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11 - PH-2 - Review of Planning Application PA-17-23 - 11/7/2017
CITY COUNCIL AGENDA REPORT MEETING DATE: NOVEMBER 7. 2017 ITEM NUMBER: PH -2 SUBJECT: REVIEW OF PLANNING APPLICATION PA -17-23 FOR A CONDITIONAL USE PERMIT INCLUDING A MICROBREWERY (SALTY BEAR BREWERY) WITH A TASTING ROOM AND MINOR CONDITIONAL USE PERMITS FOR AN OUTDOOR DINING PATIO AND A DEVIATION FROM PARKING STANDARDS TO MEET PARKING REQUIREMENTS AT 2948 RANDOLPH AVENUE FROM: PLANNING DIVISION / DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: DANIEL INLOES, SENIOR PLANNER DATE: OCTOBER 27, 2017 FOR FURTHER INFORMATION CONTACT: DANIEL INLOES, AICP (714) 754-5609 daniel.inioes@costamesaca.gov RECOMMENDATION The City Council should either uphold, uphold with revisions or reverse the Planning Commission's decision to approve a Conditional Use Permit (CUP) for a microbrewery with a tasting room and outdoor patio area (Salty Bear Brewery). The microbrewery proposes to occupy a 3,192 -square -foot lease area at 2948 Randolph Avenue. The proposed business involves: • Retail sales of beer produced for onsite and offsite consumption; the proposed microbrewery would not sell food • The proposed hours of operation are: o Production: 4AM to 4 PM Sunday to Saturday o Tasting Room: 11 AM to 12 AM Sunday to Saturday • Pedestrian access from 2937 Bristol Street (The Camp) and pedestrian and vehicular access from Randolph Avenue with a shared egress/ingress with 2944 Randolph Avenue • Maintaining unoccupied tenant spaces at 2948 and 2944 Randolph Avenue to meet the required number of parking spaces for the microbrewery The project was approved by the Planning Commission on September 25, 2017, on a 4-0 vote with Commissioner Harlan absent. A request to review the action of the Planning Commission was filed October 2, 2017. AUTHORIZED AGENT / REVIEW REQUESTS The applicant for the microbrewery is Phillip Schwartze, authorized agent for the property owner, Camp Out LLC. The request to review the action of the Planning Commission was submitted by Councilmember Jim Righeimer. BACKGROUND Project Site The site is located on Randolph Avenue, west of Bristol Street, and is positioned on the east side of the street. The project site consists of two properties: north: 2948 Randolph Avenue, a multi -tenant industrial building which is proposed to house the microbrewery (Salty Bear), and • south: 2944 Randolph Avenue, a slightly smaller multi -tenant industrial building. Both properties are zoned MG (General Industrial District) and have a General Plan land use designation of Light Industrial. The properties are also located within the South Bristol Entertainment & Cultural Arts (SoBECA) Urban Plan area: however, because the request does not involve a new development project, the proposed project does not require master plan approval and does not activate any of the provisions in the urban plan. The project site contains two long tilt -up flat -roof industrial buildings. The building at 2948 Randolph Avenue is 6,749 square feet in area with 2944 Randolph being 6,180 square feet in area. Both were built in the 1960s, share circulation and have surface parking. The existing buildings have multiple tenant spaces but most are currently vacant. One space is occupied by an industrial use with incidental retail and another is planned to become a coffee shop with less than 300 square feet of public space. The project site abuts The Camp, a commercial center which contains retail and food service businesses that, staff believes, are compatible with the proposed project. A pedestrian pathway that exists in The Camp will be extended to the project site to allow for pedestrian circulation to flow from one site to the other. A section of the current surface parking lot that is between the pedestrian entrance from The Camp and easterly of the 2948 Randolph Avenue building is proposed to be a common area with a shade structure, campfire area, and additional landscaping. A portion of this space is proposed to be an outdoor patio space exclusively for the microbrewery. ANALYSIS Conditional Use Permit The applicant is proposing to use 3,200 square feet of the existing 6,800 -square -foot building as a microbrewery and add a 500 -square -foot outdoor patio to be considered public area or seating space for Salty Bear Brewery. Microbreweries are a conditionally permitted use in the MG zone. As part of the small beer manufacturing (Brewery) use, the floor plans include public areas (tasting room and outdoor patio) and private areas/industrial uses that are not open to the public. The square footage breakdown developed by staff and included in the Planning Commission Staff Report was conservative due to the level of specificity of the plans provided by the applicant. Since the Planning Commission public hearing, the applicant has provided plans that allow for a more precise calculation of the square footage of the tasting room and brewery production space. While the floor plan has minor modifications including the narrowing of a hallway and relocation of a door, the uses and floor plan are substantially the same. The scaled and dimensioned drawings showed that the Tasting Room is 1,600 square feet instead of 1,890 square feet. Table 1 below reflects the currently proposed square footages. Table 1. Salty Bear's Brewery Floor Area Totals Square Footage Breakdown PUBLIC AREA Floor Area Tasting Room / Public Restroom 1,600 SF Outdoor Patio 500 SF Public Area Total 2,100 SF INDUSTRIAL USE AREA Cold Storage 360 SF Brewing Production 1,120 SF Office 120 SF Industrial Area Total 1,600 SF TOTAL 3,700 SF The ABC License (Type 23) for a small beer manufacturer allows sales of alcoholic beverages for both on-site consumption (tasting) and off -premise consumption. ABC does not require a finding of public necessity or convenience for a Type 23 license. Pedestrian and Vehicular Access Existing vehicular access to the property is provided via a 21 -foot driveway between the two buildings. The drive aisle onsite and parking spaces all meet transportation requirements. The proposed project provides pedestrian access from Randolph Avenue and The Camp. The additional connectivity to The Camp increases pedestrian circulation, ties this property into an existing successful commercial center, and allows for a reduction in potential vehicular trips that may have been generated from patrons traveling from one site to another. Landscaping and Common Area The front landscaping setback for both properties is ten feet. The proposed ADA ramp along 2944 Randolph Avenue improves accessibility from Randolph. Besides the ADA ramp and steps to the front unit at 2944 Randolph, the remainder of the front setback area shall be retained as landscaping. A small retaining wall is proposed to provide a more attractive and flatter landscaping bed in front of the building. The common area in the northeast corner of the project site will increase the amount of landscaping onsite and provide a shade structure and campfire area which will provide gathering spaces for patrons and extend the theme of The Camp commercial center to the project site. Common area that is accessible to all patrons of a multi -tenant development does not increase the amount of parking required because it is not a trip generating use. Outdoor Dining Patio With the pedestrian connection to The Camp and the common area proposed to the east of 2948 Randolph, space is available for the brewery to provide a 500 -square -foot outdoor patio away from surface parking and accessible to pedestrians. The patio area is along the east elevation of the building around the corner from the entrance of the tasting room and abutting the common area and pedestrian path that connects the brewery with the rest of The Camp. Per Zoning Code Section 13-47, outdoor seating areas for establishments where food or beverages are served require a minor conditional use permit. Parking The parking requirement for Salty Bear Brewing Co. was calculated to be 27.8 parking spaces when considered by the Planning Commission. Due to more detailed plans and small floor plan modifications, the required parking for the Microbrewery has been revised to 25.8 parking spaces, a difference of two less parking spaces. The parking requirement for Salty Bear Brewing Co. is based on 2,100 square feet of public area and 1,600 square feet for industrial/office use. There are a total of 38 parking spaces proposed on-site. The proposed use requires a total of 26 parking spaces. This leaves 12 parking spaces for the rest of the uses on the site. If the vacant units were filled with industrial uses at 3 parking spaces per thousand and code compliant uses the owner proposes were developed, the parking requirement for the site would be 56. This is 18 parking spaces more than proposed for the site. To address the shortfall, the Planning Commission conditioned its approval to require a land use restriction on the property limiting the use of building area to that which can be accommodated by existing parking. The revised parking calculation, which resulted in a reduction of parking demand by two spaces, essentially adds two parking spaces for uses elsewhere on the site. Even with the reduction of parking demand for the proposed use, the land use restriction required by the Planning Commission would still be necessary; use of the site would remain limited to the area and uses which meet City parking requirements. The table below shows parking requirements for the full use of the site and the proposed parking requirement with a land use restriction recorded on the property. Table 2. Parking Requirements Parking Requirement Calculation Without Land Use Restriction Building # Use Area Parking Spaces 2944 Food Retail Less than 300 SF of Public Space 1,367 5.4 2944 8 Unoccupied Tenant Spaces 4,813 16.2 2948 Industrial Tenant with Incidental Retail 2,400 7.2 2948 2 Unoccupied Tenant Spaces 1,200 3.6 2948 Microbrewery 3,200 20.8 2948 Proposed Microbrewery Outdoor Patio 500 5 Total 13,480 58 Parking Requirement Calculation With Land Use Restriction Address Building # Use Area Parking Spaces 2944 Food Retail Less than 300 SF of Public Space 1,367 5.4 2944 8 Unoccupied Tenant Spaces -- 0 2948 Industrial Tenant with Incidental Retail 2,400 7.2 2948 2 Unoccupied Tenant Spaces -- 0 2948 Microbrewery 3,200 20.8 2948 Proposed Microbrewery Outdoor Patio 500 5 Total 7,467 38 With a land use restriction prohibiting the use of 6,013 square feet of the project site and based on the exclusion of this square footage from parking requirement calculations, the proposed parking layout and permitted uses on the site would not create a parking shortage. Hours of Operation The project site is surrounded by commercial or industrial properties. The project site is located more than 500 feet from a residentially zoned property. Therefore, the potential for noise impacts from the project to nearby residents is negligible. The microbrewery requests the following hours of operation. • Hours of Production: 4 AM to 4 PM Sunday to Saturday • Tasting Room Hours: 11 AM to Midnight Sunday to Saturday There are two other microbreweries within a quarter mile, also within the SoBECA Urban Plan area, that have been approved for extended hours. These two breweries are approximately 500 feet from a residential development located across Baker Street. Table 3. Hours of Operation of Microbreweries in the SoBECA Urban Plan Area Use Address Public Hours of Operation Barley Forge 2957 Randolph Ave 5 PM — 12 AM Mon -Thu PA -13-18 A2 5 PM — 1 AM Fri 11 AM — 1 AM Sat Gunwhales Ales 2960 Randolph Ave 12 PM - 12 AM, Sun -Wed PA -15-50 12 PM - 8:30 PM, Thu -Sat Retail businesses at The Camp close between 7 PM and 9 PM depending on the day. Multiple restaurants at The Camp close at 10 PM with Mesa closing at 2 AM Tuesday through Saturday. Noise The proposed use and property is more than 200 feet from residentially zoned property. The proposed use does not include live entertainment, amplified music, or outdoor speakers. The background music will occur entirely within the existing building. Conditions of approval address the restrictions on entertainment and noise to reduce impacts to the community. Additional Discussion While no food preparation is proposed on-site, food from other local restaurants may be encouraged and the project does propose to have a designated drop off space for people and food delivery. One space is required to be designated for drop-off parking services. This results in one less space that is open at all times for patrons arriving in their own vehicle. The City allows the provision for bike racks to substitute for one required parking space. The applicant will provide bike racks required by the City and will, therefore, meet code -required parking (subject to the land use restriction). To mitigate any potential impacts from drop-off services, a condition of approval is included requiring the property to designate one parking space as a drop-off parking space. The condition of approval also requires the applicant to mitigate any future parking issues, if required by the City. City study of additional parking for the SoBECA area City staff intends to initiate a study of options to add to and/or improve parking and circulation within the SoBECA area. The study will consider options to: improve the safety of pedestrians crossing streets; relocate and/or restrict on -street uses (such as food trucks) that reduce available parking spaces; and provide additional parking and/or reduce parking demand for existing and future uses within SoBECA. Ideas warranting further consideration include: • Restriping current streets to provide more on -street parking. • Slowing travel speeds on wider than needed roadways, such as Randolph Avenue. • Improving pedestrian circulation and aesthetics for patrons to encourage walking and biking both to the SoBECA area and within it. • Incorporating services such as Uber, Lyft and food delivery services into site planning to reduce the vehicles entering and using parking areas, particularly during peak business hours. • Providing enticements to patrons to utilize services such as Uber and Lyft, and encouraging pedestrian access within and to SoBECA, to lessen demand for parking. Support for development of a parking and congestion management plan has been positive from tenants and property owners in the area. Staff is developing a work plan to develop a comprehensive parking plan for the SoBECA area. Staff anticipates