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Home My WebLink About13 - Appeal of PC Approval of USe Permit for Nesai Restaurant - PowerPointr . Agenda Item No. 13 June, 24, 2014 a 07/13/2012 10 2660 Avon St. 263o Avon St. Off -Site Lot roc w - -,. ■ Nesai- 215 Riverside ■ Conditional Use Permit No. UP203-3 -021 (PA203.3 -203) ■ Remodel the existing restaurant ■ Existing Type 47 (On- Sale General) Alcoholic Beverage Control license. ■ Mariner's Mile (Mariner's Village) Community Development Department- Planning Division 2 Prowrt Rpntm • Restaurant remodel • New outdoor dining patio • Extend hours of operation A parking management program Off -site parking at 266o Avon Street Annual employee parking passes for use in the City municipal parking lot (Mariners Mile Lot) Valet parking. 07/13/2012 Community Development Department- Planning Division i. Parking Area Nuisance i. Late hours of operation result in additional noise and light impacts to adjacent neighbors ii. Driveway Safety Hazard Parking area driveway hazard for pedestrians and bicyclists along Riverside Avenue iii Cliff Drive Park 07/13/2012 Use of driveway and late hours inhibit safe access to the park Community Development Department- Planning Division it 7! \ EMIB11NG V1/•NIF4.' � \ On -site Parking° �\ 16 spaces EXISTING REPARCJ O TO LOT 10 3E RN ON RECOR AIL RAN ON RECORD � \ 4 "ISANG PIAWNG � TO6TNGP STIFFED TO l TO BPRN ON RECORD R 5 511E PL1N ON REWRO � ET VEI.. UiEu'EVi4': O.•M. \ % Street Parking Av&2)�, io spaces ALM DARE FOOTAGE: 16./9) EOOARE FEET •�\ / MFA -(O XWE AWA . 16A9FXU SMSOWE FEET JG APFA FIRST FLOOR(R0TAUMANtf P906p.. 07/13/2012 w� Ye Community Development Department- Planning Division 5 07/13/2012 Community Development Department- Planning Division N 07/13/2012 Community Development Department- Planning Division 07/13/2012 Community Development Department- Planning Division 0 7! \ EMIB11NG V1/•NIF4.' � \ On -site �\ Parking° 16 spaces EXISTING REPARCJ O TO LOT 10 3E RN RECOR ON AIL RAN ON RECORD � \ 4 "ISANG PIAWNG � TO6TNGP STIFFED TO TO BPRN ON RECORD l R 5 511E PL1N ON REWRO � Uliu'tV:u: OntF \ % Street Parking Av&2)�, io spaces ALM •�\ / DARE FOOTAGE: 16./9) EOOARE FEET MFA X WE AREA1. 16A9FXU SMSOWE FEET -(O JG APFA FIRST FEOOR(R0TAUMANtf P906p.. w� Ye 07/13/2012 Community Development Department- Planning Division 9 Site Photographs - Driveway Y� ' ' 07/13/2012 Community Development Department- Planning Division OW 07/13/2012 Community Development Department- Planning Division 0 ra ..� Cliff Drive y - Park ■ Proximity to J` iV :5 Cliff Drive Park 4 ..7 a y5 i 7' 215 Riverside Project Site , FU A 07/13 /2012 Community Development Department - Planning Division 13 Additional landscaping for screening at the rear of the property Exterior lighting at the driveway to increase visibility at this location Updated hours of operation in the draft resolution to uphold Commission's decision. Finding D of the Planning City Council comment letters received. 07/13/2012 Community Development Department- Planning Division 1, N= Ab Uphold. Staff recommends upholding the Planning Commission's decision approving the restaurant closing at ZZ:oo p.m. Sunday through Thursday, and 12:00 midnight, Friday and Saturday. i ■ Modify. Alternatively, City Council may consider approving reduced hours of operation or other conditions of approval to minimize neighborhood compatibility concerns. Reverse. Alternatively, City Council may deny the applicant's request and the restaurant must comply with UP1677 as last amended (no patio and no hours past ZZpm). 07/13/2012 Community Development Department- Planning Division 1 For more information contact: Makana Nova 949-644-3249 mnova@ne\Aiportbeachca.gov www.newportbeachca.gov :[r :(f 19011 J 0H ■ Use Permit for the restaurant was originally approved in 3.973• Amendments in 1975, F A Type 47 ABC license 1983 and 1989. has been issued for this property since 1986. Daytime hours are allowed for a portion of the restaurant (764 sq ft of net public area). All restaurant parking is waived from 11:oo a.m. to 5:00 p.m. b- 15 parking hours. 