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HomeMy WebLinkAboutUP1677_01021975_PC Rpt• • Planning Commission Meeting Jan. 2. 1975 Item No. ____ ~3~ ____ _ CITY OF NEWPORT BEACH December 27. 1974 TO: FROM: SUBJECT: LOCATION: ZONE: APPLICANT: OWNER: Application Planning Commission Department of Community Development Use Permit No. 1677 (Amended) (Continued Public Hearing) Request to permit an amendment to a previously approved Use Permit that allowed the sale of beer and wine in conjunction with a restaurant within 200 feet of a residential district. so as to permit the expansion of the subject restaurant. Portion of lot D. Tract 919. located at 215-217 River-side Avenue. on the northwesterly corner of Riverside Avenue and Avon Street. across Avon Street from the U. S. Post Office. C-l-H Stuft Noodle Restaurant. Newport Beach Riverside West -Marvin Hoover. Newport Beach This application is a reqllest to amend a previously approved use permit that allows the sale of beer and wine in conjunction with the "Stuft Noodle" Restaurant within 200 feet of a residential district so as to permit the expansion of the subject restaurant. In accordance with Section 20.08.030 of the Newport Beach Municipai Code •. on-sale liquor in a restaurant within 200 feet of a residential district requires the securing of a use permit in each case. Use Permit procedures are outlined in Chapter 20.46 of the Municipal Code. This item was continued from the Planning Commission meeting of December 19. 1974. pending a revised site plan and further informa- tion regarding on-site parking. Environmental Significance This project has been reviewed and it has been determined that it will not have any significant environmental impact. Conformance With General Pl an The subject property and use is in an area designated for a Specific Area Plan and falls within the uses permitted in the retail and service commercial category on the Land Use Element of the General Plan. Subject Property and Surrounding land Use A three story building. consisting of the existing "Stuft Noodle" Restaurant and vacant retail space on the first floor and office and storage space on the second and third floors. exist on the property in question. To the north is a steep bank leading up to vacant property. a park site. and single-family dwellings; to the east. across Riverside Avenue. is a single-family dwelling and vacant property; to the south. across Avon Street. is a U. S. Post Office; and to the west is a park site. Item No. 3 • • TO: Planning Commission 2. Background At its meeting of June 7. 1973. the Planning Commission approved Use Permit No. 1677 to permit the sale of beer and wine in conjunc- tion with the "Stuft Noodle" Restaurant on the subject property. sub- ject to the following conditions: 1. That this approval be for a period of two years. and any extension shall be subject to the approval of the Modifications Committee. 2. No beer or wine shall be served between the hours of 12:00 Midnight and 11 :00 A.M. It should be noted that the restaurant in question is a permitted use in the C-l-H District and was open for business on June 1. 1973. The restaurant has an occupant load of 44 persons according to the Fire Department. The original use permit was therefore required for on-sale beer and wine only and did not change the occupancy of the facility. Analysis The applicant proposes to utilize the entire first floor of the existing three story commercial building on the site for the restaurant facility. The proposed development includes the expansion of the existing kitchen. additional storage areas. a private office. and the expansion of the dining areas to accommodate an occupant load of 5B per~ons. Proposed Operation of Facility The hours of operation of the restaurant are from 5:00 P.M. to 11:30 P.M .• seven days a week. with a maximum of three employees on duty at anyone time. The on-sale beer and wine will be served with meals only. and the Police Department indicates that they have not experienced any problems with the existing operation. Off-Street Parking The expanded restaurant facility will require 20 parking spaces (i.e .• one parking space for each 3 persons for the 58 occupant restaurant) and the office space on the second and third floor of the existing building requires 24 parking spaces for the 5.846 sq. ft.± of net floor area (i.e. one parking space for each 250 sq. ft. of net floor area). If both the restaurant and the office uses in the building were to be operated simultaneously. a total of 44 parking spaces would be required. As indicated on the attached parking layout. the site will accommodate approximately 27 parking spaces. Three of these spaces adjacent to Riverside Avenue a~e currently covered with an enclosed storage area which will be removed by the applicant. A fourth space located on the middle level of the parking lot is occupied by a trash bin that can be removed. It should also be noted that at such time as the bicycle trail is extended along Riverside Avenue in front of the site. the five parking spaces on Riverside Avenue will be eliminated and the total number of on-site parking spaces will be reduced to 22 spaces. Inasmuch as the parking lot cannot accommodate both the restaurant and the office uses simultaneously now or in the future. the applicant has indicated that he is willing to continue to remain closed before the hour of 5:00 P.M. when the office uses on the 2nd and 3rd floor are in use. Item No. 3 .... " " t ricO- . ., • • TO: Planning Commission 3. Recommendation Staff feels that on-sale beer and wine in this location has not been detrimental to nearby residences, the closest of which is a single family dwelling located approximately 140 feet to the east, across Riverside Avenue. Approval of Use Permit No. 1677 (Amended) is therefore 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 original Use Permit No. 1677 shall expire with the approval of this application. 3. That this approval shall be for a period of two years, and any extension shall be subject to the approval of the Modifications Committee. 4. The restaurant facility shall not be open for business prior to 5:00 P.M., Monday through Friday (except on holidays) unless an off-site parking agreement is approved by the Planning Commission and City Council for additional parking spaces. 5. That the capaci ty of the restaurant shall te limited to 66 persons (i.e. 3 persons for each of the 22 parking spaces that will remain on the site after street improve- ments are completed along Riverside Avenue). 6. That the existing parking lot shall be marked with approved traffic markers or painted white lines not less than 4 inches wide, in accordance with the attached parking layout. All twenty-seven parking spaces on the site shall be accessible and usable for vehicular parking at all times. 7. That any new signs for the proposed development shall be approved by the Department of Community Development. 8. That all mechanical equipment and trash areas shall be screened from adjacent properties as well as from Riverside Avenue and Avon Street. g. That kitchen exhaust fans shall be deSigned to control odors and smoke in accordance with Rule 50 of the Air Pollution Control District. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN. DIRECTOR By--,,-,1»~:~IJa;::B~r:;..~p.lf.~.~ ~~~Ui.e:!!~~L:.....--_ Will~R. [ayco~~ Senior Planner WRL/s," Attachments: Vicinity Map Floor Plan of Restaurant Facility Parking Layout Item No. 3 ,. -~.-.----~_ ~_~ __ ~ ___ ..... ___ .. m __ .. t"$nd.·