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HomeMy WebLinkAbout1757 - APPROVE UP_21181 NEWPORT COAST DRIVERESOLUTION NO. 1757 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2007 -029 TO ALLOW WINE TASTING FOR THE PROPERTY LOCATED AT 21181 NEWPORT COAST DRIVE (PA 2007 -243) WHEREAS, an application was filed by Von's Companies, Inc., with respect to property located at 21181 Newport Coast Drive, and legally described as Parcel 1, as shown on Miscellaneous Map 318 -27, requesting approval of a use permit to allow the on -sale of alcoholic beverages in the form of on -site wine tasting and the off -sale of alcoholic beverages previously approved by the County of Orange. WHEREAS, a public hearing was held onApril 17, 2008, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting; and WHEREAS, the General Plan land use category for this site is Neighborhood Commercial (CN) which provides for a limited range of retail and service uses developed in one or more distinct centers oriented to primarily serve the needs of and maintain compatibility with residential uses in the immediate area. The retail sale of food and beverages, including alcoholic beverages, is consistent with this land use category; and WHEREAS, the site is located in the Newport Ridge Planned Community with a land use designation of Commercial Village. Retail commercial uses are permitted, including food and beverage sales. Wine tasting shall be ancillary to the primary retail use of the property; and WHEREAS, the Newport Beach Police Department has advised that Reporting District 61 has a lower concentration of Alcoholic Beverage Control licenses and a crime rate that is comparable to or lower than those of the surrounding Reporting Districts; and WHEREAS, a use permit for the proposed alcoholic beverage outlet has been prepared in accordance with Section 20.91.035_of the Newport Beach Municipal Code based on the following findings and facts in support of such findings: 1. Finding: That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. Facts in Support of Finding: a. The project is located in the Commercial Village land use area of the Newport Ridge Planned Community District, which is intended to Planning Commission Resolution No. Page 2 of 6 encourage a variety of local commercial uses, facilities supporting the surrounding community, and the opportunity for multi - family residential uses which combine to make this a unique mixed -use development area. Local commercial uses within the Commercial Village may include retail sales, local services, and limited professional and administrative office uses. The existing grocery store with the proposed alcohol sales and ancillary wine tasting is a retail use and therefore consistent with the purposes of the Newport Ridge Planned Community District. b. The Newport Ridge Planned Community Text allows for retail commercial uses, including the existing grocery store. Alcohol sales are less than 30 percent of grocery store sales and are therefore ancillary to the primary retail use of the property. 2. Finding: That the proposed location of the Use Permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. Facts in Support of Finding: a. The General Plan land use category for this site is Neighborhood Commercial (CN). The CN category is intended to provide for a limited range of retail and service uses developed in one or more distinct centers oriented to serve the needs of and maintain compatibility with residential uses in the immediate area. A grocery store with ancillary alcohol sales and wine tasting is a permitted use in a neighborhood- serving shopping center. b. The project has been conditioned to ensure the welfare of the surrounding community. The on -site consumption of alcohol will be limited to small quantities of beer and wine and all servers will be LEAD trained. The hours of operation for the wine tasting area will be Monday through Sunday, 12:00 p.m. through 9:00 p.m., which are within the hours of operation of the Pavilion's grocery store (Monday through Sunday: 6:00 a.m. — 12:00 a.m.). Serving and consumption areas shall be under security camera surveillance. Furthermore, alcohol sales will remain ancillary to the primary retail use of the property and all serving and consumption areas will separated by a permanent barrier from the retail sales area. 3. Finding: That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Planning Commission Resolution No. Paae 3 of 6 Facts in Support of Finding: a. The project has been conditioned to comply with the development and operational regulations pursuant to Section 20.89.050 (Alcoholic Beverage Outlets) of the Municipal Code as they relate to the operation of the proposed project. Alcoholic beverages will only be served in a specific area and separated by a permanent barrier from the retail sales area of the store. All persons serving alcoholic beverages will receive LEAD training. b. The project has been reviewed and conditioned to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours, if directly related to the patrons of the subject alcoholic beverage outlet WHEREAS, the project qualifies for a Categorical Exemption pursuant to 15301 (Existing Facilities) of the Implementing Guidelines of the California Environmental Quality Act (CEQA); and NOW THEREFORE, BE IT RESOLVED: Section 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit No. 2007 -029, subject to the Conditions set forth in Exhibit "X. Section 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this is called for review by the City Council in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 17th DAY OF APRIL. AYES: Eaton, Peotter, Cole, Hawkins and McDaniel ): Toerae and Hillaren Planning Commission Resolution No. Paqe 4 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. 2007 -029 PROJECT SPECIFIC CONDITIONS The project shall be constructed and operated in substantial conformance with the approved plot plan and floor plans, stamped and dated March 3, 2008. 2. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of this approval that would attract large crowds, include any form of on -site media broadcast, or increase the expected occupancy beyond 15 patrons and 2 employees at any one time or for other activities requiring such Special Events Permit as set forth in the City of Newport Beach Municipal Code. 3. The alcoholic beverage outlet operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours, if directly related to the patrons of the subject alcoholic beverage outlet. If the operator fails to discourage or correct nuisances, the Planning Commission may review, modify or revoke this Use Permit in accordance with Chapter 20.96 of the Zoning Code. 4. Hours of operation of the wine tasting area shall be from 12:00 p.m. to 9:00 p.m. on Monday through Sunday. 5. The consumption area shall be limited to wine tasting and limited beer tasting. The applicant shall be permitted to serve specialty beers for tasting on occasion per the Type 42 ABC license, which permits wine and beer service; however, alcohol consumption shall be primarily for wine tasting. The tasting of distilled spirits shall be prohibited. 6. Each tasting shall be limited to 2 ounce pours per tasting. 7. Wine and beer tasting shall remain an ancillary use to the primary retail function of the property. The quarterly gross sales of alcoholic beverages shall not exceed 30 percent of the gross sales of food and non -food sales during the same period. The licensee shall maintain records that reflect separately the gross sale of food and non -food, and the gross sales of alcoholic beverages of the licensed business. Said records shall be kept no less frequently than on a quarterly basis and shall be made available to the Department on demand. 8. No live entertainment or dancing shall be permitted. Planning Commission Resolution No. Paae 5 of 6 9. All persons serving alcohol shall be LEAD Program trained through the Department of Alcohol Beverage Control, at least 21 years of age, and serve under the supervision of the wine steward, store manager, or department manager. In addition, the wine steward, store manager, and department manager shall also be LEAD- trained. At least two employees shall be on site at all times the wine tasting counter is in operation. 10. Alcohol sales and consumption shall only be permitted within the area depicted on the approved floor plan. 11. The consumption area shall be separated from the retail sales area with a solid decorative barrier (subject to ADA compliance) at least 40 inches high placed around the perimeter of the consumption area. 12. Serving and consumption areas shall be under security camera surveillance. STANDARD CONDITIONS 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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. 15. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 16. The applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Department. 17. Any changes in operational characteristics, hours of operation, expansion in area, or modification to the floor plan, shall require an amendment to this Use Permit or the processing of a new Use Permit. 18. 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. 19. This Use Permit may be modified or revoked by the City Council or 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. Planning Commission Resolution No. Pape 6 of 6 20. Use Permit No. 2007 -029 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted.