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PH-4 - PA-17-04, 1618 OHMS WAY CITY COUNCIL AGENDA REPORT MEETING DATE: JANUARY 2, 2018 ITEM NUMBER: PH-4 SUBJECT: PLANNING APPLICATION PA-17-04 FOR A CONDITIONAL USE PERMIT FOR THE CONVERSION OF AN EXISTING INDUSTRIAL BUILDING TO A BANQUET FACILITY, ON-SITE AND OFF-SITE VALET PARKING, AND A MINOR CONDITIONAL USE PERMIT FOR SALE OF ALCOHOLIC BEVERAGES AFTER 11 PM NOT WITHIN 200 FEET OF RESIDENTIAL USES AND DEVIATION FROM PARKING REQUIREMENTS WITH OFF- SITE SHARED PARKING WITH 705, 722, 729, AND 1626 OHMS WAY FOR A PROPOSED PROJECT AT 1618 OHMS WAY FROM: PLANNING DIVISION / DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: DANIEL INLOES, SENIOR PLANNER DATE: DECEMBER 6, 2017 FOR FURTHER INFORMATION CONTACT: DANIEL INLOES, AICP (714) 754-5088 daniel.inloes@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 for the renovation of an existing one-story, 6,461-square-foot industrial building at 1618 Ohms Way to an event venue (The Harper). The request includes the following: 1. Conditional use permit for: a) operation of an event center/ banquet facility b) valet parking at 705, 722, 729, 1626 and 1618 Ohms Way 2. Minor conditional use permit for: a) sale of alcoholic beverages after 11 PM, not within 200 feet of residential uses b) shared parking at 705,722, 729 and 1626 Ohms Way The project was approved by the Planning Commission on November 13, 2017, on a 4-0 vote with Commissioner Navarro Woods absent. A request to review the action of the Planning Commission was filed November 20, 2017. AUTHORIZED AGENT / REVIEW REQUESTS The applicant/authorized agent is Greg McCafferty, Development Advisors, LLC, for the property owner, Steve Fortunato, Hospitality Collaborative. The appeal to the action of the Planning Commission was submitted by Bright Guard LLC. BACKGROUND Project Site The project site is located between Pomona Avenue and Ohms Way at the corner of the two segments of Ohms Way in the Westside area. The project site has a zoning designation of MG (General Industrial) and a General Plan land use designation of Light Industrial. All properties directly abutting this site are zoned General Industrial, as well. The Light Industrial designation is intended to apply to areas which contain a wide range of light and general industrial activities. The applicant selected this location, which is located away from residential development, to be sensitive to potential noise impacts which may arise from the use. This property is not located within 200 feet of a residentially-zoned property or any residential use. The project site currently contains a one-story, 6,461-square-foot building with surface parking. The site was originally constructed as a light industrial building in 1968. Currently, the building is vacant and the most recent tenant was an automobile sales business. ANALYSIS Event Center Use Event Center or Banquet Hall is not a use listed within in the Zoning Code Land Use Matrix. Per Zoning Code Section 13-30(d), uses that are not similar to another listed use are subject to a conditional use permit to ensure compatibility with the surrounding uses and that the proposed use meets all code requirements. The surrounding uses are predominantly small light industrial tenants that manufacture, fabricate, and produce a variety of goods or repair and service automobiles. However, other types of non-industrial uses have recently been approved within the general vicinity including: • the Boathouse Collective restaurant at 1640 Pomona Avenue; • a doggy daycare at 704 W 16th Street; and • Westside Gateway, a 176-unit Westside Urban Plan residential project on Pomona Avenue at 17th Street. The project site falls within the Mesa West Bluff Urban Plan. However, the use is not incentivized by the plan nor is the applicant requesting any incentives related to the urban plan. Hours of Operation with Alcohol Sales The applicant is seeking a Type 47 On-Sale General alcohol license and has requested that the hours of operation extend to past 11 PM daily. While the applicant is not within 200 feet of residentially-zoned properties, the location of the site and associated calls for service for this type of use has triggered a request from the Police Department to restrict the hours of operation for the site to midnight. The Department believes this will minimize the potential negative impacts to neighboring properties which will all be closed and unattended after standard business hours. Since an event center is unique to the Westside area, the Police Department has requested a condition be added that this CUP be reviewed after one-year of operation. This review will allow for better analysis of the potential impacts on the neighborhood and, if necessary, further evaluation of hours of operation. The condition requested by the Police Department has been included as Condition 26. Noise An event center will have activities which may include live entertainment or amplified music onsite. The event center is within an industrial area and more than a quarter of a mile from any residentially-zoned property and, therefore, staff does not anticipate noise issues for the surrounding area. The conditions of approval do prohibit outdoor speakers to ensure that noise created by the event center has minimal impacts to the surrounding uses. Parking Plan The proposed use requires 86 parking spaces as indicated in Table 1 below. The project site is striped for 15 parking spaces. The City uses a parking ratio of 16 parking spaces per thousand square feet for the area proposed for the event center; other uses are parked as indicated in Table1. This ratio is based on a parking study conducted for the second proposed event center in the City and has since been applied to all subsequent event center applications. Outdoor event space would require additional parking, however, this application does not propose the use of outdoor space. Table 1 – Parking Spaces Required Site Area (SF) Parking Generation Rate Number of Parking Spaces Required Event Center Space 5,103 16 per 1,000 SF 81.66 Office 517 4 per 1,000 SF 2.06 Restrooms / Storage 841 3 per 1,000 SF 2.52 Total 6,461 Total Required Parking 86 = 86.25 The proposed site was developed for an industrial use. Therefore, the number of parking spaces onsite is insufficient to meet the more intensive parking needs of an event center. To meet the requirement, the applicant is proposing shared parking on other properties on Ohms Way in the vicinity of the project site. When the Planning Commission heard this item, the owners of three different properties had signed the Planning Application and were willing to participate as shared parking providers. These sites were either adjacent to or within 300-feet of the project site as shown in Table 2 below. To provide the required number of parking spaces for the event center, all identified shared parking spaces on all shared parking properties must be available for valet services. As permitted by the Zoning Code, the requirement for one parking space will be met through provision of a bike rack. Quantities for proposed shared parking as presented to the Planning Commission is shown below. Table 2 – Parking Spaces Available and Proposed Address Number of Parking Spaces On-site Number of Parking Spaces With Valet 1618 Ohms Way (project site) 14 25 1609 Pomona Ave 15 34 729 Ohms Way 11 18 1626 Ohms Way 8 8 On-Site Bike Parking 1 1 Total Parking 49 86 Subsequent to the Planning Commission action, the owner of 1609 Pomona provided notice that he was terminating the shared parking agreement and is no longer a party to the application. This resulted in a loss of 34 required parking spaces per the Planning Commission action. In response, the applicant has secured additional parking on two additional sites: 705 and 722 Ohms Way. Transportation has reviewed these sites and approved 19 valet parking spaces at 705 Ohms Way and 12 valet parking spaces at 722 Ohms Way. This still leaves the proposed use three parking spaces short of the minimum requirement as approved by Planning Commission. See Table 2A below. Table 2A – Revised Parking Spaces Available and Proposed Address Number of Stripped Parking Spaces On-site Number of Parking Spaces With Valet 1618 Ohms Way (project site) 15 25 729 Ohms Way 11 18 1626 Ohms Way 8 8 705 Ohms Way Unclear 19 722 Ohms Way Unclear 12 On-Site Bike Parking 1 1 Total Parking 3 Free valet parking is proposed and necessary for the project to provide the Code-required parking and manage the parking for events on multiple properties. Therefore, free valet parking will be required to be available at all events. All patrons will drop cars off at a valet stand in front of 1618 Ohms Way. The drop off location requires each car to turn around to be parked either onsite or at one of the four offsite locations. To mitigate any congestion impacts this may cause, the plan allows for the three spaces in front of the building to be filled last and be used to navigate vehicles to onsite or offsite shared parking locations. The proposed valet plan includes 1 to 2 valet managers and 2 to 10 valet runners depending on the size of the event. The valet parking plan, including the two new sites at 705 and 722 Ohms Way, has been reviewed by the City’s Transportation staff. See Attachment 4. As indicated above, the application remains three parking spaces deficient from meeting the minimum parking requirement for the proposed use. To address this issue, staff has included a proposed condition of approval (COA #27) requiring any parking deficiency to be met prior to issuance of building permits. Hours of Operation The applicant originally requested the ability to schedule events daily between 8 AM and 2 AM, with office hours from 8 AM until 5 PM. However, after reviewing the hours of operation of the businesses at the shared parking sites, staff recommended that event operations be limited to times when businesses at the shared parking sites are closed to ensure parking is available for use by the event center. The Table 3 shows the hours of operation of the four shared parking sites. With the new properties participating within the shared parking the proposed hours of operation from staff would be as shown below. In considering this matter, the Planning Commission determined to allow the applicant to operate on a limited basis prior to availability of off-site shared parking spaces. Specifically, based on available parking onsite, the Commission determined to allow events with a maximum of 50 attendees to occur daily between 8 AM and 5 PM. The Commission allowed full occupancy of the building between 5 PM until 2 AM on weekdays and 10 AM and 2 AM on weekends. As previously indicated, this conditional use permit will be reviewed after six months of operation, if determined necessary, to further evaluate the parking demand and operational characteristics. Through the proposed conditions of approval, hours, magnitude, and accessibility will be included in shared parking agreements with participating property owners. General Plan Conformance The proposed event center is in conformance with the City’s General Plan. 1. Policy LU -1.1 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. Table 3 – Hours for Businesses At Shared Parking Sites Site Weekdays Saturday Sunday 729 Ohms Way 7:30 AM – 6:30 PM 7:30 – 6 PM Closed 1626 Ohms Way 8 AM – 5 PM Closed Closed 705 Ohms Way 7:30 AM – 5 PM Closed Closed 722 Ohms Way No Public Patrons No Public Patrons No Public Patrons Proposed Hours for Events At The Harper Weekdays Saturday Sunday 6:30 PM – 2 AM 6 PM – 2 AM 8 AM – 2 AM Consistency: This proposed use would increase the mix of commercial services found in the Westside and would provide needed services for businesses and residents of the community. 2. Policy LU-6.1: Encourage a mixed of land uses that maintain and improve the City’s long-term fiscal health. Consistency: Developing a diverse and comprehensive supply of goods and services for the primary and secondary markets within the community assists in retaining existing and attracting new business. Local event centers are potential venues for community or family gatherings, as well as a community amenity for businesses. Planning Commission Action On November 13, 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 Navarro Woods 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/2017/2017-11-13/PH- 2.pdf Appeal of Planning Commission Action On November 20, 2017, an appeal of the action of the Planning Commission was filed by Bright Guard LLC. The appellant raised several concerns regarding the proposed use, as approved by Planning Commission. The concerns raised include: the conflict of hours between existing uses on shared parking sites and the approved hours of operation for the event center; the actual availability of parking on the sites identified for shared parking; and the lack of self- parking locations triggering more on-street parking in an already congested area. The City Council review of the decision of the Planning Commission is a new public hearing and the Council may consider the project in its entirety. The Council is not restricted to considering only 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 decision of the Planning Commission to approve the project with a condition of approval which allows the Director of Development Services (or, alternatively, the Planning Commission) to approve additional shared parking at other sites on Ohms Way. 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 November 13, 2017. An appeal of the Planning Commission decision was filed on November 20, 2017. The City Council may choose to uphold, reverse or modify the decision of the Planning Commission 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.Applicant Letter 3.Site Photos 4.Plans 5.Appeal Application and Letter 6.Draft Resolutions and Exhibits 7.Planning Commission Staff Report with Attachments Applicant: Greg McCafferty 2400 E. Katella Ave., Suite 800 Anaheim, CA 92806 Property Owner for: 1618 Ohms: Steve Fortunato 5518 Atlas Street Los Angeles, CA 90032 1626 Ohms: Kim Harding 995 Modjeska Circle Costa Mesa CA 92627 729 Ohms Way: Tasedan Robert Traian 729 Ohms Way Costa Mesa CA 92627 722 Ohms Way: Richard E Goehring III 722 Ohms Way Costa Mesa CA 92627 705 Ohms Way: Michele Cook 18100 Von Karman Ave #500 Irvine CA 92612 Costa Mesa W G S_19a4_W eb_Mercator_Auxi I iary_S phere © Latitude Geographics Group Ltd - 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, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend ❑ Costa Mesa Zoning ❑ All ® C1 C1 -s C2 ■ CL I&R I&R-S MG MP ❑ P ❑ PDC Ej PDI PDR -HD ❑ PDR -LD POR -MD e PDR -NCM C� R1 . R2 -HD R2 -MD ■ R3 TC Notes "r / rTMIJ r cmc^ y PROJECT 939-83-101-148 6 ti PAR. @ f 4.06 AC. k 47+-a Lid 0 357-37 r- NEWPORT MESA 091 S. 349 AC. µ 1.841 AG IV LOT I i� h is r0 u2.856AG(C7 � LD LJ i NO. 11096 s 3 ` TRACT 5,a STREETS y FARAD � � 3LB _ � � HTY • f . :; y gyp. ..,.• IWAr- _ v p"' 8.a' � MEWPORT MESA :f •IS '° ro ''�'r , TRACT J 1 i7� PAR9 _ 8 r woes S sr 35 O + S39 } e LJ 61! t0 e .y W 4 s y it Q 1.393 /.C. � 9 ~ I ~ r j A ^ P. M. lr3.34 .wx • ___ crae 8 I .mss- n°' ® a 1 q' O YC; d 1r n fycl RAf.16C., 1 w 3S13 a IE i I O LO OT ,7.. _ LJ °` w1K 16nyr• n. a ,u.,r' r. F y O I S93 AC. 7 � . i $ g � � ,,ee77 Zy 41 ` iii r.� r+ '� ns • o el. as b N O a O ry ¢ taa� isV/ T •y r ,:,�• t -x- �A --------------------- 1 OHMS WAYS .ae s. 4, + V H12 d �• o y GOT r1� Aolk :. � 15 � O 17 � 18 � 2 a � � rra� rr• u /.*e. ` � 7�, ; r C LJ a 11 .14 Tic P,Ac/rJ-34 @)TRACT n I P m 14 n 311 NO. 57 '°'Ib' 0 7 Das FILE #175309 B. > .r K ,,.,. r �` p• ��' 8+� T 705, 722, 729, 1618 and 1626 OHMS WAY n S STREET � COSTA MESA CA 9 SIXTEENTH O ^� O y 5001 OWNERS �- xo. _ °! F�• DECEMBER 6 2017 °'4 y f Ops 424 121 12,16,19,27 AND 28 NORTH J FIR T ADD. TO V; J� 4J LOT 613 :. $. y5 " QLOT 7/3�9c> r 3.691 AL. (C) ', ' .] V 1� V ,i Ma Pre & 1: 129 AC. rcl p •�_ •, p arer: p SUSAN W. CASE INC. '•,� n, •� ' 917 GLENNEYRE ST #7 a 131 •,pl�.�� . , s LAGUNA BEACH CA 92651 40 949 494 6105 i —1 �� l � �,�`'�` • , � `� ` '�,�s susancaseinc ahvv.cvm 1. Ort AC.. LOr r1/Z /4 / LOT 614 s w ■ r.N7 Development Advisors, LLC November 2, 2017 (REVISED) Costa Mesa Development Services Dept. Attn: Ryan Loomis, Associate Planner 77 Fair Drive Cost Mesa, CA 92626 ATTACHMENT 2 Subject: Application for Conditional Use Permit — The Harper Event and Banquet Venue Dear Mr. Loomis: On behalf of Steve Fortunato, owner of Hospitality Collaborative, Development Advisors, LLC (DA) is pleased to submit this application for a Conditional Use Permit (CUP). Mr. Fortunato is the creative force behind The Harper, a proposed bespoke event venue serving as a unique space for private events, weddings, receptions, exhibitions, productions, corporate and private parties. Mr. Fortunato has created and operates similar venues in Los Angeles, including Fig House. Fig House offers clients a transformative event venue where Fortunato and his team literally transform the space into an immersive environment reflecting the specific needs of the client. The Harper will be part of Fortunato's Hospitality Collaborative, which includes high end food and beverage catering, venue development and event staffing. Please visit the Hospitality Collaborative at www.hospitalitycollaborative.co(ii for more information. The Harper will be a bespoke event and banquet venue similar to Fig House. The Harper will transform an existing 6,457 SF industrial building located at 1618 Ohms Way into a first class event venue. The existing floor plan will be reconfigured into 5,220 SF of event area, 945 SF of bride/grooms rooms and 292 SF of accessory storage, restrooms, etc. Mr. Fortunato's attention to detail will be reflected in the interior design and finishes planned for the location. Similar to Fig House, the venue will host private events, weddings, receptions, exhibitions, productions, and corporate and private parties. As part of the CUP request, the operation will include a Type 47 On -Sale General (Bona Fide Public Eating Place) alcohol license. The Harper will conduct normal business hours weekdays between 8:OOam to S:OOpm, with up to 3 employees. Events will be scheduled daily between the hours of 8:OOam and 2:OOam, with the exact time, duration and number of employees depending on the type of event. The number of employees will depend on the size of the event, but will range from 3 to 25. The majority of the events will occur Friday through Saturday, with smaller events e.g., corporate breakfasts, lunches, etc., occurring during the week. Events during the week will average between 75 to 80 attendees while the larger weekend events could range from 150 to 300 guests for weddings etc. In order to give priority to the customers, employees will be instructed to park off-site in the valet lot(s). 2400 E. Katella Avenue ■ Suite 800 • Anaheim, CA 92806 www.development-advisors.com ? Integral to the success of The Harper is a seamless valet and security detail to ensure an enjoyable guest experience when attending events at the facility. In this regard, Mr. Fortunato has proven experience with the other event venues he operates. He will bring this knowledge as well as experienced staff to The Harper. Parking and Valet Operation The Harper will use the same valet company that currently operates at Fig House. During non-event business hours, 16 on-site code conforming parking spaces will be provided; and during events, 25 on- site valet parking spaces can be accommodated on-site. In addition, for events that require additional parking, The Harper plans to utilize surrounding parking lots to supplement on-site parking. Specifically, 1609 Pomona Avenue and 1626, and 729 Ohms Way. These lots will provide an additional 60 spaces for a total of 85 spaces. At the City's rate of 16 spaces per thousand SF of floor area for the event space, this equates to 83.5 or 84 spaces based on a floor area of 5,220 SF. During normal non-event business hours, the 16 on-site parking spaces is adequate; during events off-site valet parking will be used. Based on the Minagar Trip Generation and Parking Analysis Report dated April 2017, the weekday events will have an Average Vehicle Occupancy (AVO) of 2.0, and a weekend AVO of 2.5. This equates to the following: • For weekday events a 50 -person event using only on-site parking. For weekend and evening events up to 170 attendees using a 2.0 AVO and 212 using a 2.5 AVO. The Harper will position the valet station on-site at the Ohms Way street frontage. During larger events, an alternate valet station may be positioned on the 1609 Pomona property to ensure that guests arriving at the venue have convenient access to the facility. Valets will then either park onsite or take the vehicle to one of the satellite lots. Please see the attached valet plan exhibits. It should be noted that based on the experience with Fig House, it can be expected that a percentage of patrons arriving at The Harper will utilize Uber or a similar service. For those using their own vehicle, it can be expected that there will be higher than average persons per vehicle, further reducing the demand for parking spaces. Security The Harper will contract with SPEC Security Concepts, a licensed security company currently used at Fig House to oversee security operations for the venue. Security guards will wear black suits, have identifiable guard cards and be Red Cross safety certified. In addition to the strategic placement of cameras at all ingress/egress points at the venue, a security guard will maintain post at the main entry to the facility to confirm that arriving patrons are on the guest list and that alcoholic beverages are contained within the facility. Another guard will roam the perimeter to ensure that noise is under control, to deter unlawful activity and to maintain general decorum throughout the event. Security personnel will arrive 30 minutes before the event start time and remain on-site until all guests have left the premises. Existing and Proposed Site Conditions The 16,136 SF site is occupied by a 6,455 SF (4,740 SF actual event space) single story industrial building with associated on-site parking. The property has frontage on Ohms way and Pomona Ave. Proposed improvements would occur within the existing building footprint and would consist of aesthetic enhancements to the exterior, new landscaping and interior floor plan modifications to transform the interior into a warm, upscale event venue. In addition, all the building and fire code requirements necessary for the change in occupancy would also be completed. Please refer to the attached project exhibits for complete conceptual details of the proposed development. —1,4' Submittal Packa e Listed below is a summary of the items included in the submittal package as required by Costa Mesa's Application Submittal Checklist: 1. Application Form 2. Site Plan and Floor Plan 3. Photographs of project site and surrounding area 4. Radius Map and Mailing Labels 5. Parking/Valet Plan 6. Minagar Trip Generation and Parking Report 7. Application Fee Should you have any questions regarding this application, please contact me at (714) 606-7208 or gree@development-advisors.com. Sincerely, Greg McCafferty, Principal Development Advisors, LLC -is- ATTACHMENT 3 Ohms Way - In Cul De Sac looking east. 1626 Ohms Way - Shared Parking Site 1609 Pomona - Shared Parking Site A 729 Ohms Way - Shared Parking Site Ohms Way - Looking south from Farad Street -- 1(e— Event center building Event center building 2,: Parking area on event center site Side elevation for event center - _ A View of event center site from Pomona — Iq 2 ATTACHMENT 4 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 3276 DAKOTA AVE COSTA MESA, CALIFORNIA 92626 0:714.427.0688 M:714.724.3990 EMAIL:BiII@ WBIiamMosonArchilect.com Developer Steve Forluneto, Founder Hospitality Collabonuiye 6441 N Figueroa Si Los Angeles, CA 90042 Office. (323) 254-4100 Email: Stave@hospilalilycollabcraUve com THE HARPER 1616 OHMS WAV COSTA MESA, CA 92627 PROPOSED FLOOR PLAN OHMS WAY SUMMARY PRIVATE RESIDENCE S1 ALET STALLS PROVIDED I VALET STAND and ATTENDANT LOCATION LONTAwER 188 CONTAINER 1242 SF 722 OHMS WAY 2921 SOFT 12 VALET FARAD STREET nn I:a 0C C 0 p-- VALET STAND and ATTENDANT LOCATION ~ OHMS WAY VALET STAND and ATTENDANT LOCA 1628 OHMS WAY PARKING: USE: SS METAL FABRICATORS HOURS: MONDAY -THURSDAY 7AM TO 5:30PM FRIDAY BY APPOINTMENT ONLY SATURDAY: CLOSED SUNDAY: CLOSED B VALET STALLS PROVIDED 0-0f 1 28 OHMS WAY [� 6 - VALET STA 4D 8 VALET STALLS -VALETA NDANTS f '—::.SELF PARKING STALLS VALET STAND :VALET ATTENDANTS DAYTIME USE / EVENTS W/ A MAX OF 76 OCCUR NTS . 45'•7, - 1618 OHMS WAY 25 VALET TALLS 722 OHMS WAY 12 VALE1 TAUS 37 VALET TAILLS EVENINGS and WEEKENDS VALET STALLS 1628 OHMS WAY 1618 OHMS WAY 705 OHMS !I 729 OHMS WAY WAY qq-04! 722 OHMS WAY 7l}SOH WA 3242 SOFT 1VAL ADDRESS # OF VALET STALLS 1STALLS 1618 OHMS WAY 25 VALET STALLS (INCLUDES 3 SELF PARKING STALLS) 1628 OHMS WAY 8 VALET STALLS 7290HFhS WAY VMMARY 729 OHMS WAY 18 VALET STALLS USE: AUTO STRASSE CORP- 729 OHMS WAY 722 OHMS WAY 12 VALET STALLS AUTOMOTIVE SERVICE 18 VALET STALLS 705 OHMS WAY 19 VALET STALLS HOURS: 83 VALET STALLS MONDAY - FRIDAY 8AM TO 6PM 8'-6' x 1B' PARKING SPACE ASSUMED 123 SATURDAY: 9AM - 6PM4 SUNDAY: CLOSED VALET PATH OF TRAVEL 18 VALET STALLS PROVIDED L 7705,0HMSRY 2-10 VALET RUNNERS'Em IVE 'NUMBER OF RUNNERS WILL B DETERMINED BY SIZE OF SV A SHUTTLE WILL BE USED FOR LL DOFFSITE PARKING TO TRANSP R1I RUNNERS BETWEEN VENUE -ANI PARKING LOT. 1618 OHMS WAY 25 VALET STALLS J Z J U a i 0 a E a 3 ARCHITECTURE PLANNING INTERIORS Q VALLIAM MASON. ARCHITECT INC. 3 3276 DAKOTA AVE COSTA MESA, CAUFORNIA 92624 0:714427.0688 M:714,724,3990 EMAIL:BIllvwilliamMasonArchilecl Com ✓ ARCHITECT'S STAMP Consultants OevHopmeM AtlNeen: mR MCCene PMdpNP Pn" He.ltin. OevNopmenl Atlmwrs LLC 2400E R.INM Aw,s.A. e6B A,Mn..�u.2w6 E—I j 491300.0501 Emel aM1®tlevgopmenl-etivlson wm —d—pe A-IM.M: Alen Campton, —*w SALT L.M.wpe -— I- 050 S Br— . Sidle 803 OMw: 12131617-00751102 Em.B Nan®s.-LLwm mlenor Mmtly Ga.yer,-. Pn4., mipN Mm4 Gayer 77 co, om=e:1B4B1 11Bn-8886 Em.l: mindy®mIMyg. wm V.lel MMMBemenl: Acura McBena OMy VeMI (62617235126 Email .naro�leBmrv.MLwm Developer nE., lBunbcN �e Hg.—SL Lo. At 1. . CA 90042 OIAw: (323)2— E— Notes 61-4EmaA: Notes No. Date Description 05103/2017 LUPORAYVM 06/0712017 cm AESIJ®1.1fTTAl__ 08/0712017 V7NETPAja[t.4{NFC'1'f /OB 07/2017 X"T PARKW6 REV, 11130/17T PN-ERE%4 — 1215117 VALETPAFWINGMV- THE HARPER COM M MES AY BM2T A, CA 89 SPACE VALET PARKING PLAN SHEET: P1.00 r�9E r•w.4, CITY OF COSTA MESA P. O. Box 1200 Costa Mesa, CA 92628-1200 ATTACHMENT 5 FEE: $ APPLICATION FOR REVIEW, APPEAL OR REHEARING Applicant Name Address 711 w ) ?+--A Sleek SUIC - ti C Dska ReSGt a ado v�-7 Phone 10) 7 7s-7oa aC _ ,_ _ Representing' REQUEST FOR: ❑ REVIEW" XAPPEAL ❑ REHEARING Decision of which review, appeal or rehearing is requested: (give number of rezone, zone exception, ordinance, etc., if applicable, and the date of the decision, if known.) D Decision by: 11V1 it I VAC{ Wmf�I Ty'1 Reasons for requesting review, appeal or rehearing: J Costa Mesa/Forms I /Application for Review -Appeal -Rehearing -20- Date: Nr1Vt°1114 h -r 20,1 r 517 Signature: " A M� For office use owof write below this line SCHEDULED FOR THE CITY COUNCIUPLANNING COMMISSION MEETING OF: If review, appeal or rehearing is for person or body other than City Council/Planning Commission, date of hearing of review, appeal or rehearing: " If you are serving as the agent for another person, please identify the person you represent and provide proof of agency. I " Review may be requested only by City Council or City Council Member tv C:) -v U11 w J I. IT <. IT C... Costa Mesa/Forms I /Application for Review -Appeal -Rehearing -20- 11/18/2017 To: Planning Commission I am formally requesting an appeal or rehearing of planning application PA -17-04's approval by planning commission on Monday, November 13, 2017 on behalf of several property owners within the 711 W 17 Mesa Business Center . After viewing the hearing and reading the staff recommendation report, questions and concerns have arisen of why staff recommendations were not followed based on their study and findings. Reasons for appeal are: 1) Application PA -17-04 approved hours of operation for large events of 299 occupancy, starting at Spm, was granted based on valet parking spaces. In the staff report and during the planning commission hearing, it was made clear that the adjacent building, 1609 Pomona shared parking, is not available until 7pm for the applicant's valet use, and the staff report states that the weekend use of 1609 Pomona is labeled as "limited use" with no time frame. 1609 Pomona provides up to 34 of the total 85 valet spaces needed, close to half of the applicant's need parking for the approved 299 occupancy starting at Spm. The surrounding streets have very limited parking due to businesses still being open and operating. In the hearing the applicant asked for a change to the staff recommendation of opening for large events at 7:30pm and was granted full occupancy of 299 opening at Spm. I) If the applicant is now allowed to open for business for an event of 299 guests at Spm and 1609 Pomona is not available until 7pm, the question is, where will these guests park? The options are: the already impacted streets at 5pm, the business park, or where? This detail was overlooked and not addressed seems to be a glaring issue that may affect the neighboring businesses greatly. 2) In the staff report and during the planning commission hearing, it was made clear that the Porsche Repair shop located at 729 Ohms Way is also being used for the applicant's valet parking. As stated in the staff report this location is not available until 6:30pm during the weekdays and 6pm on Saturday for the applicant's valet use. 729 Ohms Way, provides up to 18 valet spots of the total 85 valet spaces needed. These 18 spaces combined with the 34 spaces of 1609 Pomona represent 52 of the 85 spaces needed for the approved capacity of 299 at 5pm. i) In the hearing the chairman asked how this particular lot would work for the applicant given the fact that it is a Porsche repair shop. The details were not clarified by staff and need to be addressed. If there are Porsches parked and being worked on in the lot of this proposed valet site, what happens with the Porsches at 5pm when the applicants valet service starts and the Porsche business is open until 6:30? Can the Porsche shop simply get paid for use of his lot and provide the 18 spaces at Spm as approved? Can the Porsche repair shop pull the Porsches onto the street instead of locking them into his yard? Does this violate code for the repair shop using street parking? If the Porsche repair shop is allowed to pull the cars out onto the streets, then will the Porsche shop owner return at tam to pull the Porsche's back into his lot to clear the street for the morning parking needs? Mow will this work? 3) During the hearing the chairman asked if the outdoor area would be used for events. The applicant stated that it would be depending on the specific event and might be used from time to time. This outdoor area is also listed as the daytime parking providing up to 50 patrons and at Spm would be used for up to 25 valet spaces. Staff interjected that the outdoor area is not permitted to be used and will be addressed on a -21- separate CUP. If the applicant is assuming he can use the outdoor area from time to time or apply for a future CUP for the outdoor area, what happens to the 25 valet spaces needed to be combined with the 34 spaces at 1609 Pomona and 18 spaces needed at 729 Ohms Way for a fully approved occupancy of 299 starting at Spm. 4) The applicant during the hearing stated that all guests for events starting at Spm or anytime will be using their mandatory valet service. There is no such thing as a mandatory valet service. Guests who do not want strangers in their car will not use a valet service and there for will park on the surrounding streets. If 34 of the needed spaces are not available until 7pm and 18 are not available until 6:30pm, where will this mandatory valet service park the vehicles for a 299 guests arriving at Spm. 5) Based on the staff report the solidified parking at Spm is the adjacent 8 spaces at 1626 Ohms Way and the 25 spaces onsite at 1618 Ohms Way. This provides 33 total spaces at Spm and should require a greatly reduced occupancy or following the staff recommendation based on the operating hours of these shared parking agreements. In closing, we are not anti business, but simply concerned business owners who feel that this area has severe parking and traffic issues, specifically on Pomona Ave., Farad st., and Ohms way. The new development of 177 units, with a potential increase of 350-500 people, will no doubt generate overflow parking on those same city streets and within out private lot. We feel that this new application and its 299 approved capacity at 5pm daily, without the proper parking, will have a negative impact on the surrounding neighborhood and will create an impossible parking situation. Thank you Ryan C, Warren Ceo Bright Guard LLc -22- ATTACHMENT 6 RESOLUTION NO. 18- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA MESA APPROVING PLANNING APPLICATION PA -17-04 FOR A CONDITIONAL USE PERMITS FOR A BANQUET FACILITY, ON-SITE AND OFF- SITE VALET PARKING, AND MINOR CONDITIONAL USE PERMIT FOR SALE OF ALCOHOLIC BEVERAGES AFTER 11:00 PM AND DEVIATION FROM PARKING REQUIREMENTS WITH OFF-SITE SHARED PARKING WITH 705, 722, 729 and 1626 OHMS WAY FOR A THE PROPOSED PROJECT AT 1618 OHMS WAY THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Greg McCafferty, Development Advisors, LLC, authorized agent for the property owners, Steve Fortunato, Kim D. Harding, Tasedan Robert Traian, and CFB Borden LLC requesting approval of the following: Planning Application PA -17-04 a request for a conditional use permit for the renovation of an existing one-story 6,461 square -foot industrial building to an event venue (The Harper). The request includes the following: 1. Conditional use permit for a. operation of an event center/ banquet facility. b. for valet parking at 729, 1626, 1618 Ohms Way and 1609 Pomona Avenue. 2. Minor conditional use permit for a. sale of alcoholic beverages after 11:00 PM not within 200 feet of residential. b. shared parking at 729 and 1626 Ohms Way and 1609 Pomona Avenue. WHEREAS, a duly noticed public hearing held by the Planning Commission on November 13, 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, appeal of the Planning Commission's approval of the project was filed on November 20, 2017. WHEREAS, a duly noticed public hearing held by the City Council on January 2, 2017, with all persons having the opportunity to speak for and against the proposal. -23- 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 -17-04. 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 -17-04, 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 2nd day of January, 2017. Sandy Genis Mayor, City of Costa Mesa ATTEST: APPROVED AS TO FORM: CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA 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 2nd day of January, 2018, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 2nd day of January, 2018, 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 12018 - ZS - EXHIBIT A FINDINGS A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: Finding: The project complies with the City of Costa Mesa General Plan, Zoning Code, and has a compatible and harmonious relationship between the proposed use, the building and site developments, and uses that exist or have been approved for the general neighborhood. Facts in Support of Findings: The event center has a compatible and harmonious relationship with the surrounding uses because conditions of approval require a free valet parking system for event patrons, limit the capacity of the event center during standard business hours, and require shared parking agreements on and between nearby properties after 5pm. In this way, circulation and parking demand from the event center would be appropriately managed. The proposed use would provide a service within a community which has a concentration of businesses from small start-ups to larger established companies. This type of amenity can provide a venue for such uses to celebrate achievements, announce products, provide training or retreats, and industry social activities. Finding: Sufficiently safe and compatible for the building, parking area, landscaping, luminaries and other site features which includes functional aspects of the site development such as automobile and pedestrian circulation. Facts in Support of Finding: The building is of appropriate size and orientation for this type of use. While the onsite parking area is insufficient to address the parking needs of the use, this is the justification for the shared parking agreements with the surrounding properties. All proposed properties used for shared parking are within 300 feet of the valet drop off location and only generate additional trips on Ohms Way, a cul de sac industrial street. In regards to pedestrian circulation on and off each of the sites, conditions of approval have been added to ensure that lighting is sufficient to illuminate and make easily discernable the appearance and conduct of all persons on or about the sites and to ensure that the use of the site does not cause a disproportionate amount of litter or debris. B. The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(2) because: Finding: The proposed development or use is substantially compatible with developments in the same general area and would not be materially detrimental to other properties within the area. —2(e— Facts in Support of Finding: Conditions of approval require that prior to issuance of building permits, the applicant would provide to the City the recorded lease agreements for reciprocal parking and access on and between 1626, 1618, 729 Ohms Way and 1609 Pomona Avenue. The agreements would stipulate the number and location and hours of operation during which parking stalls would be available for shared parking purposes. Further, the condition would require the City to be notified if the agreements were modified or terminated. As such, conditions have been required that ensure that all properties providing shared parking are linked and that potential impacts to on -street parking are minimized due to shared parking agreements, the required free valet onsite, and the required limitation on the capacity of the event center during standard business hours. To ensure that potential impacts which may come from an event center open in the late evening is minimized, requirements to maintain all noise inside, ensure a plan to maintain the area free of litter or debris from the site, and provide training to ensure those who should not be driving are provided alternative means to leave the site are all conditioned on the project. Finding: Granting the conditional use permit or minor 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 proposed use is occupying the existing building and is not proposing any modification to its square footage. While the proposed use does increase the number of vehicular trips to the site and the number of potential occupants within the building, the offset hours and free valet plan that leverages existing parking spaces on properties on Ohms Way ensures that the use remains in conformance with the General Plan. D. Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1) for Existing Facilities. Facts in Support of Finding: The existing structure and site will not be increased in size but only have interior alterations such as alterations to partitions, plumbing, and electrical conveyance. E. The project is not exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. Estimate of associated traffic impact fees can be obtained from the Public Services Department. -2-7— EXHIBIT B CONDITIONS OF APPROVAL Ping. 1. Approval of the planning/zoning application is valid for two (2) years from the effective date of this approval and will expire at the end of that period unless applicant establishes the use by one of the following actions: 1) a building permit has been issued and construction has commenced, and a valid building permit has been maintained by making satisfactory progress as determined by the Building Official; 2) a certificate of occupancy has been issued; or 3) the use has been established and a business license has been issued. A time extension can be requested no less than thirty (30) days or more than sixty (60) days before the expiration date of the permit and submitted with the appropriate fee for review to the Planning Division. The Director of Development Services may extend the time for an approved permit or approval to be exercised up to 180 days subject to specific findings listed in Title 13, Section 13- 29 (k) (6). Only one request for an extension of 180 days may be approved by the Director. Any subsequent extension requests shall be considered by the original approval authority. 2. The conditions of approval and ordinance or code provisions of planning application PA -17-04 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 3. Hours of operation shall be from 8 AM to 2 AM daily with events allowed between 10 AM and 2 AM daily; a maximum of 50 people shall be onsite during the hours of 10 AM to 5 PM daily. Any change in the business description, hours or days of operation, etc. shall require further review of the CUP. 4. 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. 5. 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(o)]. 6. 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, -29- and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant'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. 7. Prior to final inspection from Planning Division the applicant shall demolish the lean-to shad structure abutting the building. 8. Prior to issuance of building permits, the Applicant shall provide to the City copies of the recorded lease agreements for shared parking and reciprocal access on and between 705, 722,729, 1626, and 1618 Ohms Way and any additional sites added per condition of approval 27. The agreements shall identify the number and location of required shared parking spaces and the hours of operation during which parking stalls shall be available for shared parking purposes. The agreements shall provide for a combined total of at least 85 parking spaces. The offsite parking spaces at 705, 722, 729 and 1626 Ohms Way and any additional sites added per condition of approval 27 shall be available for shared parking purposes between the hours of 5 PM and 2 AM daily. The agreements shall require the Development Services Department of the City of Costa Mesa to be notified within 30 days if there are any modifications to the agreements or if the agreements are terminated. 9. Prior to final inspection the applicant shall provide a multiple -site maintenance plan detailing how the operator of the event center will ensure that all sites impacted by the use will be properly maintained. 10. Development Services Director will evaluate the compliance of the business according to the conditions of approval. A review by Planning Commission of the Conditional Use Permit shall be requested one year after opening, if deemed necessary. 11. No amplified music or music speakers shall be permitted outside of the building. 12. 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 event area and/or modification to the operational hours of the event center, providing subsidized use of Uber/Lyft or similar service, and/or acquisition of additional off-site parking area. 13. The parking areas 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 sites (which includes 705, 722, 729, 1626, and 1618 Ohms Way and any sites added per condition of approval 27). 14. The parking lot shall be posted with signs directing customers and employees to use consideration when entering their cars and leaving the parking lot. 15. This Conditional Use Permit does allow for live entertainment. Live entertainment may only be permitted subject to and issuance of an annual "public entertainment permit". Contact Planning and Code Enforcement for application information. -261- 16. The applicant shall contact the Planning Division to arrange a 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. 17. No on-site food preparation is permitted. Food catering for special events shall not be provided by a food truck. 18. The use of the office space for event use is expressly prohibited. 19. 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. Prior to issuance of building permits a preliminary hardscape and landscape plan shall be provided for Planning Division approval to bring this sites' nonconforming landscaping into closer conformance. 25. Valet parking for the event center shall be free to all patrons of the events occurring onsite. 26. The event center shall be reviewed by Planning Staff at 6 months of operation, unless problems have arisen in which case the review shall be completed by Planning Commission. A review before Planning Commission shall occur at 12 months of operation. 27. Prior to issuance of building permits the applicant shall obtain shared parking with a combined total of 85 spaces with all sites and parking spaces meeting the satisfaction of the Development Services Director. The shared parking must comply with the following conditions: a. The property must have compatible hours of operation. b. The property must be within 500 feet of the of the project site. c. The site must be suitable for valet parking. d. The property cannot have an existing and conflicting shared parking agreement or parking deviation. BLDG 28_ Valet parking for persons with Disability shall comply with Section 209.4 of the 2016 California Building Code W — TRAN 29. 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. CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. 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. Bldg. 2. Comply with the requirements of the following adopted codes: 2016 California Residential Code, 2016 California Building Code, 2016 California Electrical Code, 2016 California Mechanical Code, 2016 California Plumbing Code, 2016 California Green Building Standards Code and 2016 California Energy Code (or the applicable adopted, California Residential Code, California Building Code, California Electrical Code, California Mechanical Code, California Plumbing Code, _3I_ 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. Requirements for accessibility to sites, facilities, buildings and elements by individuals with disability shall comply with chapter 11 B of the 2016 California Building Code. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: AQMD 1 Prior to the Building Div. (AQMD) issuing a demolition permit contact South Coast Air Quality Management District located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909- 396-2000 Or Visit their web site http://www.costamesaca.gov/modules/showdocument.aspx?documentid =23381 The Building Div. will not issue a demolition permit until an Identification no.is provided By AQMD Sani 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. Health 3. Provide a plan to the County of Orange Health Dept. for review and approval. 32 RESOLUTION NO. 18- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA DENYING PLANNING APPLICATION PA -17- 04 FOR A CONDITIONAL USE PERMITS FOR A BANQUET FACILITY, ON-SITE AND OFF-SITE VALET PARKING, AND MINOR CONDITIONAL USE PERMIT FOR SALE OF ALCOHOLIC BEVERAGES AFTER 11:00 PM AND DEVIATION FROM PARKING REQUIREMENTS WITH OFF- SITE SHARED PARKING WITH 705, 722, 729 and 1626 OHMS WAY FOR A THE PROPOSED PROJECT AT 1618 OHMS WAY THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Greg McCafferty, Development Advisors, LLC, authorized agent for the property owners, Steve Fortunato, Kim D. Harding, Tasedan Robert Traian, and CFB Borden LLC requesting approval of the following: Planning Application PA -17-04 a request for a conditional use permit for the renovation of an existing one-story 6,461 square -foot industrial building to an event venue (The Harper). The request includes the following: 3. Conditional use permit for c. operation of an event center/ banquet facility. d. for valet parking at 729, 1626, 1618 Ohms Way and 1609 Pomona Avenue. 4. Minor conditional use permit for c. sale of alcoholic beverages after 11:00 PM not within 200 feet of residential. d. shared parking at 729 and 1626 Ohms Way and 1609 Pomona Avenue. WHEREAS, a duly noticed public hearing held by the Planning Commission on November 13, 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 November 20, 2017. WHEREAS, a duly noticed public hearing held by the City Council on January 2, 2018 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 -17-04 with respect to the property described above. -3-8_ 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 2nd day of January, 2018. Sandy Genis Mayor, City of Costa Mesa ATTEST: APPROVED AS TO FORM: CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA —3-4— 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 2nd day of January, 2018, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 2nd day of January, 2018, 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 2018 3- 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. ATTACHMENT 7 PLANNING COMMISSION AGENDA REPORT MEETING DATE: NOVEMBER 13, 2017 ITEM EFT_C� SUBJECT: PLANNING APPLICATION PA -17-04 FOR A CONDITIONAL USE PERMIT FOR THE CONVERSION OF AN EXISTING INDUSTRIAL BUILDING TO A BANQUET FACILITY, ON-SITE AND OFF-SITE VALET PARKING, AND A MINOR CONDITIONAL USE PERMIT FOR SALE OF ALCOHOLIC BEVERAGES AFTER 11 PM NOT WITHIN 200 FEET OF RESIDENTIAL USES AND DEVIATION FROM PARKING REQUIREMENTS WITH OFF-SITE SHARED PARKING WITH 729 OHMS WAY, 1609 POMONA AVENUE, AND 1626 OHMS WAY FOR A PROPOSED PROJECT AT 1618 OHMS WAY DATE: NOVEMBER 2, 2017 FROM: PLANNING DIVISION / DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: DANIEL INLOES, SENIOR PLANNER FOR FURTHER INFORMATION CONTACT: DANIEL INLOES, AICP (714) 754-5088 daniel.inloes@costamesaca.gov DESCRIPTION Planning Application PA -17-04 is a request for a conditional use permit for the renovation of an existing one-story, 6,461 -square -foot industrial building at 1618 Ohms Way to an event venue (The Harper). The request includes the following: 1. Conditional use permit for: a) operation of an event center/ banquet facility b) valet parking at 729, 1626 and 1618 Ohms Way and 1609 Pomona Avenue 2. Minor conditional use permit for: a) sale of alcoholic beverages after 11 PM, not within 200 feet of residential uses b) shared parking at 729 and 1626 Ohms Way and 1609 Pomona Avenue APPLICANT / AUTHORIZED AGENT The applicant/authorized agent is Greg McCafferty, Development Advisors, LLC, for the property owner, Steve Fortunato, Hospitality Collaborative. 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 -17-04, subject to conditions of approval. PLANNING APPLICATION SUMMARY SUBJECT PROPERTY: 1618 Ohms Way Zone: MG (General Industrial) Location: MG Industrial Building) Application No: PA -17-04 South: APN: 424-121-28 Lot Dimensions: Irregularly Shaped Lot Request: CUP and MCUP for an event center/banquet facility with valet and shared parking and sale Lot Area: .. _..__..... of alcohol after 11 PM SUBJECT PROPERTY: SURROUNDING PROPERTY: Zone: MG (General Industrial) North: MG Industrial Building) General Plan: Light Industrial South: MG (Industrial Building) Lot Dimensions: Irregularly Shaped Lot East. MG (Industrial Building) E Lot Area: .. _..__..... 16,117 ......................_................ MG Industrial Buildings _ Existing A 6,461 -square-foot industrial building Development: Development Existing legal non -conforming site with no modifications to any attributes of _ Standards the lot or building related to development standards are _proposed. Final Action Planning Commission ................ CEQA Review Exempt, Class 1 (Existing Facilities) BACKGROUND Project Site/Environs The request for this CUP was originally taken before Planning Commission on October 9, 2017, but was continued at the applicants request to allow for more time to complete negotiations for shared parking sites. The project site is located between Pomona Avenue and Ohms Way at the corner of the two segments of Ohms Way in the Westside area. The project site has a zoning designation of MG (General Industrial) and a General Plan land use designation of Light Industrial. All properties directly abutting this site are zoned General Industrial, as well. The Light Industrial designation is intended to apply to areas which contain a wide range of light and general industrial activities. The applicant selected this location, which is located away from residential development, to be sensitive to potential noise impacts which may arise from the use. This property is not within 200 feet of a residentially -zoned property or any residential use. The project site currently contains a one-story, 6,461 -square -foot building with surface parking. The site was originally constructed as a light industrial building in 1968. Currently, the building is vacant and the most recent tenant was involved an automobile sales business. ANALYSIS Event Center Use Event Center or Banquet Hall is not a use listed within in the Zoning Code Land Use Matrix. Per the Zoning Code, uses that are not similar to another listed use require approval of a conditional use permit to ensure that the use fits into the surrounding urban fabric and meets all code requirements. The surrounding uses are predominantly small light industrial tenants that manufacture, fabricate, and produce a variety of goods or repair and service automobiles. However, other types of non -industrial uses have recently been approved within the general vicinity including: • the Boathouse Collective restaurant at 1640 Pomona Avenue; • a doggy daycare at 704 W 16th Street; and • Westside Gateway, a 176 -unit Westside Urban Plan residential project on Pomona Avenue at 17th Street. The project site falls within the Mesa West Bluff Urban Plan, but is not a use incentivized by the plan and the applicant is not requesting any incentives related to the urban plan. Hours of Operation with Alcohol Sales The applicant is seeking a.Type 47 On -Sale General alcohol license and has requested that the hours of operation extend to past 11 PM daily. While the applicant is not within 200 feet of residentially -zoned properties, the location of the site and associated calls for service for this type of use has triggered a request from the Police Department to restrict the hours of operation for the site to midnight. The Department believes this will minimize the potential negative impacts to neighboring properties which will all be closed and unattended after standard business hours. Since an event center is unique to the Westside area, the Police Department has requested a condition be added that if problem arise, this CUP be reviewed after one-year of operation. This review will allow for better analysis on the potential impacts of the neighborhood and an evaluation of hours of operation for this type of use can be better assessed at that time. The condition requested by the Police Department has been included. Noise An event center, by definition of its use, will have activities which may include live entertainment or amplified music onsite. The event center is within an industrial area and more than a quarter of a mile from any residentially zoned property and therefore, staff does not anticipate a noise issue for the adjacent area. The conditions of approval do prohibit outdoor speakers to ensure that noise created by the event center has minimal impacts to the adjacent area. 3q Parking Plan The proposed use requires 86 parking spaces. The project site is currently striped for 15 spaces. The City uses a parking ratio of 16 parking spaces per thousand square feet for the area proposed for the event center defined area. This ratio was based on a parking study conducted for the first proposed event center and has since been applied to all subsequent event center applications. The proposed site was originally an industrial uses and as a result, the number of parking spaces onsite is not sufficient to meet the parking needs of an event center. To meet the requirement, the applicant is proposing shared parking on three different properties either adjacent to or within 300 -feet of the project site as shown in the table below. The available parking spaces on all four properties must be used with valet services to meet the required number of parking spaces. The applicant will also install a bike rack in lieu of one parking space. Address 1618 Ohms Wav f groiect site 1609 Pomona Ave 729 Ohms Way 1626 Ohms Wav Total Parkin * Plus one space for provision of bike rack. Number of Parking Spaces On-site 15 15 11 _ 8 49 Number of Parking Spaces With Valet 25* 34 18 8 85* The proposed free valet parking plan is necessary for the project to provide the Code - required parking and, therefore, will be required to be available at all times when the use is in operation. All patrons will be dropping their cars off at a valet stand in front of 1618 Ohms Way. The drop off location requires each car to turn around to be parked either onsite or at one of the three offsite locations. To mitigate any congestion impacts that this may cause, the plan allows for the three spaces in front of the building to be filled last and be used to navigate vehicles to onsite or offsite shared parking locations. The proposed valet plan includes 1 to 2 valet managers and 2 to 10 valet runners depending on the size of the event. The valet parking plan has been reviewed by the City's Transportation staff. Site Area (SF) Parking Generation Rate Number of Parking Spaces Required Event Center Space 5,103 16 per 1,000 SF 81.66 Office 517 4 per 1,000 SF 2.06 Restrooms 841 3 per 1,000 SF 2.52 Total 6,461 Total Required Parking 86 = 86.25 The proposed site was originally an industrial uses and as a result, the number of parking spaces onsite is not sufficient to meet the parking needs of an event center. To meet the requirement, the applicant is proposing shared parking on three different properties either adjacent to or within 300 -feet of the project site as shown in the table below. The available parking spaces on all four properties must be used with valet services to meet the required number of parking spaces. The applicant will also install a bike rack in lieu of one parking space. Address 1618 Ohms Wav f groiect site 1609 Pomona Ave 729 Ohms Way 1626 Ohms Wav Total Parkin * Plus one space for provision of bike rack. Number of Parking Spaces On-site 15 15 11 _ 8 49 Number of Parking Spaces With Valet 25* 34 18 8 85* The proposed free valet parking plan is necessary for the project to provide the Code - required parking and, therefore, will be required to be available at all times when the use is in operation. All patrons will be dropping their cars off at a valet stand in front of 1618 Ohms Way. The drop off location requires each car to turn around to be parked either onsite or at one of the three offsite locations. To mitigate any congestion impacts that this may cause, the plan allows for the three spaces in front of the building to be filled last and be used to navigate vehicles to onsite or offsite shared parking locations. The proposed valet plan includes 1 to 2 valet managers and 2 to 10 valet runners depending on the size of the event. The valet parking plan has been reviewed by the City's Transportation staff. Modifications have been made and included in the valet parking plan provided within Attachment 4. Hours of Operation The applicant originally proposed scheduling events anytime from 8 am until 2 am every day of the week and office operating hours from 8 am until 5 pm. However, after discussing the parking options, the staff recommends that the event facility can only operate when the shared parking businesses are closed and their parking lots are free and clear for use by the event center. Site Weekdays Saturday Sunda 1609 Pomona Ave 8 AM -7 PM Limited Use Limited Use 729 Ohms Way_ 7:30 AM — 6:30 PM 7:30 — 6 PM Closed 1626 Ohms Way 8 AM — 5 PM Closed Closed Hours Outside of Shared Parking 7 PM — MIDNIGHT Businesses 6 PM - MIDNIGHT 6 AM - MIDNIGHT There was discussion of partial operation of the event center during the business hours of shared parking tenants to allow the applicant to hold eve earlier in the business day and/or earlier on weekends. However, staff concluded it would be overly burdensome on the City to enforce a limitation on the number of persons attending an event occurring during the business day based on the parking that might be available at the shared parking sites, As a result, staff recommends the applicant will be restricted to operating his business during the times listed in Table 4. These operating hours reflect the time span during which the sharing parking agreement businesses are closed and the closing time requested by the Police Department. Weekdays Saturday Sunday 6:30 PM- Hours for Events 7:30 PM - MIDNIGHT 6AM- MIDNIGHT MIDNIGHT Office Hours Only 8 AM — 7:30 PM CLOSED CLOSED (1-3 Office Workers) As previously stated, if needed, this conditional use permit will be reviewed one year after its operations commence to further evaluate the parking demand and operational characteristics. These requirements will be a part of the shared parking agreement and a land use restriction the property owners will execute prior to operation of the event center as required in the conditions of approval. General Plan Conformance The proposed event center is in conformance with the City's General Plan. 1. Policy LU -1.1 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. Consistency: This proposed use would increase the mix of commercial services found in the Westside and would provide needed services for businesses and residents of the community. 2. Policy LU -6.1: Encourage a mixed of land uses that maintain and improve the City's long-term fiscal health. Consistency: Developing a diverse and comprehensive supply of goods and services for the primary and secondary markets within the community assists in retaining existing and attracting new business. Local event centers are potential venues for community or family gatherings, as well as a community amenity for businesses. JUSTIFICATIONS FOR APPROVAL Pursuant to Title 13, Section 13-29(g), Findings, of the Costa Mesa Municipal Code, the Planning Commission shall find that the evidence presented in the administrative record substantially meets specified findings. Staff recommends approval of the proposed project, based on the following assessment of facts and findings which are also reflected in the draft resolution. ■ Compatible and harmonious with the surrounding uses. The event center has a compatible and harmonious relationship with the surrounding uses because only the office space will be operational during standard hours, so no additional circulation issues will be caused by this use. Conditions of approval would limit the hours of operation to coincide with the hours of non -operation for the shared parking properties and require the submittal of a multiple -site maintenance plan detailing how the operator of the event center will ensure that all sites impacted by the use will be properly maintained. The project is consistent with the General Plan and Zoning Code. The proposed use would provide a service within a community which has a concentration of businesses from small start-ups to larger established companies. This type of amenity can provide a venue for such uses to celebrate achievements, announce products, provide training or retreats, and industry social activities. --q2- Noise impacts are mitigated by the sites location and additional conditions of approval The proposed use is more than a quarter of a mile from residentially zoned properties and surrounded by industrial uses. To mitigate the potential noise impacts conditions of approval, require all music amplified or otherwise to be within the building and that signage on the outside of the building request patrons and employees to be mindful of excessive noise. To ensure safety of valet runners and patrons the project has been conditioned to provide additional lighting to ensure safe circulation of_pedestrians and vehicular traffic. While the safe operation of the event center is the responsibility of the applicant, the use is conditioned to ensure that proposed on site lighting is sufficient for the safe circulation to and from the four proposed sites connected to this project. ■ A land use restriction will ensure that all sharedarkin a regiments are recorded and allow for the City to be notified if the parking arran ed are altered in the future. Prior to issuance of building permits, the applicant would be required to record a land use restriction on 1626, 1618, 729 Ohms Way and 1609 Pomona Avenue which would stipulate the shared parking agreement and require all parking space locations to be maintained free and clear outside hours of operation. Further, the restriction would require the City be notified if any participant or language of the land use restriction is proposed to be changed or removed and require City approval. ENVIRONMENTAL DETERMINATION The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1), 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.) _A3, 2. On-site posting. A public notice was posted on each street frontage of the project site. 3. Newspaper publication. A public notice was published once in the Daily Pilot newspaper. As of the date of this report, 5 communications from property owners located within a 500 - foot radius of the property site have been received regarding application PA -17-04. Of these property owners 3 are in support and 2 are against. Five additional public comments have been received in support of this project. Any public comments received prior to the November 2, 2017 is attached to the staff report and any additional communications provided prior to November 12, 2017 will be provided to the Planning Commission in a supplemental memo. ALTERNATIVES In addition to the staff recommended action, the following alternatives are available to the Planning Commission: 1. Approve the project 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 project. 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 Subject to approval of the applicant's proposed actions, the proposed project would be in conformance with the General Plan and the Zoning Code. The operation of an event center, as conditioned, would have minimal impact to the industrial businesses operating on Ohms Avenue. The use would provide an events center venue that could be used by businesses within the Westside area and provide another event venue for businesses and residents throughout the City. DANIEL INLOES, Aldr BAR C RTIS, AICP Senior Planner Economic and Development Services Director Attachments: 1. Vicinity Map, Zoning Map and 500' Radius Map 2. Applicant's Project Description 3. Photos 4. Floor Plan / Valet Plan 5. Draft Planning Commission Resolution and Exhibits 6. Public Comments Distribution: Economic and Development Services Director Assistant Development Services Director Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst File (2) Applicant: Greg McCafferty 2400 E. Katella Ave., Suite 800 Anaheim, CA 92806 Property Owner for: 1618 Ohms: Steve Fortunato 5518 Atlas Street Los Angeles, CA 90032 1626 Ohms: Kim Harding 995 Modjeska Circle Costa Mesa CA 92627 729 Ohms: Tasedan Robert Traian 729 Ohms Way Costa Mesa CA 92627 1609 Pomona: CFB Borden LLC 1609 Pomona Ave Costa Mesa CA 92627 1� Costa Mesa V.1 u. W GS_19x4_ Web_ Mercator_Auxiliary—Sphere © Latitude Geographics Group Ltd. 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, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend ❑ Costa Mesa Zoning IM AP Notes C1 C1 -s C2 CL I&R I&R-S MG MP P PDC PDI PDR -HD PDR -LD PDR -MD PDR -NCM R1 R2 -HD R2 -MD R3 TC PROJECT 479 X93 -70!-l49 PAR• 12 t ID k' 4.06 AC. �o 7* ■ a _ �I w 0 357-37 _ ---- s�e.o.--------------- NEWPORT MESA Aq O of u /.e4/ac.fiJ Lor v ` ' 1 4 :: I P.aas.4G(W �/ • •, Lit i a Q NO. //096 r'• �'- z TRACT +ti+ 8 FARAD STREET 3 �a Y _ , ;1rEWPORT MESA � ~ � � ".bu1r '� _ _ TRACT "• `�� T ,� '� r I = (r�clf Ler B/J i0y a 1.393 AC r tA P. N. F73-34 +` / r,. • A e r 9 i. f V • P -- � � ►..m• war• 6 f°s.re• S L . ' it /P - e RN.lB2-! a �, i.�r A� II y Z � � � b• L 2 I ray' a ev7.ae + w. MR 4 1.393.4". i 9 bNMS WAYS 11:4 ------------------- .. .� AYL � i r � 5 �• i� r� • i {}meq � y��y} � .•§ri] ® p $ • i VQ,J .f. 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Attn: Ryan Loomis, Associate Planner 77 Fair Drive Cost Mesa, CA 92626 Subject: Application for Conditional Use Permit — The Harper Event and Banquet Venue Dear Mr. Loomis: On behalf of Steve Fortunato, owner of Hospitality Collaborative, Development Advisors, LLC (DA) is pleased to submit this application for a Conditional Use Permit (CUP). Mr. Fortunato is the creative force behind The Harper, a proposed bespoke event venue serving as a unique space for private events, weddings, receptions, exhibitions, productions, corporate and private parties. Mr. Fortunato has created and operates similar venues in Los Angeles, including Fig House. Fig House offers clients a transformative event venue where Fortunato and his team literally transform the space into an immersive environment reflecting the specific needs of the client. The Harper will be part of Fortunato's Hospitality Collaborative, which includes high end food and beverage catering, venue development and event staffing. Please visit the Hospitality Collaborative at www.hospitalit,/coIlaborative.com for more information. The Harper will be a bespoke event and banquet venue similar to Fig House. The Harper will transform an existing 6,457 SF industrial building located at 1618 Ohms Way into a first class event venue. The existing floor plan will be reconfigured into 5,220 SF of event area, 945 SF of bride/grooms rooms and 292 SF of accessory storage, restrooms, etc. Mr. Fortunato's attention to detail will be reflected in the interior design and finishes planned for the location. Similar to Fig House, the venue will host private events, weddings, receptions, exhibitions, productions, and corporate and private parties. As part of the CUP request, the operation will include a Type 47 On -Sale General (Bona Fide Public Eating Place) alcohol license. The Harper will conduct normal business hours weekdays between 8:OOam to 5:00pm, with up to 3 employees. Events will be scheduled daily between the hours of 8:OOam and 2:OOam, with the exact time, duration and number of employees depending on the type of event. The number of employees will depend on the size of the event, but will range from 3 to 25. The majority of the events will occur Friday through Saturday, with smaller events e.g., corporate breakfasts, lunches, etc., occurring during the week. Events during the week will average between 75 to 80 attendees while the larger weekend events could range from 150 to 300 guests for weddings etc. In order to give priority to the customers, employees will be instructed to park off-site in the valet lot(s). 2400 E. Katella Avenue • Suite 800 • Anaheim, CA 92806 www.developmaent-advisors.com Integral to the success of The Harper is a seamless valet and security detail to ensure an enjoyable guest experience when attending events at the facility. In this regard, Mr. Fortunato has proven experience with the other event venues he operates. He will bring this knowledge as well as experienced staff to The Harper. Parking and Valet Operation The Harper will use the same valet company that currently operates at Fig House. During non-event business hours, 16 on-site code conforming parking spaces will be provided; and during events, 25 on- site valet parking spaces can be accommodated on-site. In addition, for events that require additional parking, The Harper plans to utilize surrounding parking lots to supplement on-site parking. Specifically, 1609 Pomona Avenue and 1626, and 729 Ohms Way. These lots will provide an additional 60 spaces for a total of 85 spaces At the City's rate of 16 spaces per thousand SF of floor area for the event space, this equates to 83.5 or 84 spaces based on a floor area of 5,220 SF. During normal non-event business hours, the 16 on-site parking spaces is adequate; during events off-site valet parking will be used. Based on the Minagar Trip Generation and Parking Analysis Report dated April 2017, the weekday events will have an Average Vehicle Occupancy (AVO) of 2.0, and a weekend AVO of 2.5. This equates to the following: • For weekday events a 50 -person event using only on-site parking. • For weekend and evening events up to 170 attendees using a 2.0 AVO and 212 using a 2.5 AVO, The Harper will position the valet station on-site at the Ohms Way street frontage. During larger events, an alternate valet station' may be positioned on the 1609 Pomona property to ensure that guests arriving at the venue have convenient access to the facility. Valets will then either park onsite or take the vehicle to one of the satellite lots. Please see the attached valet plan exhibits. It should be noted that based on the experience with Fig House, it can be expected that a percentage of patrons arriving at The Harper will utilize Uber or a similar service. For those using their own vehicle, it can be expected that there will be higher than average persons per vehicle, further reducing the demand for parking spaces. Securi The Harper will contract with SPEC Security Concepts, a licensed security company currently used at Fig House to oversee security operations for the venue. Security guards will wear black suits, have identifiable guard cards and be Red Cross safety certified. In addition to the strategic placement of cameras at all ingress/egress points at the venue, a security guard will maintain post at the main entry to the facility to confirm that arriving patrons are on the guest list and that alcoholic beverages are contained within the facility. Another guard will roam the perimeter to ensure that noise is under control, to deter unlawful activity and to maintain general decorum throughout the event. Security personnel will arrive 30 minutes before the event start time and remain on-site until all guests have left the premises. Existing and Proposed Site Conditions The 16,136 SF site is occupied by a 6,455 SF (4,740 SF actual event space) single story industrial building with associated on-site parking. The property has frontage on Ohms way and Pomona Ave. Proposed improvements would occur within the existing building footprint and would consist of aesthetic enhancements to the exterior, new landscaping and interior floor plan modifications to transform the interior into a warm, upscale event venue. In addition, all the building and fire code requirements necessary for the change in occupancy would also be completed. Please refer to the attached project exhibits for complete conceptual details of the proposed development. -51- Submittal Pack Listed below is a summary of the items included in the submittal package as required by Costa Mesa's Application Submittal Checklist: 1. Application Form 2. Site Plan and Floor Plan 3. Photographs of project site and surrounding area 4. Radius Map and Mailing Labels 5. Parking/Valet Plan 6. Minagar Trip Generation and Parking Report 7. Application Fee Should you have any questions regarding this application, please contact me at (714) 606-7208 or gregPdevelopment-advisors.com. Sincerely, Greg McCafferty, Principal Development Advisors, LLC ATTACHMENT 3 Ohms Way - In Cul De Sac looking east. 1626 Ohms Way - Shared Parking Site 1609 Pomona - Shared Parking Site 729 Ohms Way - Shared Parking Site Ohms Way -Looking south from Farad Street Event center building Event center building Parking area on event center site View of event center site from Pomona Side elevation for event center -5q - G 5 4 3 2 1 3 n 105'-6" 12'-3" T-0" 21'-4" 6.-5.. 24'-5" 1 I I I - - A Ion 1 1 MUM r M—NA-TH-1 tn [V N ®71N I I i I I ry IL --J L ---JI M 1 ;E1 I I I I I m I ENTRY0 ATTACHMENT 4 4160 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 3276 DAKOTA AVE COSTA MESA, CALIFORNIA 92626 0:714.427.0688 M:714.724.3990 EMAIL:Bill@WilliamMosonArchitect.com Developer Steve Fonuneto, Founder Hospitality Collaborative 6"1 N. Figueroa SL Los Angeles, CA 80042 OfBoe:(323)254-4100 Email: Sleve@hospllelllycolleboreUve com THE HARPER 1618 OHMS WAY COSTA MESA, CA 92627 PROPOSED FLOOR PLAN S ET: SCALE: i5� • 1'A" DRAWN BY: DI Iml NMI 1011"m - �' . � •r'4:.. - Ail �, 1` �k--i . OHMS WAY _ VALET STAND and ATTENDANT LOCATION 729 OHMS WAY SUMMARY USE: AUTO STRASSE CORP. 729 OHMS WAY AUTOMOTIVE SERVICE 18 VALET STALLS HOURS: MONDAY - FRIDAY 8AM TO 6PM SATURDAY: 9AM - 6PM SUNDAY: CLOSED 18 VALET STALLS PROVIDED FARAD STREET l ({IIF I I I 1 I 1628 OHMS WAY PARKING: USE: SS METAL FABRICATORS HOURS: E MONDAY -THURSDAY I 7AM TO 5:30PM FRIDAY BY APPOINTMENT ONLY SATURDAY: CLOSED SUNDAY: CLOSED I 8 VALET STALLS PROVIDED I I ® 1628 OHMS WAY — VALET ST p 8 VALET STALLS L PARKING STALLS TSTAND T AMNDANTS 1618 OHMS WAY 25 VALET STALLS mm mm " m 1 1609 POMONA AVE 5292 SOFT PER PERMIT NO. ZA-14-30 34 VALET STALLS elm I I 1609 POMONA AVE. SUMMARY ` USE: SITELINE PRODUCTIONS; AN I VALET STAND and 16180 IWAY AND PRODUCTION COMPANY ATTENDANT LOCATION 1609 POMONA AVE MONDAY - FRIDAY 6AM TO 7PM 729 OHMS WAY 34 VALET STALLS PROVIDED 1626 PLACENTIA AVE ADDRESS N OF YA V STALLS 1618 OHMS WAY 25 VA ET STALLS (INCLUDES 3 SELF PARKit G STALLS) 1628 OHMS WAY 8 VA ET STALLS 1609 POMONA AVE 34 VA ET STALLS 729 OHMS WAY 16 VA STALLS TOTAL AFTER HOUR VALET STALLS 85 VA STALLS C8'-6" x 18' PARKING SPACE ASSUMED o- VALET PATH OF TRAVEL PROVIDED BY VALET COMPANY: 1 - 2 VALET MANAGERS 2-10 VALET RUNNERS - *NUMBER OF RUNNERS WILL BE DETERMINED BY SIZE OF EVENT A SHUTTLE WILL BE USED FOR ALL OFFSITE PARKING TO TRANSPORT PARKING LOT. ({IIF I I I 1 I 1628 OHMS WAY PARKING: USE: SS METAL FABRICATORS HOURS: E MONDAY -THURSDAY I 7AM TO 5:30PM FRIDAY BY APPOINTMENT ONLY SATURDAY: CLOSED SUNDAY: CLOSED I 8 VALET STALLS PROVIDED I I ® 1628 OHMS WAY — VALET ST p 8 VALET STALLS L PARKING STALLS TSTAND T AMNDANTS 1618 OHMS WAY 25 VALET STALLS mm mm " m 1 1609 POMONA AVE 5292 SOFT PER PERMIT NO. ZA-14-30 34 VALET STALLS elm I I 1609 POMONA AVE. SUMMARY ` USE: SITELINE PRODUCTIONS; AN I INTEGRATED EXPERIENCE DESIGN AND PRODUCTION COMPANY HOURS: MONDAY - FRIDAY 6AM TO 7PM LIMITED USE ON WEEKENDS 34 VALET STALLS PROVIDED ■� I Q Q z 0 2 Q CL U Z U U a i O a E a 3 ARCHITECTURE PLANNING INTERIORS G WILLIAM MASON, ARCHITECT INC, 3 3276 DAKOTA AVE COSTA MESA CAUFORNIA 9262< 0:714427.0688 M:714-724.]990 EMML:Bil@ W7iamMosonArchiletLcom O ARCHITECT'S STAMP QL Consultants y.e.. D4Nepmem m LLC 400 E AMeoAve. suite 000 AneM1.im GAA S 92005 011ke 19191000.55m en Canplw Pnm i 5�T Lrm-A-- S S,peNvry. Sul 503 011e. 121 31 01 7-0 0 7 5.102 Minty Geyer P4napJ MugY GeNrDeugn fu DMce 19491'..9946 Fmei mintly®mndy0eyer.com YeMl01roro0eewA: I.wroMe3.ne AM1er VMH 01bw I6M1]}15146 Rmea ene,p®iemeyraevam Developer ve Fawwb FpuMer N. la.egF C4A4 U 041 N Film.. k Loc MOelee CA WM4 OOke (]2314344100 f u. Sleve�0wglwryrgeewetrve can Notes No. Date Description O it cup DRAWNG _0601frA17 CUP RESUBMITTAL Roti 017 VASFT PINK0_mALyW QQiMY1VT7 VALET PA34lONG REV THE HARPER oxawwnr aOSfA (FSA, G uixr T VALET PARKING PLAN P1.00 gIImRTLx�— — � ATTACHMENT 5 RESOLUTION NO. PC -17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA MESA APPROVING PLANNING APPLICATION PA -17-04 FOR A CONDITIONAL USE PERMITS FOR A BANQUET FACILITY, ON-SITE AND OFF-SITE VALET PARKING, AND MINOR CONDITIONAL USE PERMIT FOR SALE OF ALCOHOLIC BEVERAGES AFTER 11:00 PM AND DEVIATION FROM PARKING REQUIREMENTS WITH OFF- SITE SHARED PARKING WITH 729 OHMS WAY, 1609 POMONA AVENUE, AND 1626 OHMS WAY FOR A THE PROPOSED PROJECT AT 1618 OHMS WAY THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Greg McCafferty, Development Advisors, LLC, authorized agent for the property owners, Steve Fortunato, Kim D. Harding, Tasedan Robert Traian, and CFB Borden LLC requesting approval of the following: Planning Application PA -17-04 a request for a conditional use permit for the renovation of an existing one-story 6,461 square -foot industrial building to an event venue (The Harper). The request includes the following: 1. Conditional use permit for a. operation of an event center/ banquet facility. b. for valet parking at 729, 1626, 1618 Ohms Way and 1609 Pomona Avenue. 2. Minor conditional use permit for a. sale of alcoholic beverages after 11:00 PM not within 200 feet of residential. b. shared parking at 729 and 1626 Ohms Way and 1609 Pomona Avenue. WHEREAS, a duly noticed public hearing held by the Planning Commission on November 13, 2017 with all persons having the opportunity to speak for and against the proposal; WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the project is exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301 for Existing Facilities. WHEREAS, the CEQA categorical exemption for this projects reflects the independent judgement of the City of Costa Mesa. �r— BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, and subject to the conditions of approval contained within Exhibit B, the Planning Commission hereby APPROVES Planning Application PA -17-04 with respect to the property described above. 