HomeMy WebLinkAboutC-2043 - Off-Street Parking Agreement, Ambrosia Restaurant, Use Permit 1874r
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CI1 Y Off! MWKIRT REACH
August 9, 1978
TO:
FROM:
SUBJECT:
LOCATION
ZONE:
APPLICANTS:
OWNERS:
Application
City Council Me€ii'ng August 14, 1978
Agenda Item No. D -2(c)
CITY OF NEWPORT BEACH kb
i
City Council
Department of Community Development
Lots 1 through 7, Block 430, Lancaster's
Addition to Newport Beach (Restaurant and
On -Site Parking).
Lots 13, 14, and 15, Block 329, Lancaster's
Addition to Newport Beach (Off -Site Parking Lot).
M -1
Milton H. and Claire T. Bren, Newport Beach
Same as Applicants
This application requests approval of an off -site parking agreement
in conjunction with the expansion of an existing restaurant. In
accordance with Section 20.30.035D, of the Newport Beach Municipal
Code, the Planning Commission shall not recommend and the City Council
shall not approve off - street parking on a separate lot from the build-
ing site or sites unless:
(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 build-
ing 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.
TO: City Council - 2.
Suggested Action
If desired, adopt Resolution No.
tion of an off -site parking agreement with
T. Bren, Newport Beach.
Planning Commission Recommendation
0
authorizing the execu-
Milton H. and Claire
At its meeting of July 6, 1978, the Planning Commission voted unani-
mously to approve Use Permit No. 1874, including the requested off -
site parking arrangement, subject to the following findings and
conditions:
A. FINDINGS:
1.
That
the proposed use is consistent with the Land
Use
Element of the General Plan and is compatible
with
surrounding land uses.
2.
The
project will not have any significant environ-
mental
impact.
3.
The
Police Department has indicated that they do
not
contemplate any problems, providing that no
valet
parking occurs in the adjacent public rights -
of way.
4.
The
existing off - street parking spaces for the
restaurant
use on a separate lot from the building
site
are justifiable for the following reasons:
a)
The subject parking lot is directly across
30th Street from the restaurant site.
b) The existing development does not create
undue traffic hazards in the surrounding area.
c) The site is owned by the property owner of the
restaurant property and will be maintained as
as off - street parking lot for the duration of
the restaurant use on the adjoining property.
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 detri-
mental or injurious to property and improvements in
the neighborhood or the general welfare of the City,
and further that the proposed encroachments into the
required rear yard, valet parking, and tandem parking
spaces are consistent with the legislative intent of
Title 20 in this case.
6. The approval of Use Permit No. 1874 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.
B. CONDITIONS:
1. That development shall be in substantial conformance
with the approved plot plan and floor plan.
TO: City Council - 3.
2. That the valet parking . operations shall not occur in
the adjacent public rights -of -way (i.e., 30th Street,
Villa Way or the fourteen foot wide alley).
3. That valet parking personnel shall be maintained on
the off - street parking lot at all times during the
hours of operation of the restaurant facility.
4. That all.commercial loading and unloading of deliveries
to the site shall be provided from the off - street park-
ing lot, easterly of the restaurant - office complex.
5. In addition to the proposed forty -space on -site parking
lot, an off -site parking agreement shall be approved by
the City Council guaranteeing that a minimum of twenty -
four parking spaces shall be maintained on Lots 13,
14, and 15, Block 329, Lancaster's Addition, for the
duration of the restaurant use on the adjoining property.
6. That all mechanical equipment and trash areas shall be
screened from adjoining properties and from the adjoin-
ing streets and alley.
7. That a resubdivision shall be approved and a Parcel
Map shall be filed so as to create one building site
where Lots 1 through 7, Block 430 to Lancaster's
Addition, now exist.
8. That curb, gutter, and sidewalk shall be constructed
under an encroachment permit issued by the Public
Works Department where the existing driveway approaches
are to be closed up.
