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HomeMy WebLinkAboutPA2022-0211_20221123_Incomplete Letter 2022-11-23I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0211\Correspondence\Incomplete Letters\PA2022-0211_20221123_Incomplete Letter 2022-11-23.docx Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING November 23, 2022 The Irvine Company Attn: Barry Curtis 550 Newport Center Drive Newport Beach, CA 92660 bcurtis@irvinecompany.com Application No. Conditional Use Permit (PA2022-0211) Address 2523 Eastbluff Drive Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. The following documentation is required to complete the application: 1. Project Site Boundaries: It is unclear what is being considered in the Project Description and Parking Study. 2507 and 2503 Eastbluff are separate properties that have their own parking supply. See image: Separate properties? «HearingDATE» I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0211\Correspondence\Incomplete Letters\PA2022-0211_20221123_Incomplete Letter 2022-11-23.docx Page 2 Are the properties considered in the floor area and parking analyses? For example, does the 343 parking spaces include the lots in yellow above? 2. Operational Characteristics: Please provide specific alcohol license type. Ie. Type 41 vs. Type 47, etc. What are the proposed hours of operation for the outdoor dining patio? Please note that Police Department review is ongoing and may result in additional comments. When a restaurant operator is proposed at a later time, an Operator License is required to be processed through the Police Department since there is a combination of alcohol service and late hours. 3. Shopping Center Information: Please list the existing and proposed net public area of the restaurant. Additionally, please provide table with tenant list of the plaza and the gross floor area of each tenant. 4. Parking: The existing Use Permit based the parking requirement from the old Zoning Code. The new restaurant must be parked per the current Zoning Code regulations, which requires 1 space per 40 square feet of net public area. Since the parking is shared, the recalculation of each individual tenant space is required. An alternative to re-calculation of all existing uses on-site is to propose to change the parking to rate to a shopping center parking rate. a. Where is the 1/100 sq. ft. parking rate from? b. The description mentions a 108 parking space surplus. Please specify whether that is based on Zoning Code requirements or based on the supplied field data. c. Provide a table showing required parking for the plaza vs the provided supply. The table should show a deficit or surplus. 5. Shopping Center Parking Rate: Per 20.40.050 (Parking Requirements for Shopping Centers), an off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may be used for shopping centers meeting the following criteria: 1. The gross floor area of the shopping center does not exceed 100,000 square feet; and 2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross floor area of the shopping center. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more (ie. Ralphs) shall meet the parking space requirement for the applicable use in compliance with Section 20.40.040 (Off-Street Parking Spaces Required). Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) «HearingDATE» I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0211\Correspondence\Incomplete Letters\PA2022-0211_20221123_Incomplete Letter 2022-11-23.docx Page 3 Please analyze feasibility of this alternative. If feasible, this alternative can be considered to park the entire center under one parking rate. 6. Parking Study: a. Define the area of study with an annotated vicinity map. It is not clear where the 343 spaces are counted from. b. Where is the 1,863 sq. ft. vacancy? It is not clear on the provided Site Plan. c. The parking study should provide an objective (ie. waive X amount of parking spaces) and demonstrate why it is possible. Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact David Lee, Associate Planner at 949-644-3225, dlee@newportbeachca.gov. By: David Lee, Associate Planner Attachments: Public Works Comments Building Comments Fire Comments Planning Comments Project Description Irvine Company is interested minor revisions to the use permit for 2523 Eastbluff Drive to allow its continued use as a full-service restaurant. We are seeking these revisions in advance of leasing this now vacant space. As you are aware, until its closure in early 2020, Bistro Le Crillon operated for over 20 years as a full-service, small-scale eating and drinking establishment with alcoholic beverage service under Use Permit 3651. We are proposing the space be operated in much the same manner with the following changes: 1) removal of the 20 customer indoor seating limit and 2) expansion of the outdoor patio dining area to 619 square feet. As proposed, the space would encompass 1,553 square feet of indoor space including areas for seating, kitchen, food storage, coolers and restrooms, as well as the 619-square-foot patio. 