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 Planning Application PA -17-04 and upon 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. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the document 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 13th day of November, 2017. Stephan Andranian, Chair Costa Mesa Planning Commission a— 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 November 13, 2017 by the following votes: AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS ABSTAIN: COMMISSIONERS Barry Curtis, Secretary Costa Mesa Planning Commission Gq— Resolution No. PC-17- EXHIBIT A FINDINGS A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: Finding: The project complies with the City of Costa Mesa General Plan, Zoning Code, and has a compatible and harmonious relationship between the proposed use, the building and site developments, and uses that exist or have been approved for the general neighborhood. Facts in Support of Findings: The event center has a compatible and harmonious relationship with the surrounding uses because only the office space will be operational during standard hours, so no additional circulation issues will be caused by this use. Conditions of approval would limit the hours of operation to coincide with the hours of non -operation for the shared parking properties and require the submittal of a multiple -site maintenance plan detailing how the operator of the event center will ensure that all sites impacted by the use will be properly maintained. The proposed use would provide a service within a community which has a concentration of businesses from small start-ups to larger established companies. This type of amenity can provide a venue for such uses to celebrate achievements, announce products, provide training or retreats, and industry social activities. Finding: Sufficiently safe and compatible forthe building, parking area, landscaping, luminaries and other site features which includes functional aspects of the site development such as automobile and pedestrian circulation. Facts in Support of Finding: The building is of appropriate size and orientation for this type of use. While the parking area is insufficient to address the needs of the use this is the justification for the shared parking agreement with the surrounding properties. All proposed properties used for shared parking are within 300 feet of the valet drop off location and only require additional trip generation on Ohms Way a cul de sac industrial street. In regards to pedestrian circulation on and off each of the sites conditions of approval have been added to ensure that lighting is sufficient to illuminate and make easily discernable the appearance and conduct of all persons on or about the sites and to ensure that the use of the site does not cause a disproportionate amount of litter or debris. �0 B. The proposed project complies with Costa Mesa Municipal Code Section 13-29(g)(2) because: Finding: The proposed development or 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: Prior to issuance of building permits, the applicant would be required to record a land use restriction on 1626, 1618, 729 Ohms Way and 1609 Pomona Avenue which would stipulate the shared parking agreement and require all parking space locations to be maintained free and clear outside hours of operation. Further, the condition would require the City be notified if any participant or language of the land use restriction is proposed to be changed or removed and require City approval. This land use restriction ensures that all properties necessary to ensure that this use has sufficient parking are linked and that potential impact to on -street parking is minimized due to the parking on these sites, the required free valet onsite, and the hours of operation which are during non -operational hours of other uses on Ohms Way. To ensure that potential impacts which may come from an event center open in the late evening is minimalized requirements to maintain all noise inside, ensure a plan to maintain the area free of litter or debris from the site, and provide training to ensure those who should not be driving are provided alternative means to leave the site are all conditioned on the project. Finding: Granting the conditional use permit or minor 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 proposed use is occupying the existing building and is not proposing any modification to it square footage. While the proposed use does increase the number of vehicular trips to the site and the number of potential occupants within the building, the offset hours and free valet plan that leverages existing parking space on properties on Ohms Way ensures that the use remains in conformance with the General Plan. D. Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1) for Existing Facilities. Facts in Support of Finding: The existing structure and site will not be increased in size but only have interior alterations such as alterations to partitions, plumbing, and electrical conveyance. E. The project is not exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. Estimate of associate traffic impact fee can be obtained from the Public Services Department. EXHIBIT B CONDITIONS OF APPROVAL Ping. 1. Approval of the planning/zoning application is valid for two (2) years from the effective date of this approval and will expire at the end of that period unless applicant establishes the use by one of the following actions: 1) a building permit has been issued and construction has commenced, and a valid building permit has been maintained by making satisfactory progress as determined by the Building Official; 2) a certificate of occupancy has been issued; or 3) the use has been established and a business license has been issued. A time extension can be requested no less than thirty (30) days or more than sixty (60) days before the expiration date of the permit and submitted with the appropriate fee for review to the Planning Division. The Director of Development Services may extend the time for an approved permit or approval to be exercised up to 180 days subject to specific findings listed in Title 13, Section 13- 29 (k) (6). Only one request for an extension of 180 days may be approved by the Director. Any subsequent extension requests shall be considered by the original approval authority. 2. The conditions of approval and ordinance or code provisions of planning application PA -17-04 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 3. Hours of operation shall be limited to hours from 8:00 AM to 5:00 PM daily office hours, and hours of operation for preparing and hosting events is 7:30 PM to midnight Monday through Friday, 6:30 PM to midnight on Saturday, and 6 AM until midnight on Sunday. Any change in the business description, hours or days of operation, etc, shall require further review of the CUP. 4. 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. 5. 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)]. 6. 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, _4,,;:, — rA E:3 X 10 11. 12 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 applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant'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. Prior to final inspection from Planning Division the applicant shall demolish the lean-to shad structure abutting the building. Prior to issuance of building permits a Land Use Restriction shall be recorded on 729, 1626, and 1618 Ohms Way and 1609 Pomona Avenue for shared parking. The land use restriction shall require the Development Services Department of the City of Costa Mesa be notified if there are any modifications to the land use restriction or if it is terminated. The land use restriction shall also require City approval for any modification to the land use restriction. Prior to final inspection the applicant shall provide a multiple -site maintenance plan detailing how the operator of the event center will ensure that all sites impacted by the use will be properly maintained. Development Services Director will evaluate the compliance of the business according to the conditions of approval. A review by Planning Commission of the Conditional Use Permit shall be requested one year after opening, if deemed necessary. No amplified music or music speakers shall be permitted outside of the building. 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 event area and/or modification to the operational hours of the event center, providing subsidized use of Uber/Lyft or similar service, and/or acquisition of additional off-site parking area. 13. The parking areas 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 sites (which includes 729, 1626, and 1618 Ohms Way as well as 1609 Pomona Avenue). 14. The parking lot shall be posted with signs employees to use consideration when entering parking lot. 15. This Conditional Use Permit does allow for entertainment may only be permitted subject to "public entertainment permit". Contact Planning application information. (P directing customers and their cars and leaving the live entertainment. Live and issuance of an annual and Code Enforcement for 16. The applicant shall contact the Planning Division to arrange a 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. 17. No on-site food preparation is permitted. Food catering for special events shall not be provided by a food truck. 18. The use of the office space for event use is expressly prohibited. 19. 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. Prior to issuance of building permits a preliminary hardscape and landscape plan shall be provided for Planning Division approval to bring this sites' nonconforming landscaping into closer conformance. BLDG 25. Valet parking for persons with Disability shall comply with Section 209.4 of the 2016 California Building Code CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. 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. Bldg. 2. Comply with the requirements of the following adopted codes: 2016 California Residential Code, 2016 California Building Code, 2016 California Electrical Code, 2016 California Mechanical Code, 2016 California Plumbing Code, 2016 California Green Building Standards Code and 2016 California Energy Code (or the applicable adopted, California Residential Code, California Building 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. Requirements for accessibility to sites, facilities, buildings and elements by individuals with disability shall comply with chapter 11 B of the 2016 California Building Code. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: AQMD 1. Prior to the Building Div. (AQMD) issuing a demolition permit contact South Coast Air Quality Management District located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909- 396-2000 Or Visit their web site http://www.costamesaca.gov/modules/showdocument.aspx?documentid =23381 The Building Div. will not issue a demolition permit until an Identification no.is provided By AQMD Sani 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. Health 3. Provide a plan to the County of Orange Health Dept. for review and approval. ATTACHMENT 6 INLOES, DANIEL From: Norm <precisionnorm@sbcglobal.net> Sent: Thursday, October 05, 2017 5:09 PM To: INLOES, DANIEL Cc: PLANNING COMMISSION Subject: Application PA -17-04 Follow Up Flag: Follow up Flag Status: Flagged Daniel/Planners, I am writing in regard to Pa -17-04. I am a property owner across the street at 711 w. !7T" There are already parking issues here as there are in most of the city. Allowing a business to operate without the proper amount of parking is crazy! The scheme of using a valet is bound to fail. The patrons of that business will be able to look across the street into our complex and see empty parking spaces. Rather than pay a valet they will undoubtedly park in our complex. That creates a liability for us as well as taking up spaces we need. I have surveyed the address given for the valet parking and at least one of them is way too far away to be realistic. The parking at 1626 would require quite a hike to reach as there is no pass through to Placentia from Ohms Way. Further, the city can't monitor the parking agreements so if one of the properties being used to park cars decides to rescind their deal the parking goes away and the city has no knowledge. This scenario is likely once the other property owners realize their liability or have any issues with the valet company. I am sure there are businesses that can operate in that space that will not need to impact the community to this extent. The city does not "owe" anyone a special exception to the rules. The city has parking restrictions for a lot of good reasons, just because someone has a business venture in mind doesn't mean the city should grant favors. I strongly object to this proposal and I hope the Planning Commission can do their job and uphold the rules of our city, Norm Dias (President) Precision Construction 949-650-2593 —(10-7- INLOES, DANIEL From: beanyg@aol.com Sent: Friday, October 06, 2017 11:03 AM To: PLANNING COMMISSION; INLOES, DANIEL; DanielInloes@costamesa.gov; afredafg@aol.com; bobl@sbmicap.com; Michaelcrossleyl@gmail.com; twoshyv6 @aol.com Subject: 1618 Ohms Way Follow Up Flag: Follow up Flag Status: Flagged To the Costa Mesa Planning Commission Attn: Daniel Inloes The major concern of the Mesa Business Center property owners at 711 W 17th St is the impact this project will create on parking. There currently is a public parking problem on Ohms way and the surrounding areas. In addition to the current shortage of parking, the new 177 condominiums on 17th and Pomona will result in guest parking on Mesa Business Center property. You do not state the occupancy capacity or square footage usage at Ohms way. The Mesa Business Association, Board of Directors and the 96 individual owners do not support the project at this time. Thank you for considering our concerns. Regards Board of Directors, Mesa Business Owners Association — 6 9, INLOES, DANIEL From: Ivlevents@gmail.com on behalf of Lindsay Longacre <lindsay@lvlevents.com> Sent: Tuesday, October 17, 2017 4:07 PM To: INLOES, DANIEL Cc: Steve@hospitalitycollaborative.com Subject: The Harper and the proposed banquet facility at 1618 Ohms Way Hello Daniel, I am writing on behalf of the Hospitality Collaborative, the owners and operators of The Harper. I am a Costa Mesa business owner. We have been operating the largest wedding and event planning firm in Southern California for the past 10 years and have a strong relationship with the owners of the Hospitality Collaborative. They are a top notch quality vendor and have an amazing reputation. For someone that holds a high standard of excellence we were so excited to hear they were opening a space in our own neighborhood. This venue is needed in our industry and want to ensure you are aware of our full support for this new addition and project. It will enhance the event industry to have them here in Orange County and Costa Mesa. If you have any further questions please don't hesitate to reach out. Best, Lindsay Lindsay Longacre Owner & Principal Planner LVL Weddings & Events 2915 Red Hill Avenue, Suite C104 Costa Mesa, California 92626 www.lvlevents.com 714.718.3122 instaaram facebook twitter pinteres vimeo —�— INLOES, DANIEL From: Steve Cowell <cowell.steve@gmail.com> Sent: Monday, October 23, 2017 3:04 PM To: INLOES, DANIEL Cc: Steve@hospitalitycollaborative.com Subject: 'The Harper' and the Proposed Banquet facility at 1618 Ohms Way Follow Up Flag: Follow up Flag Status: Flagged Hello Daniel, I wanted to reach out to you to lobby for the approval of the project being proposed at 1618 Ohms Way by the owners at Hospitality Collaborative. As a professional photographer in the wedding industry for the last 7 years, I have had the opportunity to work with and for the owners of Hospitality