Background
The applicants propose to remodel and enlarge the existing restaurant
by making a 1,581 sq.ft. one -story addition at the rear of the premises
which will contain a small bar area and lounge, a private dining room,
and a storage and equipment room. In addition, an existing bar area
will be eliminated and converted into dining space. When the proposed
remodel and enlargement has been completed, the restaurant will contain
3,138 sq.ft. of net public area.
To satisfy the parking needs of the restaurant, the Commission has
required the applicants to provide a minimum of sixty -four (64) off -
street parking spaces which is one space for each 49.03 sq.ft. of net
public area. Forty (40) parking spaces will be provided on site
adjoining the restaurant building, and the remaining twenty -four (24)
spaces will be provided off site, across the street on property under
the same ownership.
Attached for the City Council's information and review is a copy of
the Planning Commission staff report and an excerpt from the minutes
of the Planning Commission meeting. A copy of the site plan, floor
plans and elevations will be on display at the time of the hearing.
Respectfully submitted,
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. HOGAN, Director
by
JAP S D. HEW CKER
Assistant Director - Planning JDH /kk
Attachments for City Council Only:
1) Planning Commission Staff Report
2) Planning Commission Minutes
% COMMISSIONERS
S
City of Newport Beach
i •p�� � a;T q'# o't
Ti July 6, 1978
ROLL GALL
MINUTES
\ INOIX
n
Item N18.
USE PER -
RIT—RT.—
T"2r—
APP D
TTWLY
and a rove Use Permit No. 1873, subject to
the fol ing conditions:
1. That deve ment shall be in substantial
conformance h the approved plot plans,
floor plans, an levations.
2. That the curb and side k on Adams
Street be reconstructed.
3. That the full width of the alley ong
Lots 9 and 10 be improved with P.C. .
pavement to grades provided by the Pub
Works Department.
Request to enlarge the existing Ambrosia
Restaurant facility in the M -1 District. The
proposal includes the acceptance of an off site
parking agreement for a portion of the required
offstreet parking spaces or a waiver of a portic
of said parking spaces. A modification to the
Zoning Code is also requested, since the
proposed development encroaches to within 5 feel
of the rear property line (where the Ordinance
requires a minimum 10 foot rear yard setback
in the M -1 District when abutting a 14 foot
wide alley). The proposal also includes a
modification from the parking standards so as
to allow valet parking and tandem parking space:
Location: Lots 1 through 7, Block 430,
Lancaster's Addition to Newport
Beach, located at 501 30th Stree'
on the northeasterly corner of
30th Street and Villa Way in
Cannery Village.
Zone: M -1
Applicants: Milton H. and Claire T. Bren,
Newport Beach
Owners: Same as Applicants
Public hearing was opened in connection with
this item and Milton Bren, Applicant, appeared
-49-
MINUTES
\ INOIX
n
Item N18.
USE PER -
RIT—RT.—
T"2r—
APP D
TTWLY
COMMISSIONERS
`ISSI o City of Newport Beach MINUTES
'* July 6, 1978
MOLL CALL
before the Planning Commission and reviewed
the operational characteristics and parking
situation of the restaurant. Mr. Bren
pointed out that there is a surplus of parking
at the restaurant and commented that the
employees of the restaurant park mostly on
the street. Mr. Bren requested that the
property not be burdened with a formal offsite
parking agreement with the City so that he
can maintain the flexibility of developing or
selling the site at a later date.
Alan Beek, 2120 - 16th Street, appeared before
the Planning Commission and urged that the
Planning Commission not waive any of the
required parking because he felt a problem
may be created if the method of operation of
the restaurant were to change. He also comment
that inasmuch as the parking requirement is
intended to include the employees and they are
not presently using the required lot, the
apparent parking surplus is apparent rather
than real.
Community Development Director Hogan responded
that if there is a substantial change in the
method of operation of the restaurant,.then
an additional use permit or an amendment to
the existing use permit would be required.
