HomeMy WebLinkAbout05_Blk Dot Coffee Minor Use Permit_PA2022-0259CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 13, 2023
Agenda Item No. 5
SUBJECT: Blk Dot Coffee (PA2022-0259)
▪Minor Use Permit
SITE LOCATION: 1314 Bison Avenue, Unit E
APPLICANT: Tai Tran
OWNER: Irvine Company
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221 or mwhelan@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: CG (General Commercial)
•Zoning District: PC-50 (Bonita Canyon Planned Community)
PROJECT SUMMARY
The Applicant requests a minor use permit to operate a coffee shop (fast food eating and
drinking establishment) within an existing retail space in The Bluffs Shopping Center. The
interior of the existing 1,540 square foot tenant space would be improved with a storage
and wash area, prep area, service area with counter and a dining area. Parking is
provided onsite within the shopping center parking area. No late hours (after 11 p.m.) or
alcohol sales are proposed as part of this application.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no
potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
PA2022-0259 (Attachment No. ZA 1).
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Blk Dot Coffee Minor Use Permit (PA2022-0259)
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DISCUSSION
• The proposed coffee food service will occupy an existing 1,540 square foot retail
space within the shopping center. The food service will provide coffee and
prepackaged food. The existing commercial space will be improved with a storage
area, wash area, prep area, service area with counter, and a dining area as per
the plans found in Attachment No. ZA 4. There is an existing restroom within the
commercial space. The food will be prepared offsite at their existing Irvine location.
• The site is located in Commercial Sub-Area 5 of the Bonita Canyon Planned
Community (PC 50) Zoning District which was intended to provide for up to 55,000
square feet of commercial uses. Eating and drinking establishments are permitted
uses subject to the approval of a use permit.
• The Bonita Canyon Planned Community regulations require review and approval
of a use permit by the Planning Commission for eating and drinking
establishments. However, Use Permit No. UP2002-020 approved by the Planning
Commission on July 18, 2002, granted the Planning Director authority to approve
up to ten (10) individual “fast food” restaurant use permits within the shopping
center with or without beer/wine sales with a maximum of 19,809 square feet.
Since approval of UP2002-020, several fast-food uses have received approval of
Director’s Use Permits1 and there are currently eight individual fast-food
restaurants within the Shopping Center. Blk Dot Coffee would be the ninth fast
food use, which complies with the limitations of UP2002-020.
• The maximum allowed area of 19,809 square feet authorized under UP2002-020
for fast food restaurants was based on the total number of parking spaces provided
in the shopping center at the time of approval, and a required parking rate for “fast
food” of one space per 100 square feet of gross floor area.
• In 2015, the Planning Commission approved a Conditional Use Permit for the
expansion of Wasa Sushi (UP20150-035), which was an existing fast food that
proposed to expand into an adjacent tenant space and convert into a full
restaurant. The Use Permit authorized a parking waiver for 25 spaces and used
the remainder of the parking credit for the “fast food” restaurant use permits
originally approved in 2002. Therefore, after the approval of the expansion for
Wasa Sushi, no parking remained for additional fast food within the shopping
center.
• However, in 2022, the owner of the shopping center (the Irvine Company)
renovated the existing parking lot that serves the shopping center to add five
parking spaces, resulting in a new total of 489 parking spaces.
1 In 2010, The Director’s Use Permit process was replaced with the Minor Use Permit from the Zoning
Administrator.
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Blk Dot Coffee Minor Use Permit (PA2022-0259)
Zoning Administrator, April 13, 2023
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•The proposed Blk Dot Coffee establishment is a “fast food” restaurant and requires
one space per 100 square feet of gross floor area or 15.4 parking spaces. The
previous use was a retail bakery and required 6.2 spaces resulting in an increased
demand of 9.2 spaces for Blk Dot Coffee. As demonstrated in the parking summary
in Attachment No. ZA3, with the parking spaces added in 2022, the existing
shopping center parking spaces includes enough parking to accommodate Blk Dot
Coffee. However, any future tenants in The Bluffs Shopping Center that require
additional parking will require preparation of a parking study and approval of a
Conditional Use Permit from the Planning Commission for a potential waiver of
parking spaces.