providing the proposed work plan, along with estimated costs to undertake special studies, as needed, to the City Council later this year. Planning Commission Action On September 25, 2017, the project was considered by the Planning Commission. Based on the evidence presented by the applicant and testimony during the hearing, the Planning Commission approved the project on a 4-0 vote (Commissioner Harlan absent). A link to the Planning Commission staff report can be found on the City's website here (hardcopy also attached to this report): https://www. costamesaca.gov/ftp/planningcommission/agenda/2017/2017-09-25/PH- 5. pdf Requests for Review Planning Commission Action On October 2, 2017, a request to review the action of the Planning Commission was filed by Councilmember Righeimer. Councilmember Righeimer's request to review stated: To review concerns raised about compatibility and to determine whether the City Council desires to transform this industrial business area into an entertainment zone. In addition, the Council needs an overall parking plan before we continue to allow dramatically under -parked businesses. The City Council review of the Planning Commission's decision is a new public hearing and the Council may consider the project in its entirety. The Council is not restricted to only considering evidence previously presented to the Planning Commission or issues raised in the requests to review the project. LEGAL REVIEW The City Attorney has reviewed the draft resolutions and they have been approved as to form by the City Attorney's Office. ALTERNATIVES The City Council may take the following actions: 1. Uphold the Planning Commission's decision to approve the project; 2. Approve the project subject to revised conditions of approval; or 3. Reverse the Planning Commission's decision and deny the project. CONCLUSION The project was approved by the Planning Commission on September 25, 2017. A request to r the City Council to review the Planning Commission decision was filed on October 2, 2017. The City Council may choose to uphold, reverse or modify the Planning Commission's decision to approve the proposed project DANIEL INLOES BARRY CURTIS, AICP Senior Planner Economic Development & Development Services Director Attachments: 1. Location Map, Zoning Map, and 500' Radius Map 2. Site Photos 3. Applicant's Letter 4. Plans 5. Request for Review 6. Draft Resolutions and Exhibits 7. Planning Commission Staff Report with Attachments 8. Public Comments Received Prior to September 25Lh, 2017 Applicant: Phillip Schwartze 31103 Rancho Vista Rd D-2260 San Juan Capistrano CA 92675 Property Leasee: Camp Out LLC 709 Randolph Avenue Costa Mesa CA 92626 Costa Mesa Costa Mesa 0.1 0 O.Oi 0.1 Miles This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. U Latitude Geographics Group Ltd. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend ❑ Costa Mesa Zoning ❑ AP . C1 C1 -S . C2 ■ CL 1:1 AR ❑ I&R-S Ej MG ❑ MP ❑ P ■ PDC El PDI a PDR -HD E) PDR -LD U PDR -MD . PDR -NCM R1 R2 -HD ❑ R2 -MD R3 TC Notes 13 57REET �q — SAIaR : — STREET ! 714 35 2 �b• t 4' i,.... TRACT ori a ° i i BERRYp m I I - la I = I LOT J I I O I O I 1 I r r w / • U? Os1 BLK. / BLK. E LOT 4 A w 6 POR CBTE 9: 161____—_ O 162 P«LLor,9 N O / O O 27! Ar- 419 GLO GO II 2r a i a..a 12 y 5 r p LW a LBT B O �II b 23 y 4,t� g J $ NO 372/ B x Q 24 . NO. 3631 r"5 ° °' n.� Zraer a ,... ,. * ZAC.11" T 26 21 o I♦ TRACT O ----------------------- 171 2` E� BERRY 1 191 Tll O O2 n.a ° --- 5qP &K. F .s s4Y* 2 Lor2 My 3897 r p UI a° s.. 4 CLAIR StrtE�3. o0 174 TRACT 12 3 u4.e TRACT LOT 2B- O3 l p 4 172 NO. 36 / AVENUE 4 - �� z0� = 175 -- ---- F418162 8 OLPH AVE A CA RS 7 NORTH SUSAN W. CASE_ INC_ 949.464.6105 orders@susancaseinc.com 11� 917 Glenneyre St. #7 Laguna Beach, CA 92651 ATTACHMENT 2 Project Building Proposed Common Area and Patio Microbrewery Suites Southerly Neighbor Across Randolph Avenue Northerly Neighbor Salty Bear Brewing Company Letter of Operations Planned Operations Description Republic Coast Brewing, LLC will be operating as Salty Bear Brewing Co. The intended operation for Salty Bear Brewing is a production brewery, with tasting room and patio. The brewery location will be at 2948 Randolph Ave. Unit B, Costa Mesa, CA 92626. The brewery is a standalone building owned by Camp Out LLC. The Premise is part of the "Camp Out" center which consists of two (2) properties: (i) the building commonly known as 2944 Randolph Avenue, Costa Mesa, CA (APN 418-162-07) containing approximately 6,180 square feet; and (ii) 2948 Randolph Avenue, Costa Mesa, CA (APN 418-162-06) containing approximately 6,800 square feet of warehouse space. The Center is distinct from the project known as the "Camp" located at 2937 Bristol Street, Costa Mesa, CA. We will be brewing craft beer for the purpose of offsite sales and distribution, as well as, onsite sales in the tasting room. The tasting room is planned to help the promotion and branding of Salty Bear Brewing Companies craft beer. An attached floor plan shows the potential layout of the brewery, storage, cold room, tasting/garden area and office to show the scope of the operation. The intended purpose for Salty Bear Brewing Co. is to be a company that brews on -premise beer for customers to savor the sensory experience that represents the artistry and creativity of the California Craft culture. Listed are details pertinent to the operation of the brewhouse. • The building is 3,192 square feet where 1,989 square feet will be dedicated to manufacturing plus 302 square feet dedicated for final product cold storage. The tasting room is allocated at 901 square feet adjacent to an exterior garden area of which 500 square feet are allocated to the brewery for tasting. Parking is designated in front of the building. See Salty Bear site layout for details on building and additional diagram for parking. • Planned hours of operation. • Production: Start at 5 AM and end at 4 PM. There will be 2 employees required during brewhouse operations. • Deliveries are schedule to occur between 6 AM and 11 AM, also 1:30 PM to 3:30 PM, Monday thru Friday. • Tasting Room: 11 AM to 12 midnight daily. 1 or 2 employees required from 10 AM to 6 PM with overlap on second shift with 1 or 2 employees from 5 PM to 12 midnight. Salty Sear Brewing Co. 2948 Randolph Ave. Unit B, Costa Mesa, CA 92626 www.Saltybearbrewing.com 3 ■ Restrictions may be imposed by the Police Department during the ABC application for the actual hours of operation. Building Improvements o Production brewhouse that will have the capability of producing 310 gallons of beer (wort) every four hours. o Process starts from steeping grain with hot water in the main production floor via a brewhouse vessel called a Mash & Lauter Tun. The liquid (wort) byproduct then gets boiled using gas as a heat source on another brewery vessel called a kettle. The wort is then transferred to fermentation vessels that are sized at 620 gallons (double batch). o We will serve 10-15 different beer styles for tasting and consumption with varieties changing seasonally. Tasting glass sizes will be 4, 8 and 16 oz. 32 oz. Crawlers will be served for off-site/carry out consumption. Crawlers are currently being served at 2960 Randolph Ave. Unit A Costa Mesa, CA. o Salty Bear will be selling small packaged foods such as nuts, chips and pretzels. There will be (yet to be determined) food providers on the Campout premises as well. We will have menus of most local food suppliers on site for customers to order for delivery or carry in. Having local restaurant options nearby is a key factor on building our brewery as a family destination, be it lunch or dinner. o Utilities needed to support this process are direct fire gas burners, water filtration, process glycol chiller, CO2, compressed air, and adequate drainage. o First year production goal is set at 750 BBL/yr or 23,250 gallons by way of the tasting room and local distribution. o Fifth year production goal is set at 3,000 BBL/yr or 93,000 gallons mostly through distribution channels by way of cans, kegs, and small bottle releases. o The square footage of the building will support fifth year production numbers prior to needing additional square footage to support production expansion by taking down additional real estate. Personnel Management o Salty Bear will proudly hire local talent to further the company's identity and roots in Costa Mesa. o To start, Salty Bear will hire 5 team members - all from the local area from the top down. Two are owner -operators who will be brewing and selling off-site beer, one tasting room supervisor, and two tasting room attendants and four part time tasting room attendants. Salty Bear Brewing Co. 2948 Randolph Ave. Unit B, Costa Mesa, CA 92626 www.Saitybearbrewing.com o By the second year and as soon as 1,200 BBL/yr run rate is exceeded, double of the amount of employees will be hired in for positions such as event manager, distribution driver, additional brewing and tasting room positions. • Community Involvement o As soon as the production brewery is open and the tasting room is available, Salty Bear Brewing Co. will be an active participant of the Costa Mesa community non-profit and public events. o The tasting room will be an immediate venue for gatherings as well as family and pet friendly public access for all ages on the premises. This will include merchandise sales such as T-shirts, hats, logo glasses, and various other Salty Bear Brewing Co. logo items. o We will have a very relaxed atmosphere, ideal for educating our customers about craft beer and building a local cliental that can take pride in our product and feel a part of the Salty Bear Brewing Co. family. Signature: R. Joseph Scagliotti Manager/Member Republic Coast Brewing, LLC DBA Salty Bear Brewing Co. (760)458-2572 Cell Salty Sear Brewing Co. 2948 Randolph Ave. Unit 6, Costa Mesa, CA 92626 www.Saltybearbrewing.co PA ERIN MORRIS 949.346.5539 / erinmorris.com SALTY BEAR / COSTA MESA -19_ H� r yARTIST'S CONCEPT, PATIO A GARDEN BY OTHERS ra RaaRlfooa nrtr� � trmery iasrmr li TOTAL PMX94G AVAILABLE z p V1 N 1707AL 3A[S w,aawc j m. 5.596 S2 50 ODO3 LTD4 Ra�dabn 0 0 yARTIST'S CONCEPT, PATIO A GARDEN BY OTHERS ra RaaRlfooa nrtr� � trmery iasrmr li TOTAL PMX94G AVAILABLE z p V1 N 1707AL 3A[S � HOR 5.596 S2 50 ODO3 LTD4 Ra�dabn 0 0 0 Cade ow 1pm BMW &4& S/a . 0 0 0 0 LtR Cattadn[e AefaIl�F0d0 1399 QAOa 5.596 Roar f5 Mdus[nl 50 ODO3 LTD4 0 0 0 0 0 D mmmv D 0 0 0 0 0 0 0 D 0 0 0 SAL WAM ttfa7 PARKING TABULATION SITE PLAN NORTH (D JOB NO: 17119 SCALE: I"= 20'-0" DATE: 08.03.17 Applicant Name* Address Phone ATTACHMENT 5 Costa Mesa City of Costa Mesa ❑ Appeal of Planning Commission Decision - $1,220.00 ❑ Appeal of Zoning Administrator/Staff Decision - $690.00 APPLICATION FOR APPEAL OR REVIEW LOuN l L 1y tAiV R1( .z 4 E I /✓I C- (Z Representing REQUEST FOR: ❑ APPEAL �<REVIEW** Decision of which appeal or review is requested: (give application number, if applicable, and the date of the decision, if known.) PA - t -1 - 2 3 _ s AL --r -1 & Ei� vi E'l LtG RANc-�o AVF- . Decision by: Reasons for requesting appeal or review: 1-6 F-F-v1r--w COfU`p-�F-NS R,K1SE,D A L7-;0OT 6oM?ATlr�-,it,-tTj /aNC> D e:-T'E-Ft M I fVE tJ 1rVC--TAE-F, C0U1NG1 t_ t9F-St s��S T� t tj ES s A t -EA l iuTo A tJ E N'rE FLTa ( N &k EtiT" 2� � N ADD iTtvN , TVA LvvNc-I tr Nt`tc)� AA) o,VI"Liv P,d��-t NG- P l.AN 6eCo�-i✓ vv'r- To A L -L -v w 1 )KANA 1711LA LL -I v,ut)EtZ- PAF, 0 lvESSg�. Date: 2 Signature: *If you are serving as the agent for another person, please identify th ersdn you represent and provide proof of authorization. **Review may be requested only by Planning Commission, PlanningCommission Member, City Council, or City Council Member For office use only — do not write below this line SCHEDULED FOR THE CITY COUNCIL/PLANNING COMMISSION MEETING OF: If appeal or review is for a person or body other than City Council/Planning Commission, date of hearing of appeal or review: RESOLUTION NO. 17 - ATTACHMENT 6 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA UPHOLDING THE PLANNING COMMISSION'S DECISION AND APPROVING CONDITIONAL USE PERMIT PA -17-23 FOR OPERATION OF A MICROBREWERY (SALTY BEAR BREWING COMPANY) AT 2948 AND 2944 RANDOLPH AVENUE. THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Phillip Schwartze, authorized agent for Camp Out LLC., owners of property located at 2948 and 2944 Randolph Avenue. WHEREAS, the proposed project involves conditional use permits for a microbrewery with a tasting room and minor conditional use permits for an outdoor dining patio and unusual operational characteristics to meet parking requirements. WHEREAS, a duly noticed public hearing held by the Planning Commission on September 25, 2017 with all persons having the opportunity to speak for and against the proposal, and the project was approved by the Commission on a 4-0 vote (one commissioner absent). WHEREAS, review of the Planning Commission's approval of the project were filed on October 2, 2017. WHEREAS, a duly noticed public hearing held by the City Council on November 7. 2017, with all persons having the opportunity to speak for and against the proposal. WHEREAS, the project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and has been found to be exempt from CEQA under Section 15301 for Existing Facilities. WHEREAS, the CEQA categorical exemption for this project reflects the independent judgment of the City of Costa Mesa. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, and subject to the conditions of contained within Exhibit B, the City Council hereby APPROVES Planning Application PA -17-23. BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report for Planning Application PA -17-23, and upon the applicant's compliance with each and all of the conditions in Exhibit B, and compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the applicant fails to comply with any of the conditions of approval and/or mitigation measures. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the documents in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this 7th day of November, 2017. ATTEST: KATRINA FOLEY Mayor, City of Costa Mesa APPROVED AS TO FORM: CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA —ZV STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, BRENDA GREEN, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above Council Resolution Number 17- as considered at a regular meeting of said City Council held on the 7th day of November, 2017, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 7th day of November, 2017, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this day of , 2017 -2—I, EXHIBIT A FINDINGS A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: Finding: A compatible and harmonious relationship exists between the proposed use and existing buildings, site development, and uses that exist or have been approved for the general neighborhoods. Facts in Support of Findings: One of the objectives of the SoBECA Area Plan is to develop a full array of land use types and structures, including reuse of existing structures, to create an active city life and enhance business activities. The SoBECA Urban Plan is an area with a growing blend of eclectic uses, including breweries, artisan studios, small-business entrepreneurs, and unique food and beverage experiences. The proposed use will add to the growing number of businesses encouraged by the SoBECA Area Plan. The Camp is a successful collection of local area businesses that are diverse in the services or commodities they provide but are blended to create a unique experience for patrons. The inclusion of 2948 and 2944 Randolph Avenue into the collection of properties that make up this commercial center not only increases the square footage of a successful retail space within the City but also provides additional diversity in the types of business found at The Camp. Compliance with the conditions of approval will allow this use to operate with minimal impact on surrounding properties and uses. While the land use restriction required for this project to proceed will balance parking demand onsite by restricting the use of 9,630 square feet of building space, this will ensure that this additional use will not cause any negative parking impacts to locations offsite while the owner studies the parking demand onsite and the potential uses that may be compatible and harmonious with the existing use and the proposed microbrewery. Finding: Safety and compatibility of the design of the parking areas, landscaping, luminaries, and other site features including functional aspects of the site development such as automobile and pedestrian circulation have been considered. Facts in Support of Findings: The proposed project and additional conditions of approval will guarantee that there is additional landscaping and the entire site is well lit for the safe circulation of pedestrians and motor vehicles. The pedestrian circulation on and off the site will be improved through the proposed project. The proposed project will increase connectivity to neighboring properties, and generate a more pedestrian -oriented site overall. Finding: Compliance with any performance standards as prescribed elsewhere in Zoning Code. -22-- Facts in Support of Findings: The proposed use is compliant with performance standards as prescribed in the Zoning Code. The proposed brewery and associated tasting room will be conditioned to operate as described in the submitted business description and, therefore, are compliant with Zoning Code. Finding: The use is consistent with the General Plan. Facts in Support of Findings: The proposed brewery is permitted in the MG zone subject to a conditional use permit. Subject to conditions, the proposed use is in conformance with the 2015 General Plan. Specifically, the project complies with the following Land Use Objectives LU -1 A.1, LU -6.2, and LU -6.15. The proposed use will provide for a new entrepreneurial business in Costa Mesa and provide new employment opportunities in the community. The SoBECA area has been an active and catalytic area in the City for many years. The success of The Camp attest to the fact that it is meeting the needs and interests of local residents as well as being an attractive commercial center for the region. This additional use increases the diversity and fits within the character of The Camp. This type of business and use is very well suited for the SoBECA area which already has two microbreweries and many local businesses and industries. Finding: The planning application is for a project -specific case and is not to be construed to be setting a precedent for future development. Facts in Support of Findings: The planning application is for a project - specific case and does not establish a precedent for future development. Approval will apply to this project -specific location. Conditions have been included that are specific to the proposed project, its location, site configuration, and use. B. The information presented substantially complies with Costa Mesa Municipal Code Section 13-29(g)(2) in that: Finding: The proposed use is substantially compatible with developments in the same general area and would not be materially detrimental to other properties within the area. Facts in Support of Finding: The proposed use, as conditioned, is compatible with the uses in the surrounding area. Compliance with the conditions of approval will allow this use to operate with minimal impact on surrounding properties and uses. The proposed use, as conditioned, will not generate adverse noise, traffic, or parking impacts that are unusual for commercially -zoned properties. The proposed operation reflects that of the adjacent uses. Adequate parking is ensured by limiting the use of 9,630 square feet of building space until a full and comprehensive study of the project site's parking and potential uses is completed and approved by the City. Finding: Granting the conditional use permit will not be materially detrimental to the health, safety, and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood. Facts in Support of Finding: The proposed use, as conditioned, will not generate adverse noise, traffic, or parking impacts that are unusual for industrially -zoned properties. The Police Department has reviewed the proposed use and has no objections to the approval of the application. The hours of operation for the tasting room reflect similar uses and adjacent uses within The Camp and nearby microbreweries. Customer and employee parking will be required to occur on-site and not on surrounding streets. The site landscaping will be required to be repaired/replaced and additional landscaping added in conjunction with this use. Finding: Granting the conditional use permit will not allow a use, density, or intensity which is not in accordance with the General Plan designation and any applicable specific plan for the property. Facts in Support of Finding: The Light Industrial land use designation is intended to permit uses that have industrial components like the brewing and distribution of alcohol. The proposed microbrewery will be located within an area that already has established breweries within a quarter mile (Barley Forge and Gunwhale Ales) The proposed use is buffered from sensitive land uses, in that it is surrounded on four sides by other commercially -zoned properties. The property is also located within the South Bristol Entertainment & Cultural Arts (SoBECA) Urban Plan; however, the proposed project does not require master plan approval and does not activate any of the provisions in the urban plan since the request does not involve a new development project. However, the proposed use is consistent with the types of uses that would be supported by the SoBECA Urban Plan, C. The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1) for Existing Facilities. Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. D. The project is not exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. The applicant shall submit a $36,019 Traffic Impact Fee to the Transportation Division prior to the effective date of the Conditional Use Permit. The traffic impact fee is based upon the average daily trip generation rate of 227 net trip ends for the proposed use. The fee is required to fulfill mitigation of off-site traffic impacts pursuant to the prevailing schedule of charges adopted by the City Council. The traffic impact fee is calculated and includes credits for existing uses. NOTE: The Traffic Impact Fee will be recalculated at the time of issuance of the Conditional Use Permit based upon any changes in the prevailing schedule of charges adopted by the City Council and in effect at that time. EXHIBIT B CONDITIONS OF APPROVAL Ping. 1. The use shall be limited to the type of operation as described in the authorized agent's letter of description and staff report. Any change in the operational characteristics including, but not limited to, the hours of operation and additional services provided, shall require review by the Planning Division and may require an amendment to the conditional use permit, subject to either Zoning Administrator or Planning Commission approval, depending on the nature of the proposed change. The applicant is reminded that Code allows the Planning Commission to modify or revoke any planning application based on findings related to public nuisance and/or noncompliance with conditions of approval [Title 13, Section 13-29(0)]. 2. Prior to issuance of building permits the applicant shall show proof of recordation with the county of a land use restriction which prohibits the use of 9,630 square feet of building space on buildings 2948 and 2944 Randolph Avenue. This land use restriction will require that all tenants spaces within this 9,630 square -foot area must remain vacant and unoccupied until the owner provides uses and associated parking plan for the two buildings that the Development Services Department approves or is part of a Master Plan approved by the Planning Commission. 3. Prior to issuance of building permit the applicant shall schedule a walkthrough inspection with Development Services to ensure that the suites required by the land use restriction to be vacant are unoccupied. The applicant shall allow Development Services to inspect said suites for the duration of the land use restriction. 4. Hours of operation shall be limited to hours from 4:00 AM to 4:00 PM daily for brewing, and proposed hours of operation for retail tasting is 11:00 AM to midnight. Any change in the business description, hours or days of operation, etc. shall require Further review of the CUP 5. The conditions of approval and ordinance or code provisions of planning application PA -17-23 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 6. A copy of the conditions of approval for the conditional use permit must be kept on premises and presented to any authorized City official upon request. New business/property owners shall be notified of conditions of approval upon transfer of business or ownership of land. 7. The applicant shall contact the Planning Division to arrange Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 8. The applicant or licensee shall not employ or use the services of any full- or part- time active or reserve peace officer currently employed by the City of Costa Mesa or any contiguous agency for security purposes. 9. Security personnel shall be onsite during hours of operation for all businesses in The Camp and at 2948 and 2944 Randolph Avenue. 10. This Conditional Use Permit does not include the allowance for live entertainment. Live entertainment may only be permitted subject to approval of a Minor Conditional Use Permit City and issuance, of a "public entertainment permit". Contact Planning and Code Enforcement for application information. — -25.14- 11. All special events shall be reviewed by Planning Division for approval prior to the event, and may require a "Special Event Permit" from the Finance Department prior to the event. 12. The maximum occupancy, as determined by provisions of the Uniform Building Code or other applicable codes, shall be posted in public view within the premises, and it shall be the responsibility of management to ensure that this limit is not exceeded at any time. Occupant loads for the open patio area and the enclosed building area shall be calculated and posted separately. 13. The business shall be conducted, at all times, in a manner that will allow the quiet enjoyment of the surrounding neighborhood. The applicant shall institute whatever security and operational measures are necessary to comply with this requirement. Additional on-site security shall be provided in the future, in the event that security problems or complaints develop as a result of the brewery and tasting room operations. 14. No live music, amplified music, or music speakers shall be permitted within the outdoor patio area. 15. On-site signs shall comply with the provisions of the Costa Mesa Sign Ordinance. 16. The parking lot shall be posted with signs directing customers and employees to use consideration when entering their cars and leaving the parking lot. 17. The parking area and pedestrian paths shall be equipped with lighting of sufficient power to illuminate and make easily discernable the appearance and conduct of all persons on or about the site. 18. Customer and employee parking shall occur on-site and not on surrounding public streets. 19. If parking problems arise, the operator shall institute whatever operational measures are necessary to minimize or eliminate the problem, including, but not limited to, reducing the tasting room area and/or modification to the operational hours of the tasting room, providing free on-site valet service, providing subsidized use of Uber/Lyft or similar service, and/or acquisition of off-site parking area. 20. All sales and service staff (within 90 days of hire) shall complete Responsible Beverage Service (RBS) training with a provider approved by the California Department of Alcoholic Beverage Control. A copy of the training certificates shall be kept on premises and presented to any authorized City official upon request. 21. The applicant shall maintain free of litter all areas of the premises under which the applicant has control. 22. No on-site food preparation is permitted. No food trucks are permitted in the parking lot. Food catering for special events may be allowed after such an event is reviewed by the Planning Division for approval prior to the event, and may require a "Special Event Permit" from the Finance Department prior to the event. 23. Landscaping is required within the front setback under the direction of Planning Staff. The current landscaping that abut the sidewalk along Randolph Avenue must be properly landscaped and irrigated. 24. A preliminary landscaping plan shall be submitted prior to issuance of building permits. The landscaping plan must show how the addition of the common area will bring the site into conformance by providing 15 square feet of landscaping for every parking space. 