Mr. Hogan pointed out, however, that if the
property located across the street is develope4
or sold in the interim, it would no longer be
available for use.
There being no others desiring to appear and
be heard on this item, the public hearing
was closed.
With the understanding that if the Applicant,
at some future date, wishes to use the parking
lot across the street from the restaurant for
another purpose, he can request that the Plann
Motion
X
Commission change the use permit, motion was
All Ayes
made that Planning Commission make the followii
findings:
1. That the proposed use is consistent with
the Land Use Element of the General Plan
and is compatible with surrounding land u
-50-
ed
ng
k
;es
INOIX
COMMISSIONERS
s
7 9
• f
City of Newport Beach
July 6, 1978
ROLL CALL
2. The project will not have any significant
environmental impact.
3. The Police Department has indicated that
they do not contemplate any problems,
providing that no valet parking occurs
in the adjacent public rights -of -way.
4. The existing offstreet parking spaces for
the restaurant use on a separate lot from
the building site are justifiable for
the following reasons:
a. The subject parking lot is directly
across 30th Street from the restaurant
site.
b. The existing development does not
create undue traffic hazards in the
surrounding area.
C. The site is owned by the property
owner of the restaurant property and
will be maintained as an offstreet
parking lot for the duration of the
restaurant use on the adjoining
property.
5. That the establishment, maintenance or
operation of the use of the property or
building will not, under the circumstances
the particular case, be detrimental to
the health, safety, peace, comfort and g.ene
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 tha
the proposed encroachments into the require
rear yard, valet parking, and tandem parkin
spaces are consistent with the legislative
intent of Title 20 in this case.
6. The approval of Use Permit No. 1874 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 neigh-
borhood or the general welfare of the City,
-51-
/J
MINUTES
IN04 X
If
-al
COMMISSIONERS
4 .s
YY7( V� Fp G1
City of Newport Beach
July 6, 1978
MOLL CALL
and approve Use Permit No. 1874, subject to the
following conditions:
1. That development shall be in substantial
conformance with the approved plot plan
and floor plan.
2. That the valet parking operations shall no
occur in the adjacent public rights -of -way
(i.e., 30th Street, Villa Way or the 14
foot wide alley).
3. That valet parking personnel shall be
maintained on the offstreet parking lot at
all times during.the hours of operation
of the restaurant facility.
4. That all commercial loading and unloading
of deliveries to the site shall be provide
from the offstreet parking lot, easterly
of the restaurant - office complex.
5.. In addition to the proposed 40 space,
on -site parking lot, an off -site parking
agreement shall be approved by the City
Council guaranteeing that a minimum of
24 parking spaces shall be maintained on
Lots 13, 14, and 15, Block 329, Lancaster'
Addition, for the duration of the
restaurant use on the adjoining property.
6. That all mechanical equipment and trash
areas shall be screened from adjoining
properties and from the adjoining streets
and alley.
7. That a resubdivision shall be approved and
a Parcel Map shall be filed so as to
create one building site where Lots 1
through 7, Block 430 to Lancaster's
Addition, now exist.
8. That curb, gutter, and sidewalk shall be
constructed under an encroachment permit
issued by the Public Works Department wher
the existing driveway approaches are to be
closed up.
-52-
MINUTES
INOax
41
Planning Commission Meeting
Agenda Item No
CITY OF NEWPORT BEACH
June 29, 1978
TO: Planning Commission
FROM: Department of Community Development
SUBJECT: Use Permit No. 1874 (Public Hearing)
July 6, 1978
Request to enlarge the existing Ambrosia Restaurant
facility in the M -1 District. The proposal includes
the acceptance of an off site parking agreement for
a portion of the required offstreet parking spaces
or a waiver of a portion of said parking spaces.
A modification to the Zoning Code is also requested,
since the proposed development encroaches to
within 5 feet of the rear property line (where the
Ordinance requires a minimum 10 foot rear yard
setback in the M -1 District when abutting a 14
foot wide alley). The proposal also includes a
modification from the parking standards so as to
allow valet parking and tandem parking spaces.
