsite parking lot that is directly across a 14
foot wide alley from the main building site;
(b) The proposed development will not create undue traffic
hazards in the surrounding area; and
(c) The parking lot site is owned by the same owner as the
restaurant site and will be maintained as an offstreet
parking lot for the duration of the restaurant use on
the adjacent building site.
4. That the Police Department has indicated that they do not
contemplate any problems.
5. That the establishment, maintenance or operation of the use
of the property or building will not, under the circumstances
of the particular case, be detrimental to the health, safety,
peace, comfort and general welfare of persons residing or
working in the neighborhood of such proposed use or be
detrimental or injurious to property and improvements in the
neighborhood or the general welfare of the City and further
that the modification required for the parking lot encroach-
ment on Narcissus Avenue is consistent with the legislative
intent of Title 20 of this Code.
6. The approval of Use Permit No. 1800 will not, under the
circumstances of this case be detrimental to the health,
safety, peace, morals, comfort and general welfare of
persons residing and working in the neighborhood or be
detrimental or injurious to property and improvements in
the neighborhood or the general welfare of the City.
Approval of Use Permit No. 1800 is recommended, subject to the
following conditions:
1. That development shall be in substantial conformance with
the approved plot plans.
2. That the boundary wall between the proposed parking lot
and the adjoining residential lot shall be constructed in
accordance with Section 20.30.045 B. of the Newport Beach
Municipal Code (i.e. 3 foot high masonry wall along the front
20 feet of the side property line, and 6 feet high for the
remaining portion of the side property line).
3. That an offsite parking agreement shall be approved by the
City Council, guaranteeing that a minimum of 24 parking spaces
shall be provided on Lots 1 and 3, Block 440, Corona del Mar,
for the duration of the restaurant on the property in question.
4. That the offsite parking area shall be paved with asphalt,
concrete or other street surfacing material of a permanent
nature. Parking spaces shall be marked with approved traffic
markers or painted white lines not less than 4 inches wide.
5. Wheel stops shall be provided so as to keep parked automobiles
from encroaching into the adjoining 14 foot wide alley..
6. A 2 foot wide landscaped planter shall be provided adjacent
to the proposed boundary wall between the new offsite parking
lot and the adjoining residential lot. Said landscaped area
shall be planted with a groundcover that shall not exceed
3 inches above a 6 inch high curb so as not to obstruct the
Item No. 5.
NO
TO: Planning Commission - 6.
front overhang of parked automobiles. Bougainvillea or
other vine of sufficient variety, number and size shall be
planted in cutouts between parking stalls so as to screen
the subject boundary wall. Trees, shrubs, or vines shall
also be planted in the proposed 5 foot wide planter areas
along the front property line so as to screen the offsite
parking lot from Narcissus Avenue. A landscape plan shall
be submitted to and approved by the Director of Parks,
Beaches, and Recreation incorporating the abovementioned
landscape requirements. Said landscaping shall be implemented
in accordance with the approved plan, and the landscaping
shall be permanently maintained.
7. That all mechanical equipment and trash areas shall be
screened from the 14 foot wide alley and from adjacent
properties and streets.
8. That all exterior lighting and signs shall be approved by
the Director of Community Development.
9. That the new drive approach be constructed under an encroach-
ment permit obtained from the Public Works Department.
10. That a resubdivision be approved and a parcel map be
so as to eliminate the interior lot line and combine
4 and 5, Block T, Tract 323 into one building site.
(Note: The Snack Shop building is constructed on two
and the proposed alterations exceed $5,000.00).
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. HOGAN, DIRECTOR
By
- William R. Lay
Senior Planner
WRL /sh
Attachments: Vicinity Map
Plot Plans and Floor Plans
Item No. 5
filed
Lots
lots
\� COMMISSIONERS r�
City of
$ti January 6
k
Newport Beach
1977
MOLL CALL
Request to permit the remodeling of an existing
"Snack- Shop" restaurant /bakery so as to permit
the expansion of the dining, reception, and
bakery sales area, and to change the operational
characteristics of the subject restaurant to
include the serving of beer and wine. Further
request to establish a parking lot on the adjoir
ing residentially zoned property so as to provic
a portion of the required parking off -site. Sal
application also includes a request for an off -
site parking agreement and a modification to
permit the off -site parking area and screen wal'
to encroach to within five (5) feet of the front
property line on Narcissus Avenue (where the
Districting Map indicates a minimum 20 foot frog
yard setback).
Location: Lots 4 and 5, Block T, Tract 323,
located at 3446 East Coast Highwa.,
(i.e. restaurant site), and Lots '
and 3, Block 440, Corona del Mar
located at 411 -413 Narcissus Aveni
(i.e. off -site parking lots) on
the northwesterly corner of East
Coast Highway and Narcissus Avenui
in Corona del Mar.
Zone: C -1 and R -2
Applicant: Far West Services, Inc., Irvine
Owner: James D. Ray, Corona del Mar
Public hearing was opened in connection with th
matter.
George Warner, Far West Services, 2701 Alton,
Irvine, appeared before the Commission in conne
tion with this request and answered questions o
the Commission relative to landscaping and main
tenance, relocation of the trash area, removal
of some of the mechanical equipment on the top
of the structure, regulating the use of the
parking lot, and existing and proposed operatio
Michael Ray, 413 Narcissus, appeared before the
Commission on behalf of the owner, James Ray.
He advised of his father's reluctance to removi
the structure located on the northerly property
Page 6.
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Item #3
USE PERMIT
N 0
APPROVED
C N D F--
—1UNTULY
J9
COMMISSIONERS
City of Newport Beach MINUTES
4�
°z January 6, 1977
MOLL CALL
in order to provide additional parking. He also
advised that the new lease requires the enclosur
of the trash area and new blacktopping of the
parking area. Mr. Ray advised that condition
No. 10 relative to combining the two lots could
not be met because the other property owner, Bil
Welter, has refused to buy, sell, or enter into
any joint ownership, and felt that the intent of
the ordinance had been met because of a long -ter
lease which goes beyond the year 2,000.
Dennis Hurowitz, 415 Narcissus, appeared before
the Commission and voiced Concern with the expar
sion of the restaurant and increased parking whi
would add further congestion to the area as well
as reduce the value and rentability of his pro-
perty because of the adjacent proposed parking
lot with its noise and lights. He further
commented on the proposed wall between his pro-
perty and the proposed parking lot and felt that
it should be higher in order to provide privacy
for his tenants.
Planning Commission discussed increasing the
height of the wall within the setback area as we
as an increase in the overall height in order tc
provide more privacy and liveability on the
adjacent property.
Assistant City Attorney Coffin commented on the
requirement to combine the lots and advised thei
was no way this requirement could be waived
unless the zoning ordinance was changed.
There being no others desiring to appear and be
heard, the public hearing was closed.
Motion
X
Motion was made that Planning Commission make tl
following findings:
1. That the proposed commercial development is
consistent with the General Plan and is
compatible with surrounding land uses. The
offsite parking lot use in a residential
district is not in conflict with the Genera
Plan.
2. Adequate offstreet parking spaces are being
provided for the proposed development.
Page 7.
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INONX
COMMISSIONERS
City of Newport Beach MINUTES
$1 January 6. 1977
MOLL CALL
3. The offstreet parking spaces for the expande
restaurant on a separate lot from the build-
ing site is justifiable for the following
reasons:
(a) The parking lot is actually the expansi
of an existing offsite parking lot that
is directly across a 14 foot wide alle3
from the main building site;
(b) The proposed development will not creal
undue traffic hazards in the surroundir
area; and
(c) The parking lot site is owned by the sz
owner as the restaurant site and will t
maintained as an offstreet parking lot
for the duration of the restaurant use
on the adjacent building site.
4. That the Police Department has indicated thi
they do not contemplate any problems.
5. That the establishment, maintenance or oper<
tion of the use of the property or building
will not, under the circumstances of the
particular case, be detrimental to the heals
safety, peace, comfort and general welfare c
persons residing or working in the neighbor.
hood of such proposed use or be detrimental
injurious to property and improvements in ti
neighborhood or the general welfare of the
City and further that the modification requ-
ed for the parking lot encroachment on
Narcissus Avenue is consistent with the
legislative intent of Title 20 of this Code
6. The approval of Use Permit No. 1800 will not
under the circumstances of this case be
detrimental to the health, safety, peace,
morals, comfort and general welfare of persi
residing and working in the neighborhood or
detrimental or injurious to property and
improvements in the neighborhood or the
general welfare of the City.
and approve Use Permit No. 1800, subject to the
following conditions:
Page 8.
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,
Ins
be
tiuoix
COMMISSIONERS
City of Newport Beach MINUTES
$� Janudry f. 1971
MOLL CALL
1. That development shall be in substantial
conformance with the approved plot plans.
2. That the boundary wall between the proposed
parking lot and the adjoining residential 1
shall be of solid masonry construction and
shall be constructed to a height of 7 feet
up to a point 5 feet behind the front pro-
perty line. The remaining portion of the
wall between the front property line and a
point 5 feet back shall be 3 feet in height
3. That an offsite parking agreement shall be
approved by the City Council, guaranteeing
that a minimum of 24 parking spaces shall b
provided on Lots 1 and 3, Block 440, Corona
del Mar, for the duration of the restaurant
on the property in question.
4. That the offsite parking area shall be pave
with asphalt, concrete or other street sur-
facing material of a permanent nature. Par
ing spaces shall be marked with approved
traffic markers or painted white lines not
less than 4 inches wide.
5. Wheel stops shall be provided.so as to keep
parked automobiles from encroaching into th
adjoining 14 foot wide alley.
6. A 2 foot wide landscaped planter shall be
provided adjacent to the proposed boundary
wall between the new offsite parking lot
and the adjoining residential lot. Said
landscaped area shall be planted with a
groundcover that shall not exceed 3 inches
above a 6 inch high curb so as not to
obstruct the front overhang of parked auto-
mobiles. Bougainvillea or other vine of
sufficient variety, number and size shall
be planted in cutouts between parking stall
so as to screen the subject boundary wall.