25. The use of the storage areas, office space, and/or brewing production area (1,598 square feet) for expanded seating and/or tasting events is expressly prohibited. 26. The applicant shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of (1) City's approval of the project, including but not limited to any proceeding under the California Environmental Quality Act. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the authorized agent and/or business owner, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the authorized agent and/or business owner's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. 27. Prior to issuance of building permits the owner shall provide proof of a recorded agreement between 2944 and 2948 Randolph for reciprocal access and shared parking. 28. Development Services Director will evaluate the compliance of the business according to the conditions of approval. A review of the Conditional Use Permit shall be requested after six months after opening, if deemed necessary. 29. Prior to issuance of Certificate of Occupancy (C of O) the applicant shall provide a scaled and dimensioned digital site plan(s) for the project site, on either a CD or thumb drive, to the Planning Division. All site plans shall include an accurate and precise drawing of all building footprints and property line locations for the entire project site. All buildings shall be annotated with its corresponding address and suites if applicable. 30. Two hoop bike racks shall be installed and meet Transportation's specifications for materials, finishes, and placement. Materials A. 1.5" schedule 40 uncoated pipe (1.90" OD) B. Installation Methods: In -ground mount is embedded into concrete base. Flange mount has two 2.5" x 6" x .25" feet - 4 anchors. Finishes A rubbery PVC dip. Blue is standard. Hoop Bike Rack A. Setbacks 1. Wall Setback: For Hoops set parallel to the wall, a minimum of 24" should be left between the wall and the rack. 36" is the recommended setback. For Hoops installed perpendicular to the wall, a 28" setback is the minimum distance. 36" is recommended. 2. Distance Between Racks: 24" is the minimum distance between racks. 36" is recommended. 3. Street Setback: 24" is the minimum distance between the street and the rack. 36" is recommended. The foot -mounted Hoop Rack has a 2.5" x 6" x.25" foot which is installed onto a concrete base with 4 masonry anchors. The foot -mounted Hoop Rack is generally less expensive to install and easier to remove than the in -ground mount model, while still maintaining the same degree of security. 31. Pick-up and drop-off parking spaces shall be designated with permanent freestanding signage that is approved by the development services department. 32. Prior to issuance of building permits, plans shall be modified to reflect revision of all addressing onsite including the freestanding monument sign to identify the building at 2948 Randolph Ave and not 2950 Randolph Avenue. CODE REQUIREMENTS: The following list of federal, state and local laws applicable to the project has been compiled by staff for the authorized agent and/or business owner's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. The expiration of the Planning Application PA -17-23 shall be valid for one year (August 14, 2018). If the authorized agent and/or business owner is unable to establish the use within the one-year time period, the authorized agent and/or business owner may request an extension of time. The Planning Division must receive a written request for the time extension prior to the expiration of the planning application. 2. If construction is proposed, noise -generating construction activities shall be limited to 7 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise -generating construction activities shall be prohibited on Sunday and the following Federal holidays: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 3. Permits shall be obtained for all signs according to the provisions of the Costa Mesa Sign Ordinance. 4. All areas or structures in which such operations are conducted shall be located or treated as to prevent annoyance or a detriment to any other existing on-site uses and surrounding properties. 5. Use shall comply with all requirements of Articles 5 and 9, Chapter V, Title 13 of the Costa Mesa Municipal Code relating to industrial development standards. 6. Street address shall be displayed on the fascia or store front adjacent to the main entrance of the building, in a manner visible to the public street. Numerals shall be a minimum 12" in height with not less than W stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be 4" in height with not less than 1/" stroke and shall contrast sharply with the background. 7. Parking stalls shall be double -striped in accordance with City standards. 8. Trash enclosure(s) or other acceptable means of trash disposal shall be provided. Design of trash enclosure(s) shall conform to City standards. Standard drawings are available from the Planning Division. 9. All exits shall be clearly marked with "EXIT" signs. 10. All conditions of the California Alcoholic Beverage Control Board shall be complied with. 11. Two (2) sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through —29— SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the authorized agent and/or business owner: 13-108, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. Landscaping per the above conditions of approval shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. Bldg. 12. Comply with the requirements of the 2013 California Building Code, 2013 California Residential Code, 2013 California Electrical Code, 2013 California Mechanical Code, 2013 California Plumbing Code, 2013 California Green Building Standards Code and 2013 California Energy Code (or the applicable adopted, California Building Code, California Residential Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Green Building Standards, and California Energy Code at the time of plan submittal or permit issuance) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. 13. Requirements for accessibility to sites, facilities, buildings and elements by individuals with disability shall comply with chapter 11 B of the 2013 California Building Code. 1. Accessibility shall be to and through the front door and to the commercial space from the public sidewalk. 2. Accessible restrooms/bathrooms in the commercial space. 3. Accessible parking. 4. Accessible entry door, ramps, landings, sidewalks, hallways, strike edge clearances and elevation changes. 5. Additional access requirements maybe required as per 2013 California Building Code 14. Fulfill mitigation of off-site traffic impacts at the time of issuance of occupancy by submitting to the Planning Division the required traffic impact fee pursuant to the prevailing schedule of charges adopted by the City Council. The traffic impact fee is calculated including credits for all existing uses. At the current rate per trip end, the traffic impact fee is $36,019.00. NOTE: The Traffic Impact Fee will be recalculated at the time of issuance of building permit/certificate of occupancy based upon any changes in the prevailing schedule of charges adopted by the City Council and in effect at that time. 15. Customer shall contact the Mesa Water District — Engineering Desk- and submit an application and plans for project review. Customer must obtain a letter of approval and a letter of completion from Mesa Water District. Bus. 16. A completed "Application for Business License" is required for all persons Lic. conducting business within the City. 17. If construction is proposed, all contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the authorized agent and/or business owner: AQMD 1. Authorized agent and/or business owner shall contact the Air Quality Management District (AQMD) at (800) 288-7664 for potential additional conditions of development or for additional permits required by AQMD. CDFA 2. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information. OCHD 3. Provide a plan to the County of Orange Health Department for review and approval. RESOLUTION NO. 17- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA DENYING PLANNING APPLICATION PA -17- 16 FOR A CONDITIONAL USE PERMITS FOR OPERATION OF A MICROBREWERY (BOOTLEGGERS) AT 696 RANDOLPH AVENUE. THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Phillip Schwartze, authorized agent for Camp Out LLC., owners of property located at 2948 and 2944 Randolph Avenue. WHEREAS, the proposed project involves conditional use permits for a microbrewery with a tasting room and minor conditional use permits for an outdoor dining patio and unusual operational characteristics to meet parking requirements. WHEREAS, a duly noticed public hearing held by the Planning Commission on September 25, 2017 with all persons having the opportunity to speak for and against the proposal, and the project was approved by the Commission on a 4-0 vote. WHEREAS, review of the Planning Commission's approval of the project were filed on October 2, 2017. WHEREAS, a duly noticed public hearing held by the City Council on November 7. 2017 with all persons having the opportunity to speak for and against the proposal. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, the City Council DENIES Planning Application PA -17-23 with respect to the property described above. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the documents in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this 7th day of November, 2017. KATRINA FOLEY Mayor, City of Costa Mesa -31, ATTEST: CITY CLERK OF THE CITY OF COSTA MESA APPROVED AS TO FORM: CITY ATTORNEY -32-- STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, BRENDA GREEN, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above Council Resolution Number 17 - as considered at a regular meeting of said City Council held on the 7th day of November, 2017, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 7th day of November, 2017, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this day of , 2017 EXHIBIT A FINDINGS (DENIAL) A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: Finding: Not compatible and harmonious relationship exists between the proposed use and existing buildings, site development, and uses that exist or have been approved for the general neighborhoods. Finding: The design of the parking areas is neither safe nor compatible. Finding: No Compliance with any performance standards as prescribed elsewhere in Zoning Code. Finding: The use is not consistent with the General Plan. Finding: The planning application is not for a project -specific case and is may be construed to be setting a precedent for future development. B. The information presented substantially complies with Costa Mesa Municipal Code Section 13-29(g)(2) in that: Finding: The proposed use is not substantially compatible with developments in the same general area and may be materially detrimental to other properties within the area. Finding: Granting the conditional use permit will be materially detrimental to the health, safety, and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood. Finding: Granting the conditional use permit will allow a use, density, or intensity which is not in accordance with the General Plan designation and any applicable specific plan for the property. C. The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1) for Existing Facilities. Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. D. The project is exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. 3-A PLANNING COMMISSION AGENDA REPORT MEETING DATE: SEPTEMBER 25,2017 ATTACHMENT 7 ITEM NUMBER: N-5 SUBJECT: PLANNING APPLICATION PA -17-23 FOR A CONDITIONAL USE PERMIT INCLUDING A MICROBREWERY (SALTY BEAR BREWERY) WITH A TASTING ROOM AND MINOR CONDITIONAL USE PERMITS FOR AN OUTDOOR DINING PATIO AND A DEVIATION FROM PARKING STANDARDS TO MEET PARKING REQUIREMENTS AT 2948 RANDOLPH AVENUE DATE SEPTEMBER 14, 2017 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: DANIEL INLOES, SENIOR PLANNER FOR FURTHER INFORMATION CONTACT: DANIEL INLOES, AICP (714) 754-5088 daniel.inioes@costamesaca.gov DESCRIPTION The proposed project is a conditional use permit request for a microbrewery with a tasting room and outdoor patio area (Salty Bear Brewery). The microbrewery proposes to occupy a 3,192 -square -foot lease area at 2948 Randolph Avenue. The proposed business involves: • Retail sales of beer produced for onsite and offsite consumption - the microbrewery will not be selling food. • The proposed hours of operation are: o Production: 4:00 AM to 4:00 PM o Tasting Room: 11:00 AM to 12:00 (Midnight) • Pedestrian access from 2937 Bristol Street (The Camp) and pedestrian and vehicular access from Randolph Avenue with a shared egress/ingress with 2944 Randolph Avenue. • Maintaining unoccupied tenant spaces at 2948 and 2944 Randolph Avenue to meet the required number of parking spaces for the microbrewery. APPLICANT OR AUTHORIZED AGENT The applicant is Phillip Schwartze, authorized agent for the property owner, Camp Out LLC. RECOMMENDATION 1. Find that the project is categorically exempt from the provisions of the California Environmental Quality Act section 15301; and 2. Adopt a resolution to approve Planning Application PA -17-23, subject to conditions of approval. 35 BACKGROUND Project Site The site is located on Randolph Avenue, west of Bristol Street, and is positioned on the east side of the street. The project site consists of two properties: To the north: 2948 Randolph Avenue, a multi -tenant industrial building which is proposed to house the microbrewery (Salty Bear), and To the south: 2944 Randolph Avenue, a slightly smaller multi -tenant industrial building. Both properties are zoned MG (General Industrial District) and have a General Plan land use designation of Light Industrial. The properties are also located within the South Bristol Entertainment & Cultural Arts (SoBECA) Urban Plan area: however, because the request does not involve a new development project, the proposed project does not require master plan approval and does not activate any of the provisions in the urban plan. The project site contains two long tilt -up flat -roof industrial buildings. 2948 Randolph Avenue is 6,800 square feet and 2944 Randolph is 6,180 square feet. Both were built in the 1960s and share circulation and have surface parking. The existing buildings have multiple tenant spaces but most are currently vacant. One is currently occupied by an industrial use with incidental retail and another is planned to become a coffee shop with less than 300 square feet of public space. The project. site abuts The Camp, a commercial center which contains retail and food service business, that is compatible with the proposed project. A pedestrian pathway that currently exists in the Camp will be extended to the project site to allow for pedestrian circulation to flow from one site to another. A section of the current surface parking lot that is between the pedestrian entrance from The Camp and to the east of the 2948 Randolph Avenue building is proposed to be a common area with shade structure, campfire area, and additional landscaping. A portion of this space is proposed to be an outdoor patio space exclusively for the microbrewery. ANALYSIS Conditional Use Permit The authorized agent is proposing to use 3,200 square feet of the existing 6,800 -square - foot building as a microbrewery and add a 500 -square -foot outdoor patio to be considered public area or seating space for Salty Bear Brewery. Microbreweries are a conditionally permitted uses in the MG zone. As part of the small beer manufacturing (Brewery) use, the floor plans include public areas (tasting room and outdoor patio) and private areas/industrial uses that are not open to the public. The table below provides a breakdown of floor plan. Table 1. Salty Bear's Brewery Floor Area Totals PUBLIC AREA Floor Area Tasting Room / Public Restroom 1890 SF Outdoor Patio 500 SF Public Area Total 2,390 SF INDUSTRIAL USE AREA Floor Area Cold Storage 280 SF Brewing Production 905 SF Office 125 SF Industrial Area Total 1,310 SF TOTAL 3,700 SF The ABC License (Type 23) for a small beer manufacturer allows sales of alcoholic beverages for both on-site consumption (tasting) and off -premise consumption. ABC does not require a finding of public necessity or convenience for a Type 23 license. Pedestrian and Vehicular Access Existing vehicular access to the property is provided via a 21 -foot driveway between the two buildings. The drive aisle onsite and parking spaces all meet transportation requirements for vehicular circulation. The proposed project provides pedestrian access from Randolph Avenue and 2937 Bristol Street (The Camp). The additional connectivity to The Camp increases pedestrian circulation, ties this property into an existing successful commercial center, and allows for a reduction in potential vehicular trips that may have been generated from patrons traveling from one site to another. Landscaping and Common Area The front landscaping setback for both properties is ten feet. The proposed ADA ramp along 2944 Randolph Avenue improves accessibility from Randolph. Besides the ADA ramp and steps to the front unit at 2944 Randolph the rest of the front setback shall remain landscaping. A small retaining wall shall be constructed providing a more attractive treatment of the grading difference and allowing for a flatter landscaping bed in front of the building. The common area in the northeast corner of the project site will increase the amount of landscaping onsite and provide a shade structure and campfire area which provides gathering spaces for patrons and extends the theme of The Camp commercial center to the project site. Common area that is accessible to all patrons of a multi -tenant development do not increase the amount of parking required because they are not a trip generator by themselves. 39— Outdoor Dining Patio With the pedestrian connection to The Camp and the common area proposed to the east of 2948 Randolph, space is available for the brewery to provide a 500 -square -foot outdoor patio away from surface parking and accessible to pedestrians. The patio area is along the east elevation of the building around the corner from the entrance of the tasting room and abutting the common area and pedestrian path that connects the brewery with the rest of The Camp. Per Zoning Code Section 13-47, outdoor seating areas for establishments where food or beverages are served require a minor conditional use permit, which is a part of the project application. Parking Salty Bear Brewing Co.'s parking requirements are based on 2,390 square feet of public area and 1,310 square feet for industrial/office use. There are a total of 38 proposed on- site parking spaces. The proposed use requires a total of 23 parking spaces. This leaves 15 parking spaces for the rest of the uses on the site. If the vacant units were filled with industrial uses at 3 parking spaces per thousand and code compliant uses the owner proposes were developed the parking requirement for the site would be 58. This is 20 parking spaces more than proposed for the site. To meet the parking requirement and allow the proposed Microbrewery to move forward, the applicant/property owner is proposing to enter into a land use restriction to restrict the occupancy of vacant tenant spaces until a comprehensive parking study and approved parking plan for the site is in place. This would reduce the intensity of uses onsite and the City would only include the active square footage into the required parking calculations. The table below shows parking requirements for the full use of the site and the proposed parking requirement with a land use restriction recorded on the property. Table 2. Parking Requirements Parking Building Requirement Calculation Without Land Use Restriction # I Use Area I Parking Spaces 2944 Food Retail Less than 300 SF of Public Space 750 3 2944 9 Unoccupied Tenant Spaces 5,430 16.2 2948 Industrial Tenant with Incidental Retail 2,400 7.2 2948 2 Unoccupied Tenant Spaces 1,200 3.6 2948 Microbrewery 3,200 22.8 2948 Proposed Microbrewery Outdoor Patio 500 5 Total 13,480 58 -3g, Parking Re uirement Calculation With Land Use Restriction Building # 2944 Use. Food Retail Less than 300 SF of Public Space) Area 750 Parkin Spaces 3 2944 9 Unoccupied Tenant Spaces -- 0 2948 Industrial Tenant with Incidental Retail 2,400 7.2 2948 2 Unoccupied Tenant Spaces -- 0 2948 Microbrewery 3,200 22.8 2948 Proposed Microbrewery Outdoor Patio 500 5 Total 3,850 38 With a land use restriction prohibiting the use of 9,630 square feet on the project site and based on the exclusion of this square footage from the parking requirements calculations, the proposed parking layout and permitted uses on the site would not create a parking shortage. Hours of Operation The project site is surrounded by commercial or industrial properties. The project site is located more than 500 feet from a residentially zoned property and therefore, the potential for noise impacts from the project to nearby residents is negligible. The microbrewery requests the following hours of operation. • Hours of Production: 4:00 AM to 4:00 PM • Tasting Room Hours: 11:00 AM to Midnight There are two other microbreweries within a quarter mile, also within the SoBECA Urban Plan area, that have been approved for extended hours. These two breweries are approximately 500 feet from a residential development located across Baker Street. Table 3. Hours of Operation of Microbreweries in the SoBECA Urban Plan Area Use Barley Forge PA -13-18 A2 Gunwhales Ales PA -15-50 Address Public Hours of Operation 2957 Randolph Ave 15:00 PM — 12:00 AM Mon -Thu 2960 Randolph Ave 5:00 PM — 1:00 AM Fri 11:00 AM — 1:00 AM Sat 12:00 PM - 12:00 AM, Sun -Wed 12:00 PM - 8:30 PM, Thu -Sat Retail businesses at The Camp currently close between 7:00 PM and 9:00 PM depending on the day. Multiple restaurants at The Camp close at 10 PM; however, Mesa, a restaurant at the Camp, closes at 2:00 AM Tuesday through Saturday. Noise The proposed use and property is more than 200 feet from residentially zoned property. The proposed use does not include live entertainment, amplified music, or outdoor speakers. The background music will occur entirely within the existing building. Conditions of approval address the restrictions on entertainment and noise to reduce impacts to the community. Additional Discussion While no food preparation is proposed on-site, food from other local restaurants may be encouraged and the project does propose to have a designated drop off space for people and food delivery. One space is required to be designated for drop-off parking services. This results in one less space that is open at all times for patrons arriving in their own vehicle. The City allows the provision for bike racks to substitute for one required parking space. The applicant will provide bike racks required by the City and therefore meet code required parking. To mitigate any potential impacts from drop-off services, a condition of approval is included requiring the property to designate one parking space as a drop-off parking space. The condition of approval also requires the applicant to mitigate any future parking issues if required by the city. Staff Justifications for Approval Staff supports the above requests based on the following: • The proposed use as conditioned is compatible with surrounding uses and uses promoted by the SoBECA Urban Plan_ . One of the objectives of the SoBECA Area Plan is to develop a full array of land use types and structures, including reuse of existing structures, to create an active city life and enhance business activities. The SoBECA Urban Plan is an area with a growing blend of eclectic uses, including breweries, artisan studios, small-business entrepreneurs, and unique food and beverage experiences. The proposed use will add to the growing number of businesses encouraged by the SoBECA Area Plan. The Camp is a successful collection of retail and restaurant businesses that are diverse in the services or commodities they provide but are blended to create a unique experience for patrons. The inclusion of the project site into the collection of properties that make up this commercial center not only increases the square footage of a successful retail space within the City but also provides additional diversity in the types of business found at The Camp. Compliance with the conditions of approval will allow this use to operate with minimal impact on surrounding properties and uses. The outdoor patio, as conditioned, will be compatible with surrounding uses and provide for interest and vibrancy along the pedestrian path that is proposed to connect 2948 Randolph Avenue and The Camp. Staff believes the open patio will =provide for interest and vibrancy along the pedestrian path that will connect The Camp and the brewery. To reduce noise, a condition of approval requires the patio to be screened on the east side by a 6 -foot decorative wall or screen. In addition, a condition of approval has required that there be no live music, amplified music, or music speakers permitted within outdoor patio area. An increase in landscaping. The project site has minimal landscaping. While it has landscaping in the front of each building the rest of the site is paved over. The proposed common area is substantiallv adding landscaping to the site. Besides the landscaping setback requirement an industrial site must provide 15 square feet of landscaping per parking space. For this site that would require 255 square feet of additional landscaping. The common area landscaping will provide the necessary square footage to bring this site into conformance. Staff is requiring that a preliminary landscape plan be provided for this site prior to issuance of building permits. • Police Department does not have any _objection to the use. The Police Department has reviewed the proposed use and has no objections to approval of the application. As of the date of this report, the City has not received any complaints from the public regarding the proposed use. As a condition of approval, lighting of sufficient power to illuminate and make easily discernable the appearance and conduct of all persons on or about the parking lot is required. In addition, the conditions of approval require on- site security be provided during hours of operation. The hours of operation are consistent with similar uses throughout the SoSECA area. Whether it is comparing other microbreweries within a quarter mile, or restaurants located within The Camp the hours proposed by the applicant are consistent with other similar uses within the SoBECA area. Both Barley Forge and Gunwhale Ales operate with conditional use permits that allow them to remain open past 11:00 PM. Habana restaurant is open until 1:00 AM or 2:00 AM Monday - Saturday and is approximately the same distance as the proposed brewery's patio area from nearby residential development. Given the distance the brewery is away from residential development, the location of the outdoor area, and the common management company that has a good long- term history of not allowing outdoor or restaurant activity to impact the adjacent uses, staff supports the requested hours of operation of the brewery. Conditions of approval are added to address the hours and the need to provide security if routine operations become a code enforcement or public safety issue. While a microbrewerV does increase the intensitV of the site restrictin_q the use of 9,630 square feet of building space reduces the intensity onsite and balances the parking demand with the parking available. The owner has agreed to record a land use restriction with the county on the two properties that will restrict the use building square footage (2948 and 2944 Randolph Avenue) to the tenant spaces currently occupied by a 2,400 square foot suite adjacent to the street at 2948 Randolph Avenue, the 750 square foot suite adjacent to the street at 2944 Randolph Avenue, and the 3,200 square foot tenant space proposed to become Salty Bear Brewing Co. This solution that will allow this use to proceed while the owner continues to study the options that he might have for the rest of the tenant spaces onsite. The land use restriction shall require that 9,630 square feet of the two buildings on the project site must remain vacant and unoccupied until proposed uses and a parking study is reviewed and approved by the Planning Commission for the project site. --A\— GENERAL PLAN CONFORMANCE The proposed brewery is permitted in the MG zone subject to a conditional use permit. Subject to conditions, the proposed use is in conformance with the 2015 General Plan. Specifically, the project complies with the following Land Use Objectives: LU -1A.1 Provide for the development of a mix and balance of housing opportunities, commercial goods and services, and employment opportunities in consideration of the needs of the business and residential segments of the community. The