ENVIRONMENTAL REVIEW
The project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities) of the Guidelines for CEQA. The existing commercial space was previously
occupied by a bakery retail use and the proposed coffee shop includes interior tenant
improvements. Overall, the change of use is a negligible intensification within the existing
shopping center.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
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Blk Dot Coffee Minor Use Permit (PA2022-0259)
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LAW/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 The Bluffs Shopping Center Parking Summary
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A
MINOR USE PERMIT FOR A COFFEE SHOP LOCATED AT 1314
BISON AVENUE UNIT E (PA2022-0259)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Tai Tran, owner of Blk Dot Coffee concerning property located
at 1314 Bison Unit E, and legally described as Parcel 1 in Parcel Map 326-48 requesting
approval of a minor use permit.
2.The applicant requests a minor use permit to operate a coffee shop (fast food eating and
drinking establishment) within an existing retail space in The Bluffs Shopping Center. The
interior of the existing 1,541 square foot tenant space would be improved with a storage
and wash area, prep area, service area with counter, and a dining area. Parking is provided
onsite within the shopping center parking area. No late hours (after 11p.m.) or alcohol sales
are proposed as part of this application.
3.The subject property is designated General Commercial (CG) by the General Plan Land
Use Element and is located within the Bonita Canyon Planned Community (PC-50) Zoning
District.
4.The subject property is not located within the coastal zone.
5.A public hearing was held on April 13, 2023, online via Zoom. A notice of the time, place,
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities) of the Guidelines for CEQA.
2.The existing commercial space was previously occupied by a bakery retail use under a
Class 1 (Existing Facilities) within the existing shopping center. The proposed coffee shop
includes interior tenant improvements. Overall, the change of use is a negligible
intensification within the existing shopping center.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding:
A.The use is consistent with the General Plan and any applicable specific plan;
Facts in Support of Finding:
1.The General Plan designates the site as General Commercial (CG) which is intended to
provide for a wide variety of commercial activities oriented primarily to serve citywide or
regional needs.
2.The proposed eating and drinking establishment is located within the Bluffs Shopping
Center and serves those working, residing, or visiting the surrounding neighborhood,
consistent with the CG land use designation.
3.The subject property is not a part of a specific plan area.
Finding:
B.The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code;
Facts in Support of Finding:
1.The site is located in Commercial Sub-Area 5 of the Bonita Canyon Planned Community
(PC 50) Zoning District which is intended to provide for up to 55,000 square feet of
commercial uses. Fast food eating and drinking establishments are allowed uses subject
to the approval of a use permit.
2.The previous use of the space was a retail bakery. Similar uses have operated within
the shopping center, and include restaurant, fast food, retail, and personal service uses.
3.The existing on-site parking lot for the shopping center provides the required parking for
the proposed use at one parking space per 100 square feet of gross floor area or 15.4
spaces. The prior bakery retail space required one parking space per 250 square feet
of gross floor area. Converting the existing retail bakery to a coffee shop (fast food eating
and drinking establishment) will use the remaining surplus of parking for the shopping
center created by the addition of five parking spaces in 2022.
4.The proposed tenant improvement plans are currently in the plan check process and will
comply with all Building Code and Fire Code requirements.
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01-17-23
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity;
Facts in Support of Finding:
1. The existing Bluffs Shopping Center is adjacent to an open space area and MacArthur
Boulevard and Bison Avenue. The nearest residential uses are over 400 feet from the
subject property, across MacArthur Boulevard and Bison Avenue. The conditions of
approval reflected in “Exhibit A” of this resolution ensure that potential conflicts with
surrounding land uses are eliminated or minimized to the greatest extent possible.
2. Other fast-food eating and drinking establishments have operated at the shopping
center since original construction in 2002 and have not proven detrimental to the area.
3. The proposed hours of operation from 6:30 a.m. to 7p.m. are consistent with the
shopping center hours of operation.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding:
1. The coffee shop is located within an existing shopping center with other food uses and
has demonstrated that it is physically suitable in terms of design, location, shape, and
size to support the use.
2. Access to the property is provided via driveways along Bison Avenue. Adequate public
and emergency vehicle access, public services, and utilities are provided for onsite.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
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Zoning Administrator Resolution No. ZA2023-###
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01-17-23
areas surrounding the tenant space during business hours, if directly related to the
patrons of the establishment.
2.The coffee shop will serve patrons of the shopping center, surrounding commercial
buildings, and provide food and beverage services to the surrounding neighborhood.
3.The proposed coffee shop does not include late hours or alcohol which could have the
potential to generate additional nuisances to the surrounding neighborhood.