1. What is the proposed use? Ie. Coffee shop, full restaurant, etc. We are proposing to maintain a full restaurant. 2. Operational characteristics? Ie. Hours of operation, alcohol service, etc. We anticipate the restaurant being open approximately 10 am to 10 pm, though we proposed to leave the hours of operation consistent with the existing use permit; 6 am to 12 midnight, daily. We propose a continuation of the full-alcohol service under the existing use permit. 3. What is the existing and proposed square footage of the use? Existing/approved: 1,585 gross square feet of interior space and a 128-square-foot exterior patio Proposed: 1,553 gross square feet of interior space and a 619-square-foot exterior patio. 4. How many parking spaces are requested to be waived? Seven parking spaces were allocated to the restaurant through Use Permit 3651. Based on a restaurant parking ratio of 1/100sf, the proposed interior of the restaurant would require 15.53 spaces and we calculate the patio as requiring maximum of 3.6 spaces for a total of 19.16 spaces. Less the seven approved spaces, we believe the requested parking waiver is for 12.16 parking spaces (Note: This is not rounded up as this use is part of an overall retail center). As indicated in the accompanying parking study, during the peak parking demand period there is a 108-space parking surplus in the Eastbluff Village Center. CNB MC or separate development standard? How was this calculated? Memo \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx To: Chase Gilmore From: Sandhya Perumalla and Daryl Zerfass Irvine Company Retail Properties Stantec File: 2042625900 Date: October 8, 2021 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach The purpose of this memo is to present a parking analysis to determine the current level of parking utilization at the Eastbluff Village Center located at 2555 Eastbluff Drive in the City of Newport Beach, California. The project site is located on the northwest corner of the Eastbluff Drive and Vista Del Sol intersection, with three site access driveways—one on Eastbluff Drive (shared with the Newport Beach Tennis Club) and two on Vista Del Oro. The shopping center consists of a total of 343 parking spaces, and a total of approximately 75,414 square feet (SF) of retail and medical uses that are leased out to various tenants. Currently, 73,551 SF of the Project is leased for retail and medical uses, and the remaining 1,863 SF is vacant. A parking survey of the existing Eastbluff Village Center was conducted to identify peak parking usage. A professional traffic data collection firm, Transportation Studies Inc. (TSI), was engaged to conduct the parking survey. Parking counts were collected at approximately half-hour intervals over a twelve-hour period from 10 AM to 10 PM for three consecutive days—Thursday to Saturday—in September 2021. In total, there are 307 regular parking spaces and 11 handicap parking spaces in the front of the shopping center and an additional 25 parking spaces for the shopping center in the back of the lot, for a total of 343 spaces. A summary of the existing parking spaces is shown in Table 1. TABLE 1 - EXISTING PARKING SPACES Type No. of Parking Spaces Handicap 11 Regular – Front Lot 307 Regular – Back Lot 25 Total Shopping Center 343 The three days of parking counts that were collected at the site are summarized in Table 2. Regular and handicap parking spaces were counted, as well as parking spaces in the back lot. Based on the parking counts, the maximum parking demand occurred at approximately 12:30 PM on Thursday and Friday, with parking utilization of 235 spaces and 216 spaces, respectively. On Saturday, the maximum parking demand occurred at approximately 1:30 PM with a parking utilization of 218 spaces. This suggests that there are only about 69 percent, 63 percent, and 64 percent of the available parking spaces occupied at the peak time on a Thursday, Friday, and Saturday, respectively. See Figure 1 for a graphical illustration of the parking counts. Has there been any changes to the tenant occupancy since Oct. 2021? Were all the retail and medical offices operating at pre-COVID-19 levels?Double check. Project descriptionsays 1,553 SF + 619 SF outdoor.PW Review 11/17/22 Does this match City records for the shopping center required parking? October 8, 2021 Page 2 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx TABLE 2 - PARKING COUNTS SUMMARY Note: ‘Back Lot’ includes approximately 25 spaces for the retail center and an additional 14 spaces reserved for the apartment clubhouse that are not a part of this analysis. Regular HandicapBack lot Total Regular HandicapBack lot Total Regular HandicapBack lot Total 10:00 AM 150 2 15 167 131 4 18 153 137 5 17 159 10:30 AM 159 2 17 178 135 2 20 157 136 5 19 160 11:00 AM 170 4 22 196 140 4 20 164 150 4 19 173 11:30 AM 188 3 20 211 165 3 22 190 144 0 19 163 12:00 PM 180 5 21 206 158 4 22 184 140 4 19 163 12:30 PM 211 2 22 235 189 5 22 216 139 2 20 161 1:00 PM 197 3 22 222 180 2 22 204 154 6 20 180 1:30 PM 183 3 22 208 163 3 22 188 194 5 19 218 2:00 PM 172 4 