LOCATION:
Lots 1
through 7, Block
430, Lancaster's Addition
to Newport
Beach, located
at 501 30th Street,
on the
northeasterly corner
of 30th Street and
Village
Way in Cannery
Village.
ZONE:
M -1
APPLICANTS:
Milton
H. and Claire T.
Bren, Newport Beach
OWNERS:
Same as
Applicants
Application
This application requests approval of a use permit to enlarge the
existing Ambrosia Restaurant in the M -1 District. In accordance with
Section 20.41.025 (b) of the Newport Beach Municipal Code, restaurants
shall be permitted in the M -1 District, subject to the securing of
a use permit in each case. Use permit procedures are outlined
in Chapter 20.80 of the Municipal Code.
The proposal also includes the acceptance of an offsite parking
agreement for a portion of the required offstreet parking spaces
or a waiver of a portion of said parking spaces. In accordance
with Section 20.30.035 D. of the Newport Beach Municipal Code, 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 sites unless:
(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 ownership,
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
TO: Planning Commission - 2
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.
Furthermore, Section 20.30.030 B., (3.) of the Municipal Code
provides that whenever a nonconforming building or use is enlarged by
more than 10 percent of its original gross area in any one year
period, the property on which it is located shall be made to comply with
current parking requirements unless a waiver or reduction of said
requirement is authorized by use permit.
A modification to the Zoning Code is also requested, since the
proposed development encroaches to within 5 feet of the rear property
line (where the Ordinance requires a 10 foot rear yard setback in
the M -1 District when abutting an alley). The proposal also
includes a modification from the parking standards so as to allow
valet parking and tandem parking spaces. Modification procedures
are contained in Chapter 20.81 of the Municipal Code.
Environmental Significance
This project has been reviewed, and it has been determined that it is
categorically exempt under Class 1 (Existing Facilities) from the
requirements of the California Environmental Qualities Act.
Conformance with General Plan
The Land Use Element of the General Plan designates the site for
"General Industrial" and "Recreational and Marine Commercial"
uses. The existing and proposed development fall within the uses
permitted.
Subject Property and Surrounding Land Use
A two story commercial building and related offstreet parking
spaces are located on the property in question. The Ambrosia
Restaurant facility is located on the first floor, and office
uses exist on the second floor of the structure. To the north, across
a 14 foot wide alley, is an older single family dwelling and a
mixture of commercial and industrial uses; to the east, is an older
single family dwelling and then the Snug Harbor Restaurant facility;
to the south, across 30th Street, is a mixture of office and industrial
uses, a storage building, and an existing offsite parking lot for
the Ambrosia Restaurant facility; and to the west, across Villa
Way, is The Corner Store retail complex.
Analysis
Building records indicate that the subject restaurant - office
building was constructed on the site in 1959 prior to the requirement
of offstreet parking spaces or the necessity of securing a use
permit. However, parking has been provided for the office and
restaurant uses easterly of the existing structure and across 30th
Street on sites owned by the property owner. On -sale alcoholic beverages
and live entertainment have been in operation within the restaurant
facility for years.
TO: Planning Commission - 3
aj
The applicant now proposes to remodel and enlarge the existing
restaurant complex in accordance with the attached plot plan and
floor plan. The proposed 1,58f sq. ft., one story addition will be
located to the rear of_the existing structure. The proposed
development consists of a small bar area and lounge, a private
dining room, and a storage and equipment room. A bar in the
existing front dining area will also be removed, and said space will
be converted into additional dining area. Details of the proposed
remodeling and operation of Ambrosia's Restaurant have been
submitted by the restaurant owner, and are attached for Commission
review.
Proposed Encroachments into Required Rear Yard
The proposed addition encroaches to within 5 feet of the rear
property line (where the Ordinance requires a 10 foot rear yard in
the M -1 District when abutting an alley). The City Traffic
Engineer has no objections with the applicants' request, providing
that all delivery and service trucks for the restaurant use
park in the adjoining offstreet parking lot. The attached floor
plan indicates that a new entrance to the kitchen is proposed
for service and deliveries from said parking area.
The attached plot plan also indicates that the existing 6 foot
high redwood fences abutting the alley adjacent to the building and
the offstreet parking lot will be removed. Said removal was requested
by the City Traffic Engineer so as to provide adequate vehicular
maneuverability in adjoining the 14 foot wide alley. However,
he has no objections to the construction of a fence to within 5
feet of the subject alley as shown on the plot plan.
Offstreet Parking Requirements
7
The existing restaurant facility has an occupantload of 158
persons, according to the Fire Department. Fifty three (53)
offstreet parking spaces would have been required for the restaurant
use if said restaurant had been constructed between 1969 and 1975
when the Ordinance required oneparking space for each three occupants.
Seventy nine (79) parking spaces would be required if the expanded
restaurant complex were built under present restaurant parking
standards of one parking space for each 40 sq. ft. of "net public area"
(i.e., 3,138 sq. ft. t). The parking standards could also vary
under current parking requirements from 63 spaces (i.e., one
parking space for each 50 sq. ft. of "net public area" to 105
spaces (i.e., one parking space for each 30 sq. ft. of "net
public area ").
Existinq Offstreet Parkinq Lots
The property on the southeasterly corner of 30th Street and Villa
Way is under the same ownership as the restaurant site, and has been
utilized as an offsite parking lot for many years. The subject valet
parking lot has an area for 24 automobiles (including 6 tandem
spaces).
An offstreet parking lot is also located to the east of the subject
office- restaurant complex that is also under the same ownership
as the restaurant site. The existing 29 space parking lot is
utilized by the office uses on the subject property during the
daytime hours of the week and as an overflow parking lot for
Ambrosia's at night.
The applicant proposes to restripe the subject parking lot for
40 parking spaces (including 20 tandem spaces) so as to increase
the number of parking spaces on the property. Twenty (20)
accessible parking spaces will be provided for the office uses during
the day, meeting Ordinance requirements of one parking space for each
250 sq. ft. of net floor area on the second floor of the structure
(i.e., 4,990 sq. ft. *- = 250 sq. ft. = 20 spaces). A field survey
by staff at 3:00 p.m. on Tuesday, June 13, 1978, revealed that only
14 automobiles for the office uses were parked in the subject
parking lot. No automobiles were stored in the offsite parking lot
on the southerly side of 30th Street at that time, inasmuch as said
lot was closed off with chains.
0 0
T0: Planning Commission - 4
The 40 space parking lot would be converted into a
lot at night for the expanded restaurant use. The
Engineer or the Police Department have no objectio
attendant parking, providing that no valet parking
public rights -of -way (i.e., 30th Street, Villa Way
alley).
Waiver of Parking Requirements
valet parking
City Traffic
is to the use of
occurs in the adjacent
or the 14 foot wide
The applicants have requested a waiver of a portion of the required
offstreet parking spaces in conjunction with the proposed
development. They are of the opinion that the 40 space parking
lot, or one parking space for each 79 sq. ft. of "net public area"
within the restaurant facility, is adequate for the restaurant
clientele. There may be some justification to reduce a portion of
the required number of parking spaces in this particular case.
Ambrosia's is an exclusive restaurant where accommodations are by
reservation only. Furthermore, the previous restaurant on the
site (i.e., Karam's) had a seating capacity of 165, which was reduced
to an existing 128 seats in order to make the restaurant use more
spacious for its clientele. However, the attached letter from the
restaurant owner indicates that none of the 32 restaurant employees
park their automobiles in either of the existing offstreet parking
lots. In addition, the number of seats will be increased to 184 seats
with the proposed expansion. The restaurant owner has stated that
guests arrive at the restaurant facility on an average of three or
more people per automobile. That information would indicate that
approximately 53 automobiles could be utilized by patrons at one
time during peak hours of operation (i.e., 184 seats = 3.5 persons
per automobile = 53 parking spaces).
The applicants intend to continue utilizing the existing 24 space,
offsite parking lot for the restaurant use. However, they do not desire
to burden the property with a formal offsite parking agreement
with the City so as to maintain the flexibility of developing or
selling the site at a later date. If an offsite parking agreement
is required, 64 offstreet parking spaces would be provided for the
restaurant use, or one parking space for each 49 sq. ft. of "net
public area" in the expanded Ambrosia's.
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
building 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 neighborhood 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. 1874 and suggests that
the Planning Commission make the following findings in conjunction
with the applicants' request:
1. That the proposed use is consistent with the Land Use Element
of the General Plan and is compatible with surrounding land uses.
2. The project will not have any significant environmental impact.
3. The Police Department has indicated that they do not
contemplate any problems, providing that no valet parking occurs
in the adjacent public rights -of -way.
4. A waiver of a po -tion of the required offstreet parking spaces
E?
i 1 0
TO: Planning Commission - 5
is justifiable, because of the exclusive character of
Ambrosia. The seating capacity of the restaurant facility
has been reduced in order to make it more spacious for
the restaurant clientele.
OR
(If the Commission does not wish to waive any
parking)
The existing offstreet parking spaces for the restaurant
use on a separate lot from the building site are justifiable
for the following reasons:
a. The subject parking lot is directly across 30th
Street from the restaurant site.
b. The existing development does not create undue
traffic hazards in the surrounding area.
C. The site is owned by the property owner of the
restaurant property and will be maintained as an
offstreet parking lot for the duration of the
restaurant use on the adjoining property.
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 proposed
encroachments into the required rear yard, valet parking,
and tandem parking spaces are consistent with the
legislative intent of Title 20 of this case.
6. The approval of Use Permit No. 1874 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. 1874 is recommended, subject to
the following conditions:
1. That development shall be in substantial conformance
with the approved plot plan and floor plan.
2. That the valet parking operations shall not occur in
the adjacent public rights -of -way (i.e., 30th Street,
Villa Way or the 14 foot wide alley.
3. That valet parking personnel shall be maintained on the
offstreet parking lot at all times during the hours of
operation of the restaurant facility.
4. That all commerc.ial loading and unloading of deliveries
to the site shall be provided from the offstreet parking
lot, easterly of the restaurant - office complex.
5. That one parking space /79 sq. ft. of "net public area"
in the restaurant facility shall be provided on -site.
OR
(If the Commission does not wish to waive any parking)
In addition to the proposed 40 space, on -site parking
lot, an off -site parking agreement shall be approved by
the City Council guaranteeing that a minimum of 24
parking spaces shall be maintained on Lots 13, 14, and
15, Block 329, Lancaster's Addition, for the duration
of the restaurant use on the adjoinign property.
kil
• ..,o
TO: Planning Commission - 6
6. That all mechanical equipment and trash areas shall be
screened from adjoining properties and from the adjoining
streets and alley.
7. That a resubdivision shall be approved and a Parcel Map shall
be filed so as to create one building site where Lots 1 through
7, Block 430 to Lancaster's Addition, now exist.
8. That curb, gutter, and sidewalk shall be constructed under an
encroachment permit issued by the Public Works Department
where the existing driveway approaches are to be closed up.
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. Hogan, Director
BY W ; J(Yt�_,Q
- Wil i am TF� aycocT 4 _
Senior Planner
WRL:jmb
Attachments: Vicinity Map
Letters from the Restaurant Owner (2)
Plot Plan, Floor Plan
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DISTRICTING MAP
NEWPORT BEACH - CALIFORNIA
'AJ AGRICULTURAL @fiIOExTYL R -A NULTIKE RESIDENTIAL
` SINGLE FANIU RESIDENTIAL C I^ LIGHT COMMERCIAL
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USE 'PEItMIT N0. )874
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USE 'PEItMIT N0. )874
June 22, .11�
DEPT. OF COMMUNITY DEVELOPMENT '
zoning and Ordinance Admin. Division
3300 Newport Boulevard
Newport Beach, California 92663
Gentlepersohs;
Ambrosia is an exclusive, award winning restaurant in the classic
tradition catering to an elite clientele; open for Dinner only from
6:00 P.M. week days, Saturdays from 5 :30 P.M., and until closing at
about 12 midnite. Maximum seating capacity is 128 guests, including
the bar with 8 stools only, as we do not cater to the cocktail traffic.