proposed use will provide for a new entrepreneurial business in Costa Mesa and provide new employment opportunities in the community. LU -6.2 Continue to promote and support the vitality of commercial uses to meet the needs of local residents and that support regional -serving commercial centers, The SoBECA area has been an active and catalytic area in the City for many years. The success of The Camp and the LAB attest to the fact that they are meeting the needs and interests of local residents as well as being an attractive commercial center for the region. This additional use increases the diversity and fits within the character of The Camp. LU -6.15 Promote unique and specialized commercial and industrial districts within the City which allow for incubation of new or growing businesses and industries. Salty Bear Brewing Co. is well suited for the SoBECA area which already has two microbreweries and many local businesses and industries. ENVIRONMENTAL DETERMINATION The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1) for Existing Facilities. LEGAL REVIEW The draft resolutions have been reviewed and approved as to form by the City Attorney's Office. PUBLIC NOTICE Pursuant to Title 13, Section 13-29(d), of the Costa Mesa Municipal Code, three types of public notification have been completed no less than 10 days prior to the date of the public hearing: 1. Mailed notice. A public notice was mailed to all property owners within a 500 -foot radius of the project site. The required notice radius is measured from the external boundaries of the property. (See attached Notification Radius Map.) 2. On-site posting. A public notice was posted on each street frontage of the project site. ,_ ,A2 - 3. Newspaper publication. A public notice was published once in the Daily Pilot newspaper. As of the date of this report, no communications from any property owners located within a 500 -foot radius of the property site have been received regarding application PA -17-23. Any public comments received prior to the September 25,2017 Planning Commission will be provided in a supplemental memo. ALTERNATIVES In addition to the staff recommended action, the Planning Commission has the following alternatives: 1. Approve the proiect with modifications. The Planning Commission may suggest specific changes that are necessary to alleviate concerns related to the proposed project. If any of these changes are substantial, the item should be continued to a future meeting to allow a redesign and/or additional analysis. In the event of significant modifications to the proposal, should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. Deny the ro"ect, If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the resolution for denial. If the project were denied, the applicant could not submit substantially the same type of application for at least six months. CONCLUSION The proposed microbrewery use, with the recommended conditions of approval, will be consistent with the City's Zoning Code and General Plan. The proposed project, as conditioned, will not have an adverse impact to surrounding properties. Therefore, staff recommends approval of the proposed project. DA LOES, #P0 BARRYtOkKfs, AICP SENIOR PLANNER Economic and Development Services Director Attachments: 1. Vicinity Map, Zoning Map and 500' Radius Map 2. Photos 3. Applicant's Project Description 4. Draft Planning Commission Resolution and Exhibits 5. Project Plans / Site Analysis of the Surrounding Site / Color Elevations Distribution Economic and Development Services Director Interim Assistant Development Services Director Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst File (2) Applicant: Phillip Schwartze 31103 Rancho Vista Rd D-2260 San Juan Capistrano CA 92675 Property Leasee: Camp Out LLC 709 Randolph Avenue Costa Mesa CA 92626 01 ! 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CLAIR oy 174 *°r TRACT C3 a s ao Ir MACT • 172 .. ._• i NO. 36 1 AVENUE ' 175 FILE # 174468 2948 RANDOLPH AVE COSTA MESA CA 500' OWNERS MAY 23 2017 418 162 06 NORTH SIMAN w rec9 stir 949.464.6105 orders@susancaseinc.com -- �� 917 Glenneyre St. #7 Laguna Beach, CA 92651 . . w, f i a r■ I'r A Project Building Proposed Common Area and Patio Microbrewery Suites Southerly Neighbor Across Randolph Avenue Northerly Neighbor ATTACHMENT 3 Salty Bear Brewing Company Letter of Operations Planned Operations Description Republic Coast Brewing, LLC will be operating as Salty Bear Brewing Co. The intended operation for Salty Bear Brewing is a production brewery, with tasting room and patio. The brewery location will be at 2948 Randolph Ave. Unit B, Costa Mesa, CA 92626. The brewery is a standalone building owned by Camp Out LLC. The Premise is part of the "Camp Out" center which consists of two (2) properties: (i) the building commonly known as 2944 Randolph Avenue, Costa Mesa, CA (APN 418-162-07) containing approximately 6,180 square feet; and (ii) 2948 Randolph Avenue, Costa Mesa, CA (APN 418-162-06) containing approximately 6,800 square feet of warehouse space. The Center is distinct from the project known as the "Camp" located at 2937 Bristol Street, Costa Mesa, CA. We will be brewing craft beer for the purpose of offsite sales and distribution, as well as, onsite sales in the tasting room. The tasting room is planned to help the promotion and branding of Salty Bear Brewing Companies craft beer. An attached floor plan shows the potential layout of the brewery, storage, cold room, tasting/garden area and office to show the scope of the operation. The intended purpose for Salty Bear Brewing Co. is to be a company that brews on -premise beer for customers to savor the sensory experience that represents the artistry and creativity of the California Craft culture. Listed are details pertinent to the operation of the brewhouse. • The building is 3,192 square feet where 1,989 square feet will be dedicated to manufacturing plus 302 square feet dedicated for final product cold storage. The tasting room is allocated at 901 square feet adjacent to an exterior garden area of which 500 square feet are allocated to the brewery for tasting. Parking is designated in front of the building. See Salty Bear site layout for details on building and additional diagram for parking. • Planned hours of operation. o Production: Start at 5 AM and end at 4 PM. There will be 2 employees required during brewhouse operations. o Deliveries are schedule to occur between 6 AM and 11 AM, also 1:30 PM to 3:30 PM, Monday thru Friday. o Tasting Room: 11 AM to 12 midnight daily. 1 or 2 employees required from 10 AM to 6 PM with overlap on second shift with 1 or 2 employees from 5 PM to 12 midnight. Salty Bear Brewing Co. 2948 Randolph Ave. Unit B. Costa Mesa. CA 92626 rvw•k.5altvbearhrewnq_com ■ Restrictions may be imposed by the Police Department during the ABC application for the actual hours of operation. Building Improvements o Production brewhouse that will have the capability of producing 310 gallons of beer (wort) every four hours. o Process starts from steeping grain with hot water in the main production floor via a brewhouse vessel called a Mash & Lauter Tun. The liquid (wort) byproduct then gets boiled using gas as a heat source on another brewery vessel called a kettle. The wort is then transferred to fermentation vessels that are sized at 620 gallons (double batch). o We will serve 10-15 different beer styles for tasting and consumption with varieties changing seasonally. Tasting glass sizes will be 4, 8 and 16 oz. 32 oz. Crawlers will be served for off-site/carry out consumption. Crawlers are currently being served at 2960 Randolph Ave. Unit A Costa Mesa, CA. o Salty Bear will be selling small packaged foods such as nuts, chips and pretzels. There will be (yet to be determined) food providers on the Campout premises as well. We will have menus of most local food suppliers on site for customers to order for delivery or carry in. Having local restaurant options nearby is a key factor on building our brewery as a family destination, be it lunch or dinner. o Utilities needed to support this process are direct fire gas burners, water filtration, process glycol chiller, CO2, compressed air, and adequate drainage, o First year production goal is set at 750 BBL/yr or 23,250 gallons by way of the tasting room and local distribution. o Fifth year production goal is set at 3,000 BBL/yr or 93,000 gallons mostly through distribution channels by way of cans, kegs, and small bottle releases. o The square footage of the building will support fifth year production numbers prior to needing additional square footage to support production expansion by taking down additional real estate. Personnel Management o Salty Bear will proudly hire local talent to further the company's identity and roots in Costa Mesa. o To start, Salty Bear will hire 5 team members - all from the local area from the top down. Two are owner -operators who will be brewing and selling off-site beer, one tasting room supervisor, and two tasting room attendants and four part time tasting room attendants. Salty Bear Brewing Co. 2948 Randolph Ave. Unit B, Costa Mesa. CA 92626 www. SaftMarbre%dnn. com —,D r o By the second year and as soon as 1,200 BBL/yr run rate is exceeded, double of the amount of employees will be hired in for positions such as event manager, distribution driver, additional brewing and tasting room positions. o Community Involvement o As soon as the production brewery is open and the tasting room is available, Salty Bear Brewing Co. will be an active participant of the Costa Mesa community non-profit and public events. o The tasting room will be an immediate venue for gatherings as well as family and pet friendly public access for all ages on the premises. This will include merchandise sales such as T-shirts, hats, logo glasses, and various other Salty Bear Brewing Co. logo items. o We will have a very relaxed atmosphere, ideal for educating our customers about craft beer and building a local cliental that can take pride in our product and feel a part of the Salty Bear Brewing Co. family. Signature: R. Joseph Scagliotti Manager/Member Republic Coast Brewing, LLC DBA Salty Bear Brewing Co. (760)458-2572 Cell Salty Bear Brewing Co. 2948 Randolph Ave. Unit B, Costa Mesa, CA 92626 ATTACHMENT 4 RESOLUTION NO. PC -17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA MESA APPROVING CONDITIONAL USE PERMIT PA -17-23 FOR OPERATION OF A MICROBREWERY (SALTY BEAR BREWING COMPANY) AT 2948 AND 2944 RANDOLPH AVENUE THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Phillip Schwartze, authorized agent for Camp Out LLC., owners of property located at 2948 and 2944 Randolph Avenue, for conditional use permits for a microbrewery with a tasting room and minor conditional use permits for an outdoor dining patio and unusual operational characteristics to meet parking requirements. WHEREAS, a duly noticed public hearing was held by the Planning Commission on September 25,2017 with all persons having the opportunity to speak for and against the proposed project. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, the Planning Commission hereby APPROVES PA -17-23 for operation of a small beer manufacturer. BE IT FURTHER RESOLVED that the Costa Mesa Planning Commission does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report for PA -17-23 and upon authorized agent's compliance with each and all of the conditions contained in Exhibit B as well as with compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the authorized agent fails to comply with any of the conditions of approval. PASSED AND ADOPTED this 25th day of September, 2017. Stephan Andranian, Chair Costa Mesa Planning Commission -52, STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) I, Barry Curtis, Secretary to the Planning Commission of the City of Costa Mesa, do hereby certify that the foregoing Resolution No. PC -17- _ was passed and adopted at a regular meeting of the City of Costa Mesa Planning Commission held on September 25, 2017 by the following votes: AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS ABSTAIN: COMMISSIONERS Barry Curtis, Secretary Costa Mesa Planning Commission Resolution No. PC-17- EXHIBIT A FINDINGS A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: Finding: A compatible and harmonious relationship exists between the proposed use and existing buildings, site development, and uses that exist or have been approved for the general neighborhoods. Facts in Support of Findings: One of the objectives of the SoBECA Area Plan is to develop a full array of land use types and structures, including reuse of existing structures, to create an active city life and enhance business activities. The SoBECA Urban Plan is an area with a growing blend of eclectic uses, including breweries, artisan studios, small-business entrepreneurs, and unique food and beverage experiences. The proposed use will add to the growing number of businesses encouraged by the SoBECA Area Plan. The Camp is a successful collection of local area businesses that are diverse in the services or commodities they provide but are blended to create a unique experience for patrons. The inclusion of 2948 and 2944 Randolph Avenue into the collection of properties that make up this commercial center not only increases the square footage of a successful retail space within the City but also provides additional diversity in the types of business found at The Camp. Compliance with the conditions of approval will allow this use to operate with minimal impact on surrounding properties and uses. While the land use restriction required for this project to proceed will balance parking demand onsite by restricting the use of 9,630 square feet of building space, this will ensure that this additional use will not cause any negative parking impacts to locations offsite while the owner studies the parking demand onsite and the potential uses that may be compatible and harmonious with the existing use and the proposed microbrewery. Finding: Safety and compatibility of the design of the parking areas, landscaping, luminaries, and other site features including functional aspects of the site development such as automobile and pedestrian circulation have been considered. Facts in Support of Findings: The proposed project and additional conditions of approval will guarantee that there is additional landscaping and the entire site is well lit for the safe circulation of pedestrians and motor vehicles. The pedestrian circulation on and off the site will be improved through the proposed project. The proposed project will increase connectivity to neighboring properties, and generate a more pedestrian -oriented site overall. Finding: Compliance with any performance standards as prescribed elsewhere in Zoning Code. _57A Facts in Support of Findings: The proposed use is compliant with performance standards as prescribed in the Zoning Code. The proposed brewery and associated tasting room will be conditioned to operate as described in the submitted business description and, therefore, are compliant with Zoning Code. Finding: The use is consistent with the General Plan. Facts in Support of Findings: The proposed brewery is permitted in the MG zone subject to a conditional use permit. Subject to conditions, the proposed use is in conformance with the 2015 General Plan. Specifically, the project complies with the following Land Use Objectives LU -1A.1, LU -6.2, and LU -6.15. The proposed use will provide for a new entrepreneurial business in Costa Mesa and provide new employment opportunities in the community. The SoBECA area has been an active and catalytic area in the City for many years. The success of The Camp attest to the fact that it is meeting the needs and interests of local residents as well as being an attractive commercial center for the region. This additional use increases the diversity and fits within the character of The Camp. This type of business and use is very well suited for the SoBECA area which already has two microbreweries and many local businesses and industries. Finding: The planning application is for a project -specific case and is not to be construed to be setting a precedent for future development. Facts in Support of Findings: The planning application is for a project - specific case and does not establish a precedent for future development. Approval will apply to this project -specific location. Conditions have been included that are specific to the proposed project, its location, site configuration, and use. B. The information presented substantially complies with Costa Mesa Municipal Code Section 13-29(g)(2) in that: Finding: The proposed use is substantially compatible with developments in the same general area and would not be materially detrimental to other properties within the area. Facts in Support of Finding: The proposed use, as conditioned, is compatible with the uses in the surrounding area. Compliance with the conditions of approval will allow this use to operate with minimal impact on surrounding properties and uses. The proposed use, as conditioned, will not generate adverse noise, traffic, or parking impacts that are unusual for commercially -zoned properties. The proposed operation reflects that of the adjacent uses. Adequate parking is ensured by limiting the use of 9,630 square feet of building space until a full and comprehensive study of the project site's parking and potential uses is completed and approved by the City. _S Finding: Granting the conditional use permit will not be materially detrimental to the health, safety, and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood. Facts in Support of Finding: The proposed use, as conditioned, will not generate adverse noise, traffic, or parking impacts that are unusual for industrially -zoned properties. The Police Department has reviewed the proposed use and has no objections to the approval of the application. The hours of operation for the tasting room reflect similar uses and adjacent uses within The Camp and nearby microbreweries. Customer and employee parking will be required to occur on-site and not on surrounding streets. The site landscaping will be required to be repaired/replaced and additional landscaping added in conjunction with this use. Finding: Granting the conditional use permit will not allow a use, density, or intensity which is not in accordance with the General Plan designation and any applicable specific plan for the property. Facts in Support of Finding: The Light Industrial land use designation is intended to permit uses that have industrial components like the brewing and distribution of alcohol. The proposed microbrewery will be located within an area that already has established breweries within a quarter mile (Barley Forge and Gunwhale Ales). The proposed use is buffered from sensitive land uses, in that it is surrounded on four sides by other commercially -zoned properties. The property is also located within the South Bristol Entertainment & Cultural Arts (SoBECA) Urban Plan; however, the proposed project does not require master plan approval and does not activate any of the provisions in the urban plan since the request does not involve a new development project. However, the proposed use is consistent with the types of uses that would be supported by the SoBECA Urban Plan. C. The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1) for Existing Facilities. Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. D. The project is not exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. The applicant shall submit a $36,019 Traffic Impact Fee to the Transportation Division prior to the effective date of the Conditional Use Permit. The traffic impact fee is based upon the average daily trip generation rate of 227 net trip ends for the proposed use. The fee is required to fulfill mitigation of off-site traffic impacts pursuant to the prevailing schedule of charges adopted by the City Council. The traffic impact fee is calculated and includes credits for existing uses. NOTE: The Traffic Impact Fee will be recalculated at the time of issuance of the Conditional Use Permit based upon any changes in the prevailing schedule of charges adopted by the City Council and in effect at that time. _S(0- EXHIBIT B CONDITIONS OF APPROVAL Ping. 1. The use shall be limited to the type of operation as described in the authorized agent's letter of description and staff report. Any change in the operational characteristics including, but not limited to, the hours of operation and additional services provided, shall require review by the Planning Division and may require an amendment to the conditional use permit, subject to either Zoning Administrator or Planning Commission approval, depending on the nature of the proposed change. The applicant is reminded that Code allows the Planning Commission to modify or revoke any planning application based on findings related to public nuisance and/or noncompliance with conditions of approval [Title 13, Section 13-29(0)]. 2. Prior to issuance of building permits the applicant shall show proof of recordation with the county of a land use restriction which prohibits the use of 9,630 square feet of building space on buildings 2948 and 2944 Randolph Avenue. This land use restriction will require that all tenants spaces within this 9,630 square -foot area must remain vacant and unoccupied until the owner provides uses and associated parking plan for the two buildings that the Development Services Department approves or is part of a Master Plan approved by the Planning Commission. 3. Prior to issuance of building permit the applicant shall schedule a walkthrough inspection with Development Services to ensure that the suites required by the land use restriction to be vacant are unoccupied. The applicant shall allow Development Services to inspect said suites for the duration of the land use restriction. 4. Hours of operation shall be limited to hours from 4:00 AM to 4:00 PM daily for brewing, and proposed hours of operation for retail tasting is 11:00 AM to midnight. Any change in the business description, hours or days of operation, etc. shall require Further review of the CUP 5. The conditions of approval and ordinance or code provisions of planning application PA -17-23 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 6. A copy of the conditions of approval for the conditional use permit must be kept on premises and presented to any authorized City official upon request. New business/property owners shall be notified of conditions of approval upon transfer of business or ownership of land. 7. The applicant shall contact the Planning Division to arrange Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 8. The applicant or licensee shall not employ or use the services of any full- or part- time active or reserve peace officer currently employed by the City of Costa Mesa or any contiguous agency for security purposes. 9. Security personnel shall be onsite during hours of operation for all businesses in The Camp and at 2948 and 2944 Randolph Avenue. 10. This Conditional Use Permit does not include the allowance for live entertainment. Live entertainment may only be permitted subject to approval of a Minor Conditional Use Permit City and issuance of a "public entertainment permit". Contact Planning and Code Enforcement for application information. — sr)— 11. All special events shall be reviewed by Planning Division for approval prior to the event, and may require a "Special Event Permit" from the Finance Department prior to the event. 12. The maximum occupancy, as determined by provisions of the Uniform Building Code or other applicable codes, shall be posted in public view within the premises, and it shall be the responsibility of management to ensure that this limit is not exceeded at any time. Occupant loads for the open patio area and the enclosed building area shall be calculated and posted separately. 13. The business shall be conducted, at all times, in a manner that will allow the quiet enjoyment of the surrounding neighborhood. The applicant shall institute whatever security and operational measures are necessary to comply with this requirement. Additional on-site security shall be provided in the future, in the event that security problems or complaints develop as a result of the brewery and tasting room operations. 14. No live music, amplified music, or music speakers shall be permitted within the outdoor patio area. 15. On-site signs shall comply with the provisions of the Costa Mesa Sign Ordinance. 16. The parking lot shall be posted with signs directing customers and employees to use consideration when entering their cars and leaving the parking lot. 17. The parking area and pedestrian paths shall be equipped with lighting of sufficient power to illuminate and make easily discernable the appearance and conduct of all persons on or about the site. 18. Customer and employee parking shall occur on-site and not on surrounding public streets. 19. If parking problems arise, the operator shall institute whatever operational measures are necessary to minimize or eliminate the problem, including, but not limited to, reducing the tasting room area and/or modification to the operational hours of the tasting room, providing free on-site valet service, providing subsidized use of Uber/Lyft or similar service, and/or acquisition of off-site parking area. 20. All sales and service staff (within 90 days of hire) shall complete Responsible Beverage Service (RBS) training with a provider approved by the California Department of Alcoholic Beverage Control. A copy of the training certificates shall be kept on premises and presented to any authorized City official upon request. 21. The applicant shall maintain free of litter all areas of the premises under which the applicant has control. 22. No on-site food preparation is permitted. No food trucks are permitted in the parking lot. Food catering for special events may be allowed after such an event is reviewed by the Planning Division for approval prior to the event, and may require a "Special Event Permit" from the Finance Department prior to the event. 23. Landscaping is required within the front setback under the direction of Planning Staff. The current landscaping that abut the sidewalk along Randolph Avenue must be properly landscaped and irrigated. 24. A preliminary landscaping plan shall be submitted prior to issuance of building permits. The landscaping plan must show how the addition of the common area will bring the site into conformance by providing 15 square feet of landscaping for every parking space. 25. The use of the storage areas, office space, and/or brewing production area (1,598 square feet) for expanded seating and/or tasting events is expressly prohibited. �Sg 26. The applicant shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of (1) City's approval of the project, including but not limited to any proceeding under the California Environmental Quality Act. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the authorized agent and/or business owner, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the authorized agent and/or business owner's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. 27. Prior to issuance of building permits the owner shall provide proof of a recorded agreement between 2944 and 2948 Randolph for reciprocal access and shared parking. 28. Development Services Director will evaluate the compliance of the business according to the conditions of approval. A review of the Conditional Use Permit shall be requested after six months after opening, if deemed necessary. 29. Prior to issuance of Certificate of Occupancy (C of O) the applicant shall provide a scaled and dimensioned digital site plan(s) for the project site, on either a CD or thumb drive, to the Planning Division. All site plans shall include an accurate and precise drawing of all building footprints and property line locations for the entire project site. All buildings shall be annotated with its corresponding address and suites if applicable. 30. Two hoop bike racks shall be installed and meet Transportation's specifications for materials, finishes, and placement. Materials A. 1.5" schedule 40 uncoated pipe (1.90" OD) B. Installation Methods: In -ground mount is embedded into concrete base. Flange mount has two 2.5" x 6" x.25" feet - 4 anchors. Finishes A rubbery PVC dip. Blue is standard. Hoop Bike Rack A. Setbacks 1. Wall Setback: For Hoops set parallel to the wall, a minimum of 24" should be left between the wall and the rack. 36" is the recommended setback. For Hoops installed perpendicular to the wall, a 28" setback is the minimum distance. 36" is recommended. 2. Distance Between Racks: 24" is the minimum distance between racks. 36" is recommended. Sq - 3. Street Setback: 24" is the minimum distance between the street and the rack. 36" is recommended. The foot -mounted Hoop Rack has a 2.5" x 6" x.25" foot which is installed onto a concrete base with 4 masonry anchors. The foot -mounted Hoop Rack is generally less expensive to install and easier to remove than the in -ground mount model, while still maintaining the same degree of security. 