20 196 168 3 24 195 179 4 22 205 2:30 PM 187 5 21 213 173 5 22 200 161 3 20 184 3:00 PM 184 3 19 206 163 5 21 189 165 4 21 190 3:30 PM 183 5 19 207 154 4 19 177 136 2 19 157 4:00 PM 144 5 21 170 152 4 21 177 140 3 22 165 4:30 PM 188 3 19 210 166 5 23 194 124 3 18 145 5:00 PM 166 1 22 189 181 5 22 208 129 3 18 150 5:30 PM 158 3 20 181 168 3 22 193 136 5 18 159 6:00 PM 168 2 19 189 160 5 18 183 131 4 15 150 6:30 PM 144 1 17 162 140 4 11 155 119 5 15 139 7:00 PM 128 2 14 144 124 1 9 134 101 3 11 115 7:30 PM 114 1 11 126 128 0 10 138 84 1 9 94 8:00 PM 91 0 9 100 106 2 11 119 82 0 9 91 8:30 PM 72 0 9 81 101 0 10 111 67 3 9 79 9:00 PM 43 0 7 50 75 1 10 86 57 0 8 65 9:30 PM 36 0 5 41 48 1 8 57 49 0 5 54 Count Period Thursday Friday Saturday 16-Sep-21 17-Sep-21 18-Sep-21 October 8, 2021 Page 3 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx FIGURE 1 - PARKING COUNTS PARKING DEMAND Table 3 shows the parking demand summary for the existing retail that is leased and the total number of retail spaces. By correlating the measured maximum parking demand of 235 spaces for the shopping center to the total of currently leased square footage of 73,551 SF, the peak parking rate equates to 3.2 spaces per thousand square feet. When this parking rate is applied to the total retail square feet of 75,414 SF, the expected parking demand for entire retail center is 241 spaces, leaving a surplus of 102 spaces for the shopping center. This indicates that with the entire shopping center leased with no vacant suites, full occupancy parking demand would not exceed current parking supply. 0 50 100 150 200 250 300 350 400 10:00 AM10:30 AM11:00 AM11:30 AM12:00 PM12:30 PM1:00 PM1:30 PM2:00 PM2:30 PM3:00 PM3:30 PM4:00 PM4:30 PM5:00 PM5:30 PM6:00 PM6:30 PM7:00 PM7:30 PM8:00 PM8:30 PM9:00 PM9:30 PMParking DemandTime of Day Eastbluff Village Center Parking Survey Data Thursday 16-Sep-21 Total Friday 17-Sep-21 Total Saturday 18-Sep-21 Total Shopping Center Parking Capacity Add proposed restaurant parking demand per CNB parking code or development standard to observed demand. October 8, 2021 Page 4 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx TABLE 3 PARKING DEMAND Parking Area Amount (Square Feet) No. of Parking Spaces Peak Hour Demand for Shopping Center Parking Used (%) Surplus Surplus (%) Existing Leased Retail 73,551 343 235 spaces 69% 108 31% Total Retail 75,414 343 241 spaces 70% 102 30% Thank you for the opportunity to work with you and your team on this important parking study effort for the Eastbluff Village Center. Please feel free to contact Daryl or Sandhya if you have any questions or if you would like to discuss the above material. STANTEC CONSULTING SERVICES INC. Daryl Zerfass PE, PTP Sandhya Perumalla Principal, Transportation Planning & Traffic Engineering Senior Transportation Planner Phone: (949) 923-6058 Phone: (949) 923-6074 Daryl.Zerfass @stantec.com Sandhya.Perumalla@stantec.com Double check. Project description says 1,553 SF + 619 SF outdoor (not 1,863 sf ?). Tmplt: 06/07/19 P ROJECT R EVIEW R EQUES T C O M M U N I T Y D E V E L O P M E N T D E P AR T M E N T Planning Division Please Distribute to: Public Works: Keely/Chhouk Building: Thai Fire: Bass Date: November 7, 2022 Please return PRR and Plans to Staff Planner David S. Lee, Associate Planner 949-644-3225, dlee@newportbeachca.gov Applicant: The Irvine Company Contact: Barry Curtis 714 709 3727 bcurtis@irvinecompany.com Project Name Eastbluff Village Center Patio Expansion and Parking Waiver Address: 2523 Eastbluff Drive PA2022-0211 Conditional Use Permit A Conditional Use Permit to waive required parking for an additional outdoor dining patio for a food service use. REPORT REQUESTED BY: 11/17/22 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: ❑ No comments on the project as presented. Notes: 1) Outdoor seating shall not obstruct required exiting path. 2) Provide accessible outdoor seating. 3) Plans for interior changes or outdoor seating arrangement not provided for review. Additional comments may apply during plan check. Tonee Thai 1867 11-21-22 Signature Ext. Date ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Tmplt: 06/07/19 P ROJECT R EVIEW R EQUES T C O M M U N I T Y D E V E L O P M E N T D E P AR T M E N T Planning Division Please Distribute to: Public Works: Keely/Chhouk Building: Thai Fire: Bass Date: November 7, 2022 Please return PRR and Plans to Staff Planner David S. Lee, Associate Planner 949-644-3225, dlee@newportbeachca.gov Applicant: The Irvine Company Contact: Barry Curtis 714 709 3727 bcurtis@irvinecompany.com Project Name Eastbluff Village Center Patio Expansion and Parking Waiver Address: 2523 Eastbluff Drive PA2022-0211 Conditional Use Permit A Conditional Use Permit to waive required parking for an additional outdoor dining patio for a food service use. REPORT REQUESTED BY: 11/17/22 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: ❑ No comments on the project as presented. Notes: No conditions for Fire Prevention. Kevin Bass 3108 11/18/22 Signature Ext. Date ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes)