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Home My WebLink About2607 W COAST HWY_LANDRYS*NEW FILE* 2607 W Coast Hwy 2-A2 / 5 ,goyko05 7 D 9 �1 f 0 TO: FROM: SUBJECT: Planning Commission Meeting August 20, 1987 Agenda Item No. 7 Planning Commission Planning Department Use Permit No. 3288 (Public Hearing) Request to change the operational characteristics of the existing Ancient Mariner Restaurant located in the Mariner's Mile Specific Plan Area so as to permit the use of valet parking. The proposal also includes a modification to the Zoning Code so as to permit the use of compact parking spaces for a portion of the required off-street parking. LOCATION: A portion of Lot H, Tract 919, located at 2607 West Coast Highway, on the southerly side of West Coast Highway, between Riverside Avenue and Tustin Avenue, in the Mariner's Mile Specific Plan Area. ZONE: SP-5 APPLICANT: Raygal, Inc.,..Irvine _ OWNER: Mariner's Mile Marina, Newport Beach Application This application involves a request to change the operational characteristics of the existing Ancient Mariner Restaurant on property located in the Mariner's Mile Specific Plan Area so as to permit the use of valet parking. In accordance with Section 20.72.020 B of the Newport Beach Municipal Code, any change -in the operational characteristics of an existing restaurant shall require the approval of a use permit in each case. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code. The proposal also includes a modification to the Zoning Code so as to permit the use of compact parking for a portion of the required off-street parking. Modification procedures are set forth in Chapter 20.81 of the Municipal Code. Environmental Sicmificance This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). TO: (�y�anning Commission - 2. "; Conformance with the General Plan and Local Coastal Program Land Use Plan The Land Use Elements of the General Plan and the Local Coastal Program designate the site for "Recreational and Marine Commer- cial" uses. The subject restaurant is a permitted use within this designation. CAJ• •-.�� .IA 1 �1-.A4 1 • • • • � The subject property is currently the site of the Ancient Mariner Restaurant and related parking area. To the north, across West Coast Highway, is the Mariner's Mile Square commercial center; to the east is a mar'ne commercial use; to the south is Newport Bay; and to the west is a commercial building containing retail uses and the Beachcomber Re taurant. The subject restaurant was constructed in 1970, at a time when such uses were permitted in the Commercial Districts without a use permit. In 1983 the restaurant was extensively remodeled, however, no use permit was required -inasmuch as there was no increase in the "net public area" of the restaurant nor was there any other change in the operational characteristics of the facility. Approximately one year ago, the operators of the subject restaurant began a full time valet parking service, not knowing that such an addition required the approval of a use permit. The Planning Department first became aware of the valet parking, while discussing a possible expansion of the Rusty Pelican' Restaurant 'i;ith the applicant (applicant owns and operates both the Rusty Pelican and -'the Ancient Mariner). At that time the applicant was instructed that in order to retain the use of the valet parking service at either res- taurant, the Planning Commission's approval of a use permit was necessary. Analysis The applicant is now requesting to legally establish the use of the full time valet parking service for the subject restaurant, as well as increase the number of compact parking spaces within the on -site parking area. The valet operation will include a valet station located in front of the restaurant entrance, which will provide sufficient space to stack up to 10 automobiles on site. Such a stacking lane should prevent traffic from backing up into West Coast Highway. Inasmuch as the subject restaurant currently operates during the evening only, the valet parking service will be limited to the evening hours also. It should also be noted that there will be five standard size parking spaces and two handicapped spaces available for self parking. The City Traffic Engineer has reviewed the applicant's valet parking proposal and he has no objections. TO: Dning Commission - 3. Off -Street Parkins Desi The proposed off-street parking design has been reviewed by the City Traffic Engineer and the Fire Department who are recommending that the following changes be made to the design. a. That the light standards located within the parking area be altered or relocated so that they extend no more than a 1 foot by 1 foot area in the corner of a parking space. b. That should the approved parking plan result in any excess parking (more than 57 spaces), that the two parking spaces located adjacent to the entrance to the parking area and West Coast Highway be eliminated so as to prevent vehicles from backing into the public sidewalk. c. That all self parking spaces shall be a minimta of 9 feet wide. d. That the parking design be modified so as to insure that the minimum required turning radius for emergency vehicles is provided. It should be noted that if the two parking spaces adjacent to the parking lot entrance are eliminated, one of the self parking spaces will also be eliminated. It is staffs recommendation that should this occur, that one additional standard size parking space be designated for self parking, so as to maintain a minimum of five self parking spaces on the site. Proposed Compact As shown on the attached site plan, the applicant is proposing to increase the number of compact parking spaces to 15 which is 24.6 percent of the total parking on -site. Staff has no objections to the use of compact parking spaces in this case, inasmuch as the percentage of such parking is consistent with that established by the Planning Commission and which has been approved in conjunction with other similar projects. As shown on the attached site plan, there is an existing monument identification sign and a raised landscape planter area adjacent to West Coast Highway which encroach into the sight distance plane, as established by City Standard 110-L. Said sign and planter area were constructed in conjunction with the 1983 remodel of the restaurant, however, there is no record of said construction having been approved by the Public Works Department. Inasmuch as the existing sigh and planter do not comply with the sight distance requirements, the Public Works Department is recommending that they be modified so as to provide the required sight distance from the easterly driveway which exits onto West Coast Highway. TO: anning Commission - 4. Based on information from the restaurant owner, he has a policy that all of the restaurant employees are required to park off -site in the Mariner's Mile Municipal Parking Lot. The obvious purpose for this is to maintain the maximum amount of customer parking on the restaurant site. Staff has no objections to such activity inasmuch as the restaurant currently provides all of its required parking on -site (57 parking spaces)and has every right to use the municipal parking lot for additional parking, just as any other business does in Mariner's Mile. Staff would object, however, to employees parking on the public street should the applicant ever stop using the municipal parking lot; therefore staff is recommend- ing that the Planning Commission prohibit restaurant employees from parking on the public streets. Specific Findings and Recommendations Section 20.so. 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 the approval of Use Permit No. 3288, and suggests that the Planning Commission take such action, with•_t;he findings and subject the conditions set forth in the attached Exhibit "A". PLANNING DEPARTMENT JAMES D. HEWICKER, Director WWAAI ,p)► ,! .CTillizimWard _,, � ,�.,,.1 Se-rior Planner Attachments: Exhibit "A!' vicinity Map Site Plan ' TO: Plane Commission -5. EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR USE PERMIT NO. 3288 FINDINGS: 1. That the subject restaurant with the proposed valet parking service is consistent with the Land Use Element of the General Plan and the Local Coastal Program, Land Use Plan, and is compatible with surroun<?ng land uses. 2. That the pr ject will not have any significant environmental impact. 3. That the proposed percentage of compact parking spaces is consistent with that approved in con- junction with similar -restaurant projects. 4. That -there is adequate space within the on -site -- parking area to operate a valet parking service. 5-. That the requirement to -alter the existing sign and landscape planter adjacent to West Coast Highway, so as to provide required sight distance for the easterly driveway, —is justified inasmuch as the -.additional on -site is that will result from the applicant's proposal, -will increase the potential for automobile accidents to occur on West Coast Highway, due to improper sight distance. 6. That the approval of the proposed modification to the Zoning Code to permit. the use of additional compact parking spaces will not, under the circum- stances 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 detri- mental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed modification is consistent with the legislative intent of Title 20 of the Municipal Code. 7. That the approval of Use Permit No. 3288 will not, under the circumstances of the case, be detri- mental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. t TO: Pl ng Commiss'v,' A 0 CONDITIONS: 1. That all improvements be constructed as required by ordinance and the Public Works Department. 2. That a standard use permit agreement and accompa- nying surety be provided in order to guarantee satisfactory completion of the public improve- ments, if it is desired to implement the use permit prior to completion of the public improve- ments. 3. That the on -site parking, vehicular circulation and pedestrian circulation systems be. subject to further review by the Traffic Engineer and the Fire Department and that the on -site parking plan shall be redesigned as follows, unless otherwise approved by the City Traffic Engineer: a. That the light standards located within the parking area be altered or relocated so that they extend no more than a 1 foot by 1 foot area in the corner of a parking space. b. That should the approved parking plan result in any excess parking (more than 57 spaces), that the two .parking spaces located adjacent to the entrance to the -barking- a;ea and West Coast highway be eliminated so as to prevent vehicles from backing. into the public side- walk. C. That all self parking spaces shall be a minimum of 9 feet wide. d. That the parking design be modified so as to insure that the minimum required turning radius for emergency vehicles is provided. 4. That the existing drive aprons be reconstructed using a flared apron per City Standard 166-L and that the deteriorated sections of sidewalk be reconstructed along the West Coast Highway front- age under an encroachment permit issued by the Public Works.Department and the California Depart- ment of Transportation. 5. That the existing sign and landscape planter located adjacent to the West Coast Highway right- of-way be altered so as to comply with the sight distance requirement per City Standard 110-L, unless otherwise approved by the Public Works Department. Said alterations shall be completed prior to the implementation of the subject use permit. ,, . r TO: Pla ;v•• Commission -7. { 6. That a minimum of five standard size parking spaces and two handicapped spaces shall be des- ignated for self parking and shall be identified in a manner acceptable to the City Traffic Engi- neer. 7. That a maximum of 25 percent compact parking shall be permitted. 8. That the valet station shall be located in front of the entrance to the restaurant so as to provide maximum on -site stacking of automobiles. 9. That restaurant emj .oyees and valet employees shall not be permi• :ed to park on any public street. 10. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 11. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 26.80:040 A of the Newport Beach Municipal Code. ��.�.w� / '�~••r�`-.r T .. ».r�.a:n:4.'�.�JF.id't{,'� ar+nn.,+:�M1?, �,\ W A CAM A r• .K., CITY OF NEWPOIZT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 PLANNING DEPARTMENT - (714) 644-3215 June 14, 1990 Paragon Restaurant Group 23293 South Pointe Drive, Ste. 100 Laguna Hills, CA 92653 Attention: Mr. Rick Vaughn, Vice President Facilities and Construction SUBJECT: 1. Ancient Marirer, 2607 West Coast Highway, Newport Beach, CA Use Permit No. 3288 (Amended) 2. Rusty Pelican, 2335 West Coast Highway, Newport Beach, CA Use Permit No. 1600 (Amended) Dear Mr. Vaughn: - " According to our telephone conversation of June 12, 1990, it is the understanding of this department that you will complete the corrections listed below on or before July 16, 1990: 1. Reconstruct the existing drive aprons per City Standard 166-L, and the deteriorated sidewalk along the West Coast Highway frontage. 2. Alter the existing sign and landscape planter located adjacent to the West Coast Highway right-of-way per City Standard 110-L, or as approved by the Public Works Department. 3. Underground the overhead telephone lines along the West Coast Highway frontage. Thank you for your cooperation in helping us to resolve these unsatisfied conditions of approval of both use permits. To discuss this letter, you should contact Elaine Uda between 7:30 and 8:30 a.m. or 4:00 and 4:30 p.m. at the above phone number. 3300 Newport Boulevard, Newport Beach Paragon Restaurant Group June 13, 1990 Page 2 PLANNING DEPARTMENT JAMES D. HEWICKER, Director By- L�G�Q E aine Uda C -de Enforcement Officer EU:11 xc: Use Permit File No. 3288 (Amended) Use Permit File No. 1600 (Amended) James D. Hewicker, Planning Director William R. Laycock, Current Planning Manager Richard Hoffstadt, Subdivision Engineer, Public Works Department COMMERCIAWINDUSTRIAL ZONING CORRECTIONS Telephone: 0141 644-3200 By:Geilia Garcia, Associate Planner By:Marc Myers, Assistant Planner Date: W/ _1141 % ssAddress Plan Check No: By:Christy Teague, Assistant Planner Corrections Required: p Legal Description: Lot �_ Block Section Tract / Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $5,000. Covenant required. Please have owner's signature notarized on the attached document and return to me. p Lot Size / , �a Zone S Proposed Use %ill D45;e� 1W� -J/AJ" 1 � Required Setbacks Front Rear /0 Right Side Left Side FAR WORKSHEET Lot area (site area sq.ft.): sq.ft. B6se Development Allocation (BDA): comet sq.ft. 1 [0.5 x site area sq.ft.] unless specified In Land Use Element FAR permitted, without variance: (Al comm res oka Square footage permitted: comm res oka sq.ft. [(A) x site area sq.ft.] Maximum FAR allowed with variance: (B) Comm res oka Maximum square footage allowed: Comm res sq.ft. [(B) x site area sq.ft.] PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. (D) Reduced FAR use sq.ft. (E) Maximum FAR use sq.ft. (F) TOTAL SQ.FT. [C+D+E] PROPOSED FAR: PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category (G) sq.ft. Base sq.ft. sq.ft. sq.ft. sq.ft. [ F + site area s;.ft. ] Weighting Factor Weighted Sq.Ft. (H) (- G x.H ) x 1.00 sq.ft. Reduced X 1.67 sq.ft. Maximum X 0.50 �IGHTED SQ.FT.(May not exceed BDA) Provide tissue overla of calculations to verifyprovided j 10U 8, U c A-4�a - ITN OnAr ►� Neet1- e+/eN squired Parking Proposed parking (Indicate number of y a1Je provded GP J Total on -Site Parkinglr / �f�G/llpe?�g % Standard Compact In -lieu Parking sq.ft. sq.ft. /iIevoll&_rC. /- voeoJr sq.ft, � q..5.2, & c� uA Dr-1 AND Dimension building height as measured from natural grade to average and maximum roof height, Show'natura� grade line on all elevations Show'all�rooftop mechanical equipment and dimension from grade directly below. a Indicate location of trash containers on site plan. Number of Stories Floor Plan fully dimensioned showing all room uses.AV6 0 Blv 0G*-10 plgn 8� Plot Plan fully dimensioned showing location of all buildings, fences, etc. in / relation to the property line. I _�Q9L Fair Share Contribution San Joaquin Hills Transportation Corridor SPECIAL APPROVAL REQUIRED THROUGH: Modifications Committee Planning Commission: Use PermitE,)Z1-5-r /KJL Variance Resubdivision/Tract Site Plan Review Amendment Other e)aJ F/ 1-4r" (4 �oP. I�dGFiT Public Works: Easement/Encroachm�t Permit Subdivision Engines Traffic Engineer Approval of Landscape lane �S Building Department: Grading Engineer WYWMZ�4 OAF Parke Department: Approval of Landscape Plans Coastal Development Permits: Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevations) Coastal Development Permit No. Waiver/Exemption REMARKS: k NOTE: It is the responsibility of the applicant to circulate their plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644-3200. FORMSVOMM-ZOM.COR • f6 •/ a° y�Y+j• '•S -,�. 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