Trees, shrubs, or vines shall also be plant
in the proposed 5 foot wide planter areas
along the front property line so as to
screen the offsite parking lot from Narcis
Avenue. A landscape plan shall be submitte
to and approved by the Director of Parks,
Beaches, and Recreation incorporating the
abovementioned landscape requirements. Sai
Page 9.
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INDEX
COMMISSIONERS
City Of Newport Beach MINUTES
@ .��A.p C
$1 January 6. 1977
POLL CALL
landscaping shall be implemented in accord-
ance with the approved plan, and the land-
scaping shall be permanently maintained.
7. That the trash storage area shall be provide
on -site in a location meeting the approval c
the Community Development Director and all
mechanical equipment and trash areas shall
be screened from the 14 foot wide alley and
from adjacent properties and streets.
8. That all exterior lighting and signs shall
be approved by the Director of Community
Development.
9. That the new drive approach be constructed
under an encroachment permit obtained from
the Public Works Department.
10. That a resubdivision be approved and.a parce
map be filed so as to eliminate the interior
lot line and combine Lots 4 and 5, Block T,
Tract 323 into one building site. (Note: 1
Snack Shop building is constructed on two lc
and the proposed alterations exceed $5,000.(
11. That the request to allow serving beer and
wine shall be approved for a period of two
years and any request for extension shall be
acted upon by the Modifications Committee.
Commissioner Hummel advised he had not observed
one instance where a residential lot adjacent t(
commercial property and used for parking had not
done damage to the value of the residential pro•
perty adjacent to-the parking and progressively
down the block. He felt that if it was the
intent to provide parking on property adjacent
to commercial uses, they would have been zoned
that way and that construction of a wall betweer
the two uses was a nuisance no matter how high.
Also, he could not see why the parking lot shoul
be allowed a curb cut on the residential street
where it would not be granted for a residential
use because the property abutted an alley. He
felt that the operation should remain low -key ar
opposed expansion of the parking.
Ayes
X
X
X
X
X
X
The above motion was then voted on and carried.
Noes
X
Page 10.
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INDEX
RESOLUTION NO. 9046
By ,
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH AUTHORIZING THE MAYOR AND CITY
CLERK TO EXECUTE AN OFF -SITE PARKING. AGREEMENT
BETWEEN THE CITY OF NEWPORT BEACH AND FAR WEST
SERVICES,, INC., IRVINE (USE PERMIT NO. 1800 -
SNACK SHOP)
WHEREAS, there has been presented to the City Council
of the City of Newport Beach an off -site parking agreement
between the City of Newport Beach and Par West Services, Inc.,
Irvine (Use Permit No. 1800 - Snack Shop); and
WHEREAS, the City Council has reviewed the terms and
conditions of said agreement and finds them to be satisfactory
and that it would be in the best interest of the City to
authorize the Mayor and City Clerk to execute said agreement;
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of Newport Beach that said agreement above described
is approved, and the Mayor and City Clerk are hereby authorized
and directed to execute the same on behalf of the City of
Newport Beach.
ADOPTED this 28th day of March
Mayor
ATTEST:
City Clerk
1977.
DDO /bc
3/28/77
RESOLUTION NO. 9046
6
A RESOLUTION OF THE CITY COUNCIL OF THE CITY .
OF NEWPORT BEACH AUTHORIZING THE MAYOR AND CITY
CLERK TO EXECUTE AN OFF -SITE PARKING AGREEMENT
BETWEEN THE CITY OF NEWPORT BEACH AND FAR WEST
SERVICES, INC., IRVINE (USE PERMIT NO..1800 -
SNACK SHOP)
WHEREAS, there has been presented to the City Council
of the City of Newport Beach an off -site parking agreement.
between the City of Newport Beach and Far West Services, Inc.,.
Irvine (Use Permit No. 1800 - Snack Shop); and
WHEREAS, the City Council has reviewed the terms and
conditions of said agreement and finds them to be satisfactory
and that it would be in the best interest of the City to
authorize the Mayor and City Clerk to execute said agreement;
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of Newport Beach that said agreement above described
is approved, and the Mayor and City Clerk are hereby authorized
and directed to. execute the same on behalf of the City of
Newport Beach.
ADOPTED this 28th day of . March
Mayor
ATTEST:
City Clerk
1977.
DDO /bc
3/28/77
J. RAY
LIP- Construction Co.
License No. B -1 126426 (714) 6424210
188 East 17th Street, Costa Mesa, California 92627
April 26, 1977
OFFSITE PARKING AGRF_'FJIENT
By this agreement, the undersigned hereby certi-
fies that he has granted to the occupants of that
certain building located on the north - easterly cor-
ner of Narcissus Avenue and East Coast Highway
(3446 East Coast Highway, Corona del Mar),the right
to park in the to -be 24 stalls parking lot located
on Lots 1 and 3, Block 440, Corona del Mar, known
as the offsite parking lot.
By the terms of the leases with the tenants, the
undersigned has granted the lessees the right to
utilize the offsite parking stalls, as so defined
by this agreement, for the duration of the leases.
The intent is to provide ample customer parking for
all concerned.
es D. Ray
g.3