4.There are no residential uses within the proximity of the establishment. The nearest
residential uses are over 400 feet from the business and separated from the shopping
center by Bison Avenue or MacArthur Boulevard.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15301
under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. PA2022-0259, subject to the conditions outlined in Exhibit A, which is attached hereto
and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or a call for review is filed with the
Community Development Director by the provisions of Title 20 Planning and Zoning, of
the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF APRIL 2023.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused the revocation of this Use
Permit.
4.All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport
Beach Municipal Code.
5. This Use Permit may be modified or revoked by the Zoning Administrator if determined
should they determine that the proposed uses or conditions under which it is being
operated or maintained are detrimental to the public health, welfare, or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
6.The coffee shop will utilize the remaining parking spaces for the shopping center;
therefore any future uses or expansions of existing uses that require additional parking
shall require the review and approval of a Conditional Use Permit, parking study, and
potentially a parking waiver.
7. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the
building permits.
8. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
9. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified periods unless the ambient noise level is higher:
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Zoning Administrator Resolution No. ZA2023-###
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Between the hours of 7:00 AM
and 10:00 PM
Between the hours of 10:00
PM and 7:00 AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
10. 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 leasing agent.
11. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7a.m. and 6:30 p.m., Monday through Friday,
and 8a.m. and 6p.m. on Saturday. Noise-generating construction activities are not
allowed on Sundays, or Holidays.
12. No outside paging system shall be utilized in conjunction with this establishment.
13. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
14. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
15. The exterior of the business shall be always maintained free of litter and graffiti. The owner
or operator shall provide for daily removal of trash, litter debris, and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
16. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
17. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10p.m. and 7a.m. on weekdays and Saturdays and between the hours of 10p.m. and
9a.m. on Sundays and federal holidays unless otherwise approved by the Director of
Community Development and may require an amendment to this Use Permit.
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Zoning Administrator Resolution No. ZA2023-###
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01-17-23
18. Storage outside of the building in the front or at the rear of the property shall be
prohibited, except for the required trash container enclosure.
19. A Special Events Permit is required for any event or promotional activity outside the
normal operating characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of onsite
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
20. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
21. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and
expenses (including without limitation, attorney’s fees, disbursements, and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City’s approval of Blk Dot Coffee Minor Use Permit including, but not
limited to, PA2022-0259. This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred
in connection with such claim, action, causes of action, suit, or proceeding whether
incurred by the applicant, City, and/or the parties initiating or bringing the such proceeding.
The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages
that which City incurs in enforcing the indemnification provisions outlined in this condition.
The applicant shall pay to the City upon demand any amount owed to the City under the
indemnification requirements prescribed in this condition.
Building Division
22.The applicant shall be required to obtain all applicable permits from the City’s Building
Division and Fire Department. The construction plans shall comply with the most recent,
City-adopted version of the California Building Code. The construction plans shall meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
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Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Minor Use Permit
PA2022-0259
1314 Bison Avenue, Unit E
Subject Property
14
Attachment No. ZA 3
The Bluffs Shopping Center Parking
Summary
15
Retail Fast Food Restaurant Patio Retail1 Fast Food2 Restaurant3 Patio4
1302 Flower Child 3,265 930 32.7 4.7
1308 Perspire Sauna Studio 1,610 6.4
1310 Image Dental 1,529 6.1
1312 A&O Salons 1,529 6.1
1314 BLK Dot Coffee 1,541 15.4
1316 Panda Express 1,614 16.1
1318 Jersey Mike's Subs 1,408 14.1
1318 Johnny's Real NY Pizza 1,498 15.0
1324 Chipotle Mexican Grille 2,563 25.6
1330 Stacks Pancake House 1,605 16.1
1332 The Stand 1,968 19.7
1334 Massage Heights 1,979 7.9
1336 Celebrity Cleaners 1,980 7.9
1338 Biologi Spa 1,979 7.9
1340 Planet Beauty 1,979 7.9
1342 Box Haus 2,093 8.4
1346 Wasa Sushi 2,024 24.0
1348 Panera Bread 4,779 724 47.8 3.6
1370 Wildfish Seafood Grille 6,793 999 94.4 6.7
1380 Islands Fine Burger 5,416 999 72.2 6.7
Common Area Patio 2,846 14.2
SUBTOTALS 14,678 20,241 14,233 6,498 59.0 202.4 191.0 36.0
TOTAL BUILDING / PATIO SF (7)6,498 489
TOTAL PARKING PROVIDED 489
TOTAL SURPLUS/(DEFICIT) PROVIDED 0
1 Retail Parking Rate - 1 space/250 sf except at 1312 Bison which is parked at 2 spaces/each chair
2 Fast Food Rate - 1 space/100 sf
3 Restaurant Rate - 1 space/75 sf for first 6,000 sf gfa, 1 space/55 sf of gfa over 6,000 sf
4 Patio Rate - 50% of either the Fast Food or Restaurant Rate as appropriate
5 Parking Approval - UP2004-040, Parked at Retail Rate
6 Parking Approval - No Use Permit, Parked at Retail Rate (See PC 2655-2002 and PC2259-2013)
7 Use Permit No. UP2015-035 for Wasa Sushi Use Permit and Parking Waiver
8 Total Parking Updated to 489 stalls per plan dated 6.22.2022 and approved by city staff
49,152
The Bluffs Parking Summary
March 2023
Address Tenant Area Parking
16
Attachment No. ZA 4
Project Plans
17
18
19
20
21
22
23
24
25
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Zoning Administrator
From: Melinda Whelan, Assistant Planner
Date: April 12, 2023
Re: Blk Dot Coffee – PA2022-0259
The purpose of this memo is to provide an update to the Blk Dot Coffee staff report under Attachment No. ZA 3 – The Bluffs Shopping Center Parking Summary. The calculation of total required parking should result in a surplus of one parking space for the shopping center, as per the attached updated summary.
Zoning Administrator - April 13, 2023 Item No. 5a Additional Materials Received
Blk Dot Coffee Minor Use Permit (PA2022-0259)
Retail Fast Food Restaurant Patio Retail1 Fast Food2 Restaurant3 Patio4
1302 Flower Child 3,265 930 32.7 4.7
1308 Perspire Sauna Studio 1,610 6.4
1310 Image Dental 1,529 6.1
1312 A&O Salons 1,529 6.1
1314 BLK Dot Coffee 1,541 15.4
1316 Panda Express 1,614 16.1
1318 Jersey Mike's Subs 1,408 14.1
1318 Johnny's Real NY Pizza 1,498 15.0
1324 Chipotle Mexican Grille 2,563 25.6
1330 Stacks Pancake House 1,605 16.1
1332 The Stand 1,968 19.7
1334 Massage Heights 1,979 7.9
1336 Celebrity Cleaners 1,980 7.9
1338 Biologi Spa 1,979 7.9
1340 Planet Beauty 1,979 7.9
1342 Box Haus 2,093 8.4
1346 Wasa Sushi 2,024 24.0
1348 Panera Bread 4,779 724 47.8 3.6
1370 Wildfish Seafood Grille 6,793 999 94.4 6.7
1380 Islands Fine Burger 5,416 999 72.2 6.7
Common Area Patio 2,846 14.2
SUBTOTALS 14,678 20,241 14,233 6,498 58.7 202.4 190.6 35.8
TOTAL BUILDING / PATIO SF 6,498 488
TOTAL PARKING PROVIDED 489
TOTAL SURPLUS/(DEFICIT) PROVIDED 1
1. Retail Parking Rate - 1 space/250 s.f.
2. Fast Foot Rate - 1 space/100 s.f.
3. Restaurant Rate - 1space/75 s.f. for first 6,000 s.f. g.f.a., 1 space/55 s.f. of g.f.a. over 6,000 s.f.
4. Patio Rate - 50% of either the Fast Food or Restaurant Rate as appropriate
5. Parking Approval - Use Permit No. UP2004-040 (1312) Salon parked at Retail Rate
6.Parking Approval - Use Permit No. UP2022-016 (1338) Biologia Spa Parked at Retail Rate
7. Parking Approval - Use Permit No. UP2015-035 for Wasa Sushi Use Permit and Parking Waiver of 24 spaces
8. Parking Approval - Use Permit No. UP2015-034 wiaved 1 space for shopping center based on parking demand study
9. Parking Approval - Total Parking Space Updated to 489 stalls per plans dated 6/22/22 and approved by City Staff
49,152
The Bluffs Parking Summary
March 2023
Address Tenant Area Parking
Zoning Administrator - April 13, 2023 Item No. 5a Additional Materials Received Blk Dot Coffee Minor Use Permit (PA2022-0259)