31. Pick-up and drop-off parking spaces shall be designated with permanent freestanding signage that is approved by the development services department. CODE REQUIREMENTS: The following list of federal, state and local laws applicable to the project has been compiled by staff for the authorized agent and/or business owner's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. The expiration of the Planning Application PA -17-23 shall be valid for one year (August 14, 2018). If the authorized agent and/or business owner is unable to establish the use within the one-year time period, the authorized agent and/or business owner may request an extension of time. The Planning Division must receive a written request for the time extension prior to the expiration of the planning application. 2. If construction is proposed, noise -generating construction activities shall be limited to 7 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise -generating construction activities shall be prohibited on Sunday and the following Federal holidays: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 3. Permits shall be obtained for all signs according to the provisions of the Costa Mesa Sign Ordinance. 4. All areas or structures in which such operations are conducted shall be located or treated as to prevent annoyance or a detriment to any other existing on-site uses and surrounding properties. 5. Use shall comply with all requirements of Articles 5 and 9, Chapter V, Title 13 of the Costa Mesa Municipal Code relating to industrial development standards. 6. Street address shall be displayed on the fascia or store front adjacent to the main entrance of the building, in a manner visible to the public street. Numerals shall be a minimum 12" in height with not less than 3/" stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be 4" in height with not less than 1/" stroke and shall contrast sharply with the background. 7. Parking stalls shall be double -striped in accordance with City standards. 8. Trash enclosure(s) or other acceptable means of trash disposal shall be provided. Design of trash enclosure(s) shall conform to City standards. Standard drawings are available from the Planning Division. 9. All exits shall be clearly marked with "EXIT" signs. 10. All conditions of the California Alcoholic Beverage Control Board shall be complied with. iW 11. Two (2) sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. Landscaping per the above conditions of approval shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. Bldg. 12. Comply with the requirements of the 2013 California Building Code, 2013 California Residential Code, 2013 California Electrical Code, 2013 California Mechanical Code, 2013 California Plumbing Code, 2013 California Green Building Standards Code and 2013 California Energy Code (or the applicable adopted, California Building Code, California Residential Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Green Building Standards, and California Energy Code at the time of plan submittal or permit issuance) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. 13. Requirements for accessibility to sites, facilities, buildings and elements by individuals with disability shall comply with chapter 11 B of the 2013 California Building Code. 1. Accessibility shall be to and through the front door and to the commercial space from the public sidewalk. 2. Accessible restrooms/bathrooms in the commercial space. 3. Accessible parking. 4. Accessible entry door, ramps, landings, sidewalks, hallways, strike edge clearances and elevation changes. 5. Additional access requirements maybe required as per 2013 California Building Code 14. Fulfill mitigation of off-site traffic impacts at the time of issuance of occupancy by submitting to the Planning Division the required traffic impact fee pursuant to the prevailing schedule of charges adopted by the City Council. The traffic impact fee is calculated including credits for all existing uses. At the current rate per trip end, the traffic impact fee is $31,639.00. NOTE: The Traffic Impact Fee will be recalculated at the time of issuance of building permit/certificate of occupancy based upon any changes in the prevailing schedule of charges adopted by the City Council and in effect at that time. 15. Customer shall contact the Mesa Water District – Engineering Desk- and submit an application and plans for project review. Customer must obtain a letter of approval and a letter of completion from Mesa Water District. Bus. 16. A completed "Application for Business License" is required for all persons Lic. conducting business within the City. 17. If construction is proposed, all contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the authorized agent and/or business owner: —�I— AQMD 1. Authorized agent and/or business owner shall contact the Air Quality Management District (AQMD) at (800) 288-7664 for potential additional conditions of development or for additional permits required by AQMD. CDFA 2. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information. OCHD 3. Provide a plan to the County of Orange Health Department for review and approval. --(02- ATTACHMENT 5 ' UVEMN smsr ac r amus _•� PATIO F g F 500 sf I I ` i I 'ARTIST'S CONCEPT, PATIO AN F GARDEN BY OTHERS � F TTTTTT 1 �.. h 1 J f DROP OFF Z I I k f SPACE IReCdi/FPUC 0.004 �Of1¢e 0-004 Lu �� iC�i� Rraw Tas[m O.Dl Ilntlustri� a-Z I o, TOTAL PARKING AVAILABLE 38 A O J'a . 1S2t1O RISSAms m n O <N D m o 11 Tm ine God Ust y 1000 nol in n -Tasting Room Ierzwery Tasony 1000 QOl S Q m 4rewe elv Po Intlustnal SOD DO] S :Period Correct IRerei/Fund 2x00 DOOa 9 6 Z T—Gera es ETM 0 b D a o .Z/L E-.6..O .b .M 9.6 A.+ TOTAL `'PACES 430U st R Rory Spates ..o.e T — I - Si - ` C r� v7, •.s .e•x 3 {, 38 .��� PARKING TABULATION _� - -- -- NORTH ERIN JOB NO: 17119 SALTY BEAR / COSTA MESA SITE PLAN SCALE: 1"=20'-0" MORRIS DATE: 08.03.17 949.346.5539 / erinmorris.com 2544 RiM0Ylt thy COCe 5 e PerMlne RMlo IM CalpJofh[e Re[aRJFootl 1359 7.00-0 5-556 Aaas MFG 'v:dus7nnl 56& D_D03 L704 D D D D I em e D 0 empty 0 0 D e D D 0 empty D o 0 0 D U -Al SPACES 1467 7' c c d 80'-2 3/4" ERIN MORRIS 949.346.5539 / erinmorris.com SALTY BEAR / COSTA MESA 4 u GARDEN 100 TASTING ROOM 901 SF MANUFACTURING 2,291 SF 3,192 SF TOTAL FLOOR PLAN JOB NO: 17119 NORTH T SCALE: 1/8" = 1'-0" DATE: 08.03.17 REPUBLIC COAST BREWERY '950 Randolph F-ve Costa Mesa, CA 92626 SITE 01 ERINMORRIS.COM iM HAN / C?I fN_C iVC:'L, �:a •ul•YJ - •R r-74 f J.•� r4s. E I of Q i�k tLAIN WOOD EXTERIOR WALL EXTERIOR SIGN EXTERIOR LIGHTING EXTERIOR LIVING WALL EXTERIOR EXPOSED CONCRETE FLOOR SITE (EXTERIOR DESIGN) 01 ERINMORRIS.COM LEATHER ROUND MIRROR METAL LIGHT PENDANTS INDUSTRIAL BAR STOOL SCHEME A (INDUSTRIAL) CREATIVE WALL MAHOGANY WOOD 02 DARK METAL INCLOSURE ERINMORRIS.COM Ai MOCHAL ssi HA H Qi P.Q,a j&} W_F TEX C H A I) CDl�BRxi B0� LEI 1 e I BEER WALL MENU BOARD 0 METAL LIGHT PENDANTS SOFT WOOD STOOLS iT U (T Ifs TAP TOWER GRAY WOOD BLACK BRICK SCHEME B (MODERN MINIMALIST) 03 ERINMORRIS.COM ..►—Z-1 — Z -1 On.. - r r O AN �„�' � it � '�► �-7 Lill TAW �ti r ��t•t i i•t �•t•t � � �� t�t�t � � �•\�\f � tit f ..►—Z-1 — Z -1 On.. - r r O AN �„�' � it � '�► �-7 ATTACHMENT 8 COLGAN, JULIE Subject: Application PA -17-23 Salty Bear Brewing Company From: Steven Kincaid [mailto:sbkincaid@gmail.com] Sent: Friday, September 22, 2017 1:59 PM To: INLOES, DANIEL <DANIEL.INLOES@costamesaca.gov> Subject: Application PA -17-23 Salty Bear Brewing Company I would like to express my support and encouragement to the planning commission to approve this application with no modifications? Sincerely, Steve Kincaid 91— COLGAN, JULIE T� -- Subject: Subject: Application PA -17-23 Salty Bear Brewing Company From: Sanden, Drew [mailto:Drew.Sanden@ngkf.com] Sent: Friday, September 22, 2017 1:40 PM To: INLOES, DANIEL <DANIEL. INLOES@costamesaca.gov> Cc: Sanden, Drew <Drew.Sanden@ngkf.com> Subject: Application PA -17-23 Salty Bear Brewing Company Daniel, I am a resident of Costa Mesa and I'm also work in the field of commercial real estate. I am sending this email to encourage the Planning Commission to approve the above reference application for Salty Bear Brewing Company without modifications. Thankyou Drew Sanden Senior Managing Director Newmark Knight Frank T 949.308.2260 M 909.228.4700 F 909.390.8645 drew.sanden(a�nakf.com RE License #01802318 .m , Save a Tree - Think Before You Print. Sustainably Newmark Grubb Knight Frank. NOTICE: This e-mail message and any attachments are intended solely for the use of the intended recipient, and may contain information that is confidential, privileged and exempt from disclosure under applicable law. If you are not the intended recipient, you are not permitted to read, disclose, reproduce, distribute, use or take any action in reliance upon this message and any attachments, and we request that you promptly notify the sender and immediately delete this message and any attachments as well as any copies thereof. Delivery of this message to an unintended recipient is not intended to waive any right or privilege. Newmark Grubb Knight Frank is neither qualified nor authorized to give legal or tax advice, and any such advice should be obtained from an appropriate, qualified professional advisor of your own choosing. —'7 2_ COLGAN, JULIE N Subject: Attn: Application PA -17-23 From: Craig Perreault [mailto:cperreault@pmc.com] Sent: Friday, September 22, 2017 12:57 PM To: INLOES, DANIEL <DANIEL.INLOES@costamesaca. Subject: Attn: Application PA -17-23 Dear Mr. Inloes I'd like to take a moment to share with you my endorsement and enthusiasm for Joe Scagliotti's Salty Bear Brewing Co. application. I've known Joe and his family for nearly 20 years in a personal and professional capacity. This business has been a dream in the making for many years and too see it close to realization is an exciting prospect. (I've no financial involvement with this business) In my experience Joe has exemplary skills that would contribute to a successful business operation: measured judgement, long-term commitment to his craft, and a desire to grow locally.... he's spent considerable effort trying to find an ideal location in his home town. Joe is a family man with a wife, 3 young kids and a large network of family and friends in Costa Mesa, Orange and Newport. I've no doubt that Joe would work tirelessly to build a business that would benefit Costa Mesa and operate such a business in a responsible manner. Sincerely, CRAIG PERREAULT EVP, Business Development '11175 Santa Monica Boulevard, Los Angeles, CA 90025 O: ¢1.310.484.2521 werreault(a0mc.com IM COLGAN, JULIE Subject: Attention application PA -17-23 Salty Bear Brewing Co From: michael carroll[mailto:michaeltcarroll@hotmail.com] Sent: Friday, September 22, 2017 8:45 AM To: INLOES, DANIEL <DANIEL.INLOES@costamesaca.gov> Subject: Attention application PA -17-23 Salty Bear Brewing Co Hi Daniel, wanted to quickly reach out to you in regards to the CUP request by Salty Dog Brewing Co. I am a resident of Costa Mesa and am thrilled to have another brewery open in our city! As the capital of arts and entertainment for OC, having another brewery in that location will further enhance our community and will only add value to that area. It is businesses like Salty Dog that make Costa Mesa a unique and special place to live, dine and recreate! Please feel free to contact me with any questions you may have about my recommendation. We are excited for this new addition to our community! Thanks! Mike Carroll 231 E. 19th Street Costa Mesa, ca 92627 949-412-2122 Sent from my iPhone -94- COLGAN, JULIE -� Subject: PA -17-23- Letter of Support Attachments: Letter of Support- PA-17-23.pdf From: Corey Gulbranson [mailto:corev@shorecrestinc.com] Sent: Friday, September 22, 2017 11:06 AM To: INLOES, DANIEL <DANIEL.INLOES@costamesaca.eov> Subject: PA -17-23- Letter of Support Hi Daniel - Please see attached letter of support regarding PA -17-23. Since I am not sure if I will be able to attend the Planning Commission meeting on Monday, I would like this letter distributed to the commission. Please confirm your receipt. Thank you! Corey Gulbranson Shorecrest Real Estate, Inc. 949-294-8717 corevna.shorecrestinc.com www.shorecrestinc.com CA BRE #01778954 CA CSLB #6993064 q 45 SHORECREST R E A L E S T A T E September 22, 2017 Daniel Inloes Planning Department City of Costa Mesa Via email: Daniel.Inloes@costamesaca.gov Re: Application PA -17-23: Salty Bear Brewing Company Dear Mr. Inloes, I am writing to you today to express my support for the above-mentioned City of Costa Mesa Planning Department application. I have reviewed the application in depth and fully support it. My family and I have lived in Costa Mesa for ten years, investing a majority of our life savings into Costa Mesa real estate. We, along with all Costa Mesa property owners, have a substantial interest in seeing Costa Mesa developed to its full potential. We hope that the city becomes one of the premier destinations in Orange County. Costa Mesa has made enormous strides over the last 10 years in becoming one of the best cities in Orange County, but it still has a long way to go. We feel that all of the new restaurants, bars, and craft breweries, along with the redevelopment of blighted and under-utilized industrial properties throughout the city, have been the driving force in this transformation. Salty Bear Brewing Company will bring drastic improvements to an under-utilized industrial area in need of reinvigoration. Salty Bear will be investing an enormous amount of capital into our local economy by way of short term construction spending and long term city tax revenue. Since Salty Bear will be a destination without food service, it will only benefit nearby restaurants such as Rooster Cafe, Ecco, Umami Burger, and many more. Instead of competing with these businesses, Salty Bear will be encouraging their patrons to spend money at these establishments: bringing additional spending to the local economy and increasing city tax revenue. Once again, I absolutely encourage the Planning Commission to approve PA -17-23 as proposed and with no modifications. Best Regards, Corey R. Gulbranson Shorecrest Real Estate, Inc. 1835 Newport Blvd. #A109-385 Costa Mesa, CA 92627 Phone: (949) 294-8717 corey@shorecrestinc.com CA BRE #01778954 1835 NEWPORT BOULEVARD #A109-385, COSTA MESA, CA 92627 WWW.SHORECRESTINC.COM 9 (0/