07/13/2012 spaces are waived during the evening Community Development Department- Planning Division 7 -: 17 e Plan goo 1 1r� V `1 1 V On -site Parking° i6 spaces EXISIINGPARYJC LOT I• TO K RE STRIPED TO Ale RAN ON RECORD 15 1s \T WMM ASSTM; PN GLOT \Z-1 10 1 � '� II r waLS,u. \ I I s E �iP3i WE FOOTAGE: 16161E EFEET MFA - (OS%LOTAAEA-I6.WXU.SMSOIIMEFEET �� \.\ JG APFA FIRST FLOOR 191062 R. 07/13/2012 w� YP Community Development Department- Planning Division i i a NOCi� Prow —W MA MSIMltI1S Main Dining 914 sq ft 39 seats KY wnn.m au Main Patio ❑ Ft 602 sq ft 30 seats 07/13/2012 0 0 am (xisreq gliliN �ML'I gNN]1 MYYri 000115 AT W� T 'UU ' Chef's Dining ZI, ° WG ((� 269 sq ft 16 seats j C WN PAIO 000115 /� O11FY Chef's Patio L 388 sq ft EMRY O «�^ zz seats Community Development Department- Planning Division —0 (N1NY V I i i i� i i i v� 19 Mon -Thu Friday Saturday ntOneratin FhGooged gAM ioAM =AM 12PM IPM zPM 3PM 4PM 5PM 6PM 7PM 8PM gPM IOPM II PM 12AM iAM zAM 9AM -5PM 5PM -xoPM IIAM -5PM 5PM- 10:30PM 5PM•i1PM gAM -5PM Sunday EL Office 07/13/2012 IIAM -5PM 5PM -uPM 5PM- I0:30PM i3LAM -i%PM LOAM- 10:30PM SPMaaAM aoAM -i2AM iiAM -1oPM IoAM- I0:30PM ioAM -iiPM Restaurant Chef's Dining Room Community Development Department- Planning Division Patio Chef's Dining Patio zo 07/13/2012 Community Development Department- Planning Division 21 Day Evening • 764 sq ft, Monday - Friday, 2,173 sq ft • 2,173 sq ft, Saturday and Sunday Net public area • 34, Monday - Friday 107 Seats • 107, Saturday and Sunday Hours • 11:00 a.m. to 5:00 p.m., • 5:00 p.m. to 11:00 p.m., Sunday through Monday - Friday Thursday • 10:00 a.m. to 5:00 p.m., • 5:00 p.m. to 12:00 midnight, Friday and Saturday and Sunday Saturday • Patio - closed by 10:30 p.m., daily Code Required • 20, Monday - Friday 47 Parking • 47 , Saturday and Sunday Parking Waived 20 15 07/13/2012 Community Development Department- Planning Division 21 07/13/2012 i I Community Development Department- Planning Division 22 07/13/2012 Community Development Department- Planning Division 23 07/13/2012 Community Development Department- Planning Division 24 07/13/2012 Community Development Department- Planning Division 25 07/13/2012 Community Development Department - Planning Division 26 f' inn I � u'-d 71I i I 1A. I J QJ tl1 / — i SS 18 - - - - -- r------ - - - - -- I L - - -- - - -- DTI li I • vwkL� -a Off-site —7 —' y lx ,- Parking 0 - 12 self -park 40 1 07/13/2012 Community Development Department- Planning Division 27 Exterior Elevation •Ti ra :T T■! r' Tl n Total Net Public Area Parked 1,877 Total Code Requirement (1/40 sq ft) 47 Additional Spaces Required 16 On -Site Spaces Waived Under UP1677 15 Remaining Spaces Required 16 07/13/2012 Community Development Department- Planning Division zg 0713/2012 E WE •FEr y « �ii&Ai 215 Riverside +^ Project Site .- . 16 self -park w a� i I N t.r 266o Avon St 6 self -park 12 valet a � f +e �A 263o Avon St 12 self -park 15 valets -.41L fir_ ►�' k -�' -. ti� . zoo Tustin Ave. Municipal Lot 88 metered Community Development Department- Planning Division . z 0 0 7! 911 'W'h Strategy Self- Parking Valet Parking Off - Site -2660 Avon Street 6 12 Employee Annual Parking Passes 10 10 TOTAL OFF -SITE SPACES AVAILABLE 16 22 Off -Site Parking Requirement 16 16 Surplus Parking Available 0 6 07/13/2012 Community Development Department- Planning Division 31 a Ti7!Al i §I n Off -site Parking 6 spaces M T dM 5 8 .x157 _ - Ex151 , ExI5T ti 2660 AVON STREET BUII DING FOOTPRINT PROPERTY LINE =123.0 N 3 07/13/2012 Community Development Department- Planning Division 32 7 I I --. —.— — — —. —. 2660 AVON STREET BUII DING FOOTPRINT PROPERTY LINE =123.0 N 3 07/13/2012 Community Development Department- Planning Division 32 07/13/2012 26W AWN STREET Off -site valet BUILDING 1`00TP11IM Parking 1a spaces �I 9 NEW' 12 NEW PROPERTY 11NE x123DU r 7 L__j Community Development Department- Planning Division IT x III y 0 z 0 a 33 OYA M L The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 3. (Existing Facilities). The proposed project involves the minor alteration of an existing structure. The additional area associated with the outdoor dining patio consists of 990 square feet, which is well within the thresholds identified in CEQA Guidelines Section 15301. 07/13/2012 Community Development Department- Planning Division 34