Accomodations are by reservation only and tables are held for prompt
seating. There is no live vocal entertainment, nor dancing, except
for strolling violins for dining guests listening pleasure, and only
on Sunday, Monday, and Tuesday evenings from 6:30 P.M. to 9:30 p.m.
Previous owners at this location had a seating capacity of 165, which
we reduced to the 128 in order to make it more spacious for our guests
to dine in an unhurried atmosphere. The average visit per guest is
from 3 to 4 hours with a cost of $36.00 per person.
At maximum capacity, the total staff of approximately 32 employees,
many commuting together, have no problem of any kind with off -site
parking as-Ambrosia is located in a light manufacturing area which are
close before we open. All guests cars are parked by.valet service and
the lot has always been more than ample, as guests on an average
ve at Yhree people or more per car.
Very Syficerely,
11 Geril Muller
./ GM /t
jay RECEIV[G
Iry
NEWrJ w. .:
501 10111 STHrt -r NEWPORT BEACH. CALIFORNIA 92660 • 17141 673 -0200
May 16, 1178
f�
refer to: USP, PER14TT APPLICATION
To provide additional comfort and convenience to our patrons and
to improve the alley on Lots 1, 2 and 3 in Block 430 between Villa
Way and Lafayette Ave.
i
The addition provides for removing the present public h:.r, cou-
verting that area to dining and constructing an adjoining small
f service bar.
f We shall be adding a new small bar area and lounge to provide a
comfortable holding area for guests who arrive prior to their
reservation time. Adjoining this lounge area we plan to construct'
a Wine Cellar which will also be, used for dining for parties up
to 24.
This additional area will also enable us to move the ice machine
s inside as required by the Orange County Health Department and
Rive much needed storage area, including soft water tenk, water
heater and boiler now located outside in alley.
Parking has never been nor will be a problem as guests average
three per car and reservations are required to prevent any over-
crowding of dining area as well as parking,.and we do oot cater
to the cocktail set, further more off -site parking is available
in this area at night and this restaurant does not serve! lunch.
Dinner only from 6:00 P.M. untill midnight.
0
'r \
0
AUG 14 1979
By +A. urr CQUi*aj.
CM OF NEWPORT inch
RESOLUTION NO. C1171 0
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH AUTHORIZING THE MAYOR AND �.�. /
CITY CLERK TO EXECUTE AN OFF -SITE PARKING C
AGREEMENT BETWEEN THE CITY OF NEWPORT BEACH
AND MILTON H. AND CLAIRE T. BREN, IN CONNECTION
WITH USE PERMIT NO. 1874
WHEREAS, there has been presented to the City Council
of the City of Newport Beach a certain off -site parking agreement
between the City of Newport Beach and Milton H. and Claire T.
Bren in connection with Use Permit No. 1874; 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 14th day of August , 1978.
Mayor
ATTEST:
City Clerk
DDO /kb
8/7/78
• •
RESOLUTION NO. 9 40 9
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 MILTON H. AND CLAIRE T. BREN, IN CONNECTION
WITH USE PERMIT NO. 1874
WHEREAS, there has been presented to the City Council
of the City of Newport Beach a certain off -site parking agreement
between the City of Newport Beach and Milton H. and Claire T.
Bren in connection with Use Permit No. 1874; 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 14th day of August , 1978.
Mayor
ATTEST:
City Clerk
DDO /kb
8/7/78