Collaborative on numerous occasions and can only speak words of praise when it comes to their professionalism, creative talent, passion for the line of work they are in, and the many ways they seek to create community through dining and event experiences in the current cities they operate in. Speaking specifically for myself and my profession, I have been hoping for the opening of a quality wedding/event venue in the Costa Mesa area because we are currently lacking event spaces that draw in creative and artistic clients in Orange County. Having been a home owner in Costa Mesa for the past 9 years, I can speak to the growing population of young creatives/artists in Costa Mesa and an Event/Banquet facility like the one being proposed would be ideal for this area and would undoubtedly draw a lot of attention and patrons to the city and surrounding businesses. Please, as you review this project, consider what great things this venue could mean for drawing more positive attention to our already amazing city, they variety services and purposes this event space could serve, and allowing proprietors, with a proven track record of running a successful and professional business enterprise, join the ranks in making Costa Mesa even better. Thank you for your consideration! Cheers! Steve Cowell 949-292-7247 www.stevecowellphoto.com instagram: stevecowell photo am INLOES, DANIEL From: Hurley, Ryan (Hurley) <Ryan_Hurley@hurley.com> Sent: Friday, October 27, 2017 11:16 AM To: INLOES, DANIEL Subject: 1618 Ohms way / the Harper Follow Up Flag: Follow up Flag Status: Flagged Daniel - I am writing in support of The Harper project at 1618 Ohms �Va_y. I grew up on Federal street in Costa Mesa, then lived on Canary in Mesa Verde for quite some time. My family still owns several residence around Costa Mesa. I have a strong affinity for Costa Mesa, and the things that make up the distinctive fabric of the community. I was able to serve the community through serving on the board with Costa Mesa pop warner, and I have a vested interest in the future of this great city. Diversity, residential, commercial, etc... are all key ingredients that make Costa mesa a unique place to live and work. Having worked with the partners in Hospitality Collaborative, I am confident in their ability to effectively manage a venue that will be a benefit to Costa Mesa and our community. First with Hurley Surfboards, then Billabong, and now Hurley, I have grown up as a resident, and a part of the business community in Costa Mesa. As a part of of family run business [in Costa Mesa] [since 1975], the venue and the team will be a positive addition to the continued growth of Costa Mesa. Thank you for your consideration. Best Ryan Hurley INLOES, DANIEL From: mark <mark@pawsforpain.com> Sent: Tuesday, October 31, 2017 5:44 PM To: INLOES, DANIEL Subject: New Business Follow Up Flag: Follow up Flag Status: Flagged To whom it may concern, My name is Mark Seltzer. I am the owner and operator of The Puppy Playhouse on the corner of 16th and Ohms Way. (704 W. 16th St). I am emailing to vocalize my support for the Harper Project, the proposed banquet facility at 1618 Ohms Way. As a neighbor of this business, I appreciated the owners and operators introducing themselves to us, letting us know about their project, and answering questions any questions we had. As a business owner on the West Side, we are excited about new businesses that serve the type of clientele that we know this group is going to serve. We are familiar with their quality, their reputation, and the professionalism of their organization and believe this business will be a great addition to our neighborhood and our local business community. Please join me in supporting this venture in the community. Sincerely, Mark Seltzer Sent via the Samsun, Galaxy S7, an AT&T 4G LTE smartphone -TZ INLOES, DANIEL From: erikbrown fordsautomotive.com <erikbrown@fordsautomotive.com> Sent: Tuesday, October 31, 2017 4:25 PM To: INLOES, DANIEL Subject: Harper Project 1618 Ohms way To whom it may concern, My name is Erik Brown. I am the owner and operator of the Ford's Automotive Service, (705 Ohms Way) I am emailing to vocalize my support for the Harper Project, the proposed banquet facility at 1618 Ohms Way. Ford's has been part of the Costa Mesa business community for over 3 decades, and believe this business will be a great addition. As a neighbor of this business, I appreciated the owners and operators introducing themselves to us, letting us know about their project, and answering questions any questions we had. We are familiar with their quality, their reputation, and the professionalism of their organization and believe this business will be a great addition to our neighborhood and our local business community. Please join me in supporting this venture in the community. Sincerely, Erik Brown Ford's Automotive Service INLOES, DANIEL From: Sent: To: Cc: Subject: To Whom It May Concern, Gerry Rubin <gerry@sitelines.us> Tuesday, October 31, 2017 3:24 PM INLOES, DANIEL Steve Fortunato 1618 Ohms Way - Letter of Support I am the owner of Siteline Productions, Inc., a Design firm at 1609 Pomona Avenue. I am emailing to give my support for the Harper Project, the proposed banquet facility at 1618 Ohms Way. I own the building directly adjacent to this property. As a neighbor of this business, I appreciated the owner and operator introducing himself to me, and letting me know about his project, and answering any questions I had. As someone who has lived in Costa Mesa, and as a local business owner, I am excited about new businesses that serve the community, and foster a sense of arts & culture. I believe this business will be a great addition to our neighborhood and our local business community. Please join me in supporting this venture in Costa Mesa. Yours sincerely, Gerry Gerry Rubin Principal Siteline Production', Inc. 1609 Pomona Ave I Costa Mesa I CA 92627 Tel 949 1 723 j 8180 Cell 714 1 412 1 2193 sitelineprod u--tions.corn Disclaimer: Information contained in this email and any files attached are confidential and intended for the addressee only. If you have received this email by mistake, please notify the sender immediately. This email and any associated attachments have been scanned for viruses prior to dispatch and Sitelines Productions and its subsidiary companies accept no liability for any viruses resulting from infected e-mail transmissions. _74— INLOES, DANIEL From: Troy Wooton <twooton@broadstreetre.com> Sent: Tuesday, October 31, 2017 2:19 PM To: INLOES, DANIEL Cc: CCIM Troy Wooton Subject: The Harper and the "proposed banquet facility at 1618 Ohms Way Attachments: 20171031141344900.pdf Hello Daniel, As a Costa Mesa business owner, I am writing you this letter in support of the Hospitality Collaborative, the owners and operators of The Harper. I have a strong, relationship with the.owners of the Hospitality Collaborative and have attended various events in LA and throughout Orange County put on by this operator. They are a first class vendor and have a great reputation among civic leaders, local businessmen and the following they have established from the countless events they've put together. From someone who love culture, food and unique social experiences, I couldn't be happier to hear they are opening a location here in Orange County. When I celebrated my 40th birthday I looked for locations that embodied the experience Hospitality Collaborative has created in Los Angeles... unfortunately, I was disappointed with the limited options locally. Costa Mesa is an edgy yet sophisticated community and is the perfect location for The Harper. (Even the name is cool.) The event industry is huge in Orange County but limited to mostly hotels which often lack the charm and customization one may obtain from a venue such as the one being proposed. As a business owner and active member of the Costa Mesa Chamber of commerce, The Harper has my full support. If you have any further questions please don't hesitate to reach out. Troy A. Wooton, CCIM Managing Principal � 1 BroadStreet [ REAL ==STATE. GROUP BroadStreet Real Estate Group, Inc. 3187 Airway Avenue, Unit A Costa Mesa, CA 92626 P: (949) 242-5210 x1 F: (949)242-5211 M: (949) 677-3850 E: twootonABroadStreetRE.com —7s- BroadStreet REAL ESTATE GROUP I October 31, 2017 City of Costa Mesa Daniel Inloes 77 Fair Drive Costa Mesa, CA 92626 RE: The Harper and the "proposed banquet facility at 1618 Ohms Way". Hello Daniel, As a Costa Mesa business owner, I am writing you this letter in support of the Hospitality Collaborative, the owners and operators of The Harper. I have a strong relationship with the owners of the Hospitality Collaborative and have attended various events in LA and throughout Orange County put on by this operator. They are a first class vendor and have a great reputation among civic leaders, local businessmen and the following they have established from the countless events they've put together. From someone who love culture, food and unique social experiences, I couldn't be happier to hear they are opening a location here in Orange County. When I celebrated my 40th birthday I looked for locations that embodied the experience Hospitality Collaborative has created in Los Angeles... unfortunately, I was disappointed with the limited options locally. Costa Mesa is an edgy yet sophisticated community and is the perfect location for The Harper. (Even the name is cool.) The event industry is huge in Orange County but limited to mostly hotels which often lack the charm and customization one may obtain from a venue such as the one being proposed. As a business owner and active member of the Costa Mesa Chamber of commerce, The Harper has my full support. If you have any further questions please don't hesitate to reach out. /Troy. Wooton President & CEO Direct Line: (949) 242.5210 x1 twooton@broadstreetre.com DRE License #61377431 P: 949.242.5210 l E: 949.242.52.11 I SROAOSTREETRE.COM 13187-A AIRWAY AVENUE, COSTA MESA. CA 92626 765;, INLOES, DANIEL From: Adrian Foley <Adrian.Foley@brookfieldrp.com> Sent: Tuesday, October 31, 2017 12:31 PM To: INLOES, DANIEL Cc: Steve Fortunato Subject: Hospitality Collaborative -owners and operators of The Harper Follow Up Flag: Follow up Flag Status: Flagged Daniel, As you can see from our address below, we are a local company doing business in the City of Costa Mesa. Proud to be a part of the City for over 20 years! I am the President and COO of Brookfield Residential North America, we are a large land development and homebuilding company in 12 markets throughout North America. I work out of our Costa Mesa office and live here in Orange County. I have had the pleasure of knowing the Founder of Hospitality Collaborative (Steve Fortunato) for over 10 years and I can say that he is a fantastic guy and that they are an incredible company. Steve is an amazing person, who has worked tirelessly to grow his company. They have catered, intimate dinners for our company, to hosting amazing holiday parties for over 200 guests. They have a unique attention to detail, coupled with incredible food and wine, and a passion for an amazing dining experience.... a really special combination. I know that they are going through the application to open a new business in Costa Mesa and I can say that they would be an incredible addition to the wonderful canvas that is Costa Mesa. I can see them attracting businesses both local and far afield. Please let me know if I can be of any assistance in this respect. I look forward to participating in the hearing on Monday the 13tH Many thanks Adrian Foley President _and Chief Operating Officer Brookfield Residential 3200 Park Center Drive, Suite 1000, Costa 1Mesa• CA. 92626 D: 714.200.1509 C: 714,932,1401 F: 714.200.1809 Adrian. Foleyg., broozfieidrp.corri 'A/' i'i'/;brooi iieldresldentlal.conm Valued Team Member since 1996 B ro o kf i e I d The Best Places to Call Home This message including any attachments, may be Privileged and may contain confidential information intanded only for the person(;) named above If you are not the otanded reaoient or 'nave recah;ed this massage in arra. please notify the sand -r mmediately by �'ecly email andpermanently delete tha -- SMITH OHMS PROPERTIES, LLC 735 OHMS WAY COSTA MESA, CA 92627 December 20, 2017 Costa Mesa Planning Department City of Costa Mesa PO Box 1200 Costa Mesa, CA 92628-1200 Re: Application PA-17-04 1618 Ohms Way Dear City of Costa Planning Department, We are the owners of the property located at 735 Ohms Way, Costa Mesa, CA. We wish to express our objection to the proposed conversion of the industrial building at 1618 Ohms Way for use as a banquet facility. The applicant does not have sufficient parking on-site to accommodate the proposed banquet use and plans to use valet parking on neighboring properties to satisfy parking requirements. However, some patrons will not agree to valet park their vehicles and will attempt to use street parking. With the current local businesses and Boat House restaurant on Pomona Ave. there is NO available street parking on Farad or Ohms. Once the residential complexes are built at the corner of 17 th and Pomona there will be more over flow cars attempting to park on Farad and Ohms. Self parkers will be likely park in front of businesses that appear “closed” for the evening and block entry. This will present access and safety issues. Ohms Way is an industrial and business area. A banquet facility will mean patrons may leave late at night after consuming alcoholic beverages and urinate, vandalize or throw trash on the closed businesses on the street. The proposed business is located in a difficult to find and access building. The alley way from 16th Street to Ohms Way was not intended to ADDITIONAL DOCUMENTS FOR PH-4 2 carry traffic additional cross traffic or have valet parking activity. Fire and safety access may be jeopardized if customers illegally park in the alley. The applicant should locate their business in a facility that can provide sufficient onsite parking for the intended use. Sincerely, Clarke A. Smith Principal City of Costa Mesa Inter Office Memorandum TO: City Council FROM: Barry Curtis, Economic and Development Services Director DATE: December 22, 2017 SUBJECT: Public Hearing Item #4 – Appeal of PA-17-04 Minor corrections were made to the Resolution and Exhibits for Planning Application (PA)17-04) for the Event Center at 1618 Ohms Way. The changes to the Resolution and Exhibits are itemized below: 1. Correction to the Resolution header to correct typographical errors. 2. Correction to the list of addresses within the Resolution and Exhibits to match the addresses listed in the staff report. 3.Correct date references from 2017 to 2018. The attached Resolution and Exhibits are to replace Attachment 6 to the staff report. ADDITIONAL DOCUMENTS FOR PH-4 RESOLUTION NO. 18- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA UPHOLDING THE PLANNING COMMISSION’S DECISION AND APPROVING THE PLANNING APPLICATION PA-17-04 FOR A CONDITIONAL USE PERMITS FOR A BANQUET FACILITY, ON-SITE AND OFF-SITE VALET PARKING, AND MINOR CONDITIONAL USE PERMIT FOR SALE OF ALCOHOLIC BEVERAGES AFTER 11:00 PM AND DEVIATION FROM PARKING REQUIREMENTS WITH OFF-SITE SHARED PARKING WITH 705, 722, 729 and 1626 OHMS WAY FOR A THE PROPOSED PROJECT AT 1618 OHMS WAY THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Greg McCafferty, Development Advisors, LLC, authorized agent for the property owners, Steve Fortunato, Kim D. Harding, Tasedan Robert Traian, Richard E Goehring III, and Michele Cook requesting approval of the following: Planning Application PA-17-04 a request for a conditional use permit for the renovation of an existing one-story 6,461 square-foot industrial building to an event venue (The Harper). The request includes the following: 1. Conditional use permit for a. operation of an event center/ banquet facility. b. for valet parking at 705, 722, 729, 1618, 1626 Ohms Way. 2. Minor conditional use permit for a. sale of alcoholic beverages after 11:00 PM not within 200 feet of residential. b. shared parking at 705, 722, 729, 1618, 1626 Ohms Way.. WHEREAS, a duly noticed public hearing held by the Planning Commission on November 13, 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, appeal of the Planning Commission’s approval of the project was filed on November 20, 2017. WHEREAS, a duly noticed public hearing held by the City Council on January 2, 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-17-04. 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-17-04, 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 2nd day of January, 2017. Sandy Genis Mayor, City of Costa Mesa ATTEST: APPROVED AS TO FORM: _________________________________ ___________________________________ CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA 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 2nd day of January, 2018, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 2nd day of January, 2018, 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 ___________, 2018 EXHIBIT A FINDINGS A.The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: Finding: The project complies with the City of Costa Mesa General Plan, Zoning Code, and has a compatible and harmonious relationship between the proposed use, the building and site developments, and uses that exist or have been approved for the general neighborhood. Facts in Support of Findings: The event center has a compatible and harmonious relationship with the surrounding uses because conditions of approval require a free valet parking system for event patrons, limit the capacity of the event center during standard business hours, and require shared parking agreements on and between nearby properties after 5pm. In this way, circulation and parking demand from the event center would be appropriately managed. The proposed use would provide a service within a community which has a concentration of businesses from small start-ups to larger established companies. This type of amenity can provide a venue for such uses to celebrate achievements, announce products, provide training or retreats, and industry social activities. Finding: Sufficiently safe and compatible for the building, parking area, landscaping, luminaries and other site features which includes functional aspects of the site development such as automobile and pedestrian circulation. Facts in Support of Finding: The building is of appropriate size and orientation for this type of use. While the onsite parking area is insufficient to address the parking needs of the use, this is the justification for the shared parking agreements with the surrounding properties. All proposed properties used for shared parking are within 300 feet of the valet drop off location and only generate additional trips on Ohms Way, a cul de sac industrial street. In regards to pedestrian circulation on and off each of the sites, conditions of approval have been added to ensure that lighting is sufficient to illuminate and make easily discernable the appearance and conduct of all persons on or about the sites and to ensure that the use of the site does not cause a disproportionate amount of litter or debris. B.The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(2) because: Finding: The proposed development or 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: Conditions of approval require that prior to issuance of building permits, the applicant would provide to the City the recorded lease agreements for reciprocal parking and access on and between 705, 722, 729, 1618, 1626 Ohms Way. The agreements would stipulate the number and location and hours of operation during which parking stalls would be available for shared parking purposes. Further, the condition would require the City to be notified if the agreements were modified or terminated. As such, conditions have been required that ensure that all properties providing shared parking are linked and that potential impacts to on-street parking are minimized due to shared parking agreements, the required free valet onsite, and the required limitation on the capacity of the event center during standard business hours. To ensure that potential impacts which may come from an event center open in the late evening is minimized, requirements to maintain all noise inside, ensure a plan to maintain the area free of litter or debris from the site, and provide training to ensure those who should not be driving are provided alternative means to leave the site are all conditioned on the project. Finding: Granting the conditional use permit or minor 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 proposed use is occupying the existing building and is not proposing any modification to its square footage. While the proposed use does increase the number of vehicular trips to the site and the number of potential occupants within the building, the offset hours and free valet plan that leverages existing parking spaces on properties on Ohms Way ensures that the use remains in conformance with the General Plan. D. Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15301 (Class 1) for Existing Facilities. Facts in Support of Finding: The existing structure and site will not be increased in size but only have interior alterations such as alterations to partitions, plumbing, and electrical conveyance. E. The project is not exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. Estimate of associated traffic impact fees can be obtained from the Public Services Department. EXHIBIT B CONDITIONS OF APPROVAL Plng. 1. Approval of the planning/zoning application is valid for two (2) years from the effective date of this approval and will expire at the end of that period unless applicant establishes the use by one of the following actions: 1) a building permit has been issued and construction has commenced, and a valid building permit has been maintained by making satisfactory progress as determined by the Building Official; 2) a certificate of occupancy has been issued; or 3) the use has been established and a business license has been issued. A time extension can be requested no less than thirty (30) days or more than sixty (60) days before the expiration date of the permit and submitted with the appropriate fee for review to the Planning Division. The Director of Development Services may extend the time for an approved permit or approval to be exercised up to 180 days subject to specific findings listed in Title 13, Section 13-29 (k) (6). Only one request for an extension of 180 days may be approved by the Director. Any subsequent extension requests shall be considered by the original approval authority. 2. The conditions of approval and ordinance or code provisions of planning application PA-17-04 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 3. Hours of operation shall be from 8 AM to 2 AM daily with events allowed between 10 AM and 2 AM daily; a maximum of 50 people shall be onsite during the hours of 10 AM to 5 PM daily. Any change in the business description, hours or days of operation, etc. shall require further review of the CUP. 4. 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. 5. 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(o)]. 6. 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 applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant'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. 7. Prior to final inspection from Planning Division the applicant shall demolish the lean-to shad structure abutting the building. 8. Prior to issuance of building permits, the Applicant shall provide to the City copies of the recorded lease agreements for shared parking and reciprocal access on and between 705, 722,729, 1626, and 1618 Ohms Way and any additional sites added per condition of approval 27. The agreements shall identify the number and location of required shared parking spaces and the hours of operation during which parking stalls shall be available for shared parking purposes. The agreements shall provide for a combined total of at least 85 parking spaces. The offsite parking spaces at 705, 722, 729 and 1626 Ohms Way and any additional sites added per condition of approval 27 shall be available for shared parking purposes between the hours of 5 PM and 2 AM daily. The agreements shall require the Development Services Department of the City of Costa Mesa to be notified within 30 days if there are any modifications to the agreements or if the agreements are terminated. 9. Prior to final inspection the applicant shall provide a multiple-site maintenance plan detailing how the operator of the event center will ensure that all sites impacted by the use will be properly maintained. 10. Development Services Director will evaluate the compliance of the business according to the conditions of approval. A review by Planning Commission of the Conditional Use Permit shall be requested one year after opening, if deemed necessary. 11. No amplified music or music speakers shall be permitted outside of the building. 12. 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 event area and/or modification to the operational hours of the event center, providing subsidized use of Uber/Lyft or similar service, and/or acquisition of additional off-site parking area. 13. The parking areas 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 sites (which includes 705, 722, 729, 1626, and 1618 Ohms Way and any sites added per condition of approval 27). 14. The parking lot shall be posted with signs directing customers and employees to use consideration when entering their cars and leaving the parking lot. 15. This Conditional Use Permit does allow for live entertainment. Live entertainment may only be permitted subject to and issuance of an annual “public entertainment permit”. Contact Planning and Code Enforcement for application information. 16. The applicant shall contact the Planning Division to arrange a 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. 17. No on-site food preparation is permitted. Food catering for special events shall not be provided by a food truck. 18. The use of the office space for event use is expressly prohibited. 19. 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. Prior to issuance of building permits a preliminary hardscape and landscape plan shall be provided for Planning Division approval to bring this sites’ nonconforming landscaping into closer conformance. 25. Valet parking for the event center shall be free to all patrons of the events occurring onsite. 26. The event center shall be reviewed by Planning Staff at 6 months of operation, unless problems have arisen in which case the review shall be completed by Planning Commission. A review before Planning Commission shall occur at 12 months of operation. 27. Prior to issuance of building permits the applicant shall obtain shared parking with a combined total of 85 spaces with all sites and parking spaces meeting the satisfaction of the Development Services Director. The shared parking must comply with the following conditions: a. The property must have compatible hours of operation. b. The property must be within 500 feet of the of the project site. c. The site must be suitable for valet parking. d. The property cannot have an existing and conflicting shared parking agreement or parking deviation. BLDG 28. Valet parking for persons with Disability shall comply with Section 209.4 of the 2016 California Building Code TRAN 29. 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. CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant’s reference. Any reference to “City” pertains to the City of Costa Mesa. Plng. 1. 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. Bldg. 2. Comply with the requirements of the following adopted codes: 2016 California Residential Code, 2016 California Building Code, 2016 California Electrical Code, 2016 California Mechanical Code, 2016 California Plumbing Code, 2016 California Green Building Standards Code and 2016 California Energy Code (or the applicable adopted, California Residential Code, California Building 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. Requirements for accessibility to sites, facilities, buildings and elements by individuals with disability shall comply with chapter 11B of the 2016 California Building Code. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: AQMD 1. Prior to the Building Div. (AQMD) issuing a demolition permit contact South Coast Air Quality Management District located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909- 396-2000 Or Visit their web site http://www.costamesaca.gov/modules/showdocument.aspx?documentid =23381 The Building Div. will not issue a demolition permit until an Identification no.is provided By AQMD Sani 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. Health 3. Provide a plan to the County of Orange Health Dept. for review and approval. RESOLUTION NO. 18- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA DENYING PLANNING APPLICATION PA-17- 04 FOR A CONDITIONAL USE PERMITS FOR A BANQUET FACILITY, ON-SITE AND OFF-SITE VALET PARKING, AND MINOR CONDITIONAL USE PERMIT FOR SALE OF ALCOHOLIC BEVERAGES AFTER 11:00 PM AND DEVIATION FROM PARKING REQUIREMENTS WITH OFF- SITE SHARED PARKING WITH 705, 722, 729 and 1626 OHMS WAY FOR A THE PROPOSED PROJECT AT 1618 OHMS WAY THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Greg McCafferty, Development Advisors, LLC, authorized agent for the property owners, Steve Fortunato, Kim D. Harding, Tasedan Robert Traian, Richard Goehring III, and Michele Cook requesting approval of the following: Planning Application PA-17-04 a request for a conditional use permit for the renovation of an existing one-story 6,461 square-foot industrial building to an event venue (The Harper). The request includes the following: 3. Conditional use permit for c. operation of an event center/ banquet facility. d. for valet parking at 705, 722, 729, 1618, 1626 Ohms Way. 4. Minor conditional use permit for c. sale of alcoholic beverages after 11:00 PM not within 200 feet of residential. d. shared parking at 705, 722, 729, 1618, 1626 Ohms Way. WHEREAS, a duly noticed public hearing held by the Planning Commission on November 13, 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 November 20, 2017. WHEREAS, a duly noticed public hearing held by the City Council on January 2, 2018 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-17-04 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 2nd day of January, 2018. Sandy Genis Mayor, City of Costa Mesa ATTEST: APPROVED AS TO FORM: _________________________________ ___________________________________ CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA 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 2nd day of January, 2018, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 2nd day of January, 2018, 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 ___________, 2018 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. TRAYLOR, MARIAN Subject: FW: Old Business in a New Year Attachments: Plan Comm Ltr PA -17-04 13Nov2017.pdf, Fig House Parking Data.pdf ADDITIONAL DOCUMENTS FOR PH -4 From: John Stephens [mailto:iohn@sf-lawyers.com] Sent: Tuesday, January 02, 2018 9:44 AM To: GREEN, BRENDA <brenda.green@costamesaca.gov> Cc: HATCH, THOMAS <THOMAS.HATCH @costamesaca.gov> Subject: FW: Old Business in a New Year Brenda: Please include the parking data spreadsheet in our red folders. Thanks. StephensFriedlandur John B. Stephens Partner Stephens Friedland LLP 2603 Main Street, Suite 350 Irvine, CA 92614 t 949.468.3200 f 949.468.3201 e John@sf-lawyers.com �k���kkx.'%tt���������x�mM��W�kFt�. 1���#YM�:k�M k�♦%MMt�%kik+% CONFIDENTIALITY NOTICE —This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain information that is confidential or legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that you must not read this transmission and that any disclosure, copying, printing, distribution, or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify the sender by telephone at (949) 468-3200 or return e-mail and delete the original transmission and its attachments without reading or saving in any manner. Thank you. From: pbuffa411 [mailto:pbuffa411@gmail.com] Sent: Monday, January 01, 2018 5:13 PM To: John Stephens <iohn@sf-lawyers.com> Subject: Old Business in a New Year Happy New Year! I'm sure there is nothing you would rather do on New Year's Day than talk about the appeal of the Planning Commission's approval of Steve Fortunato's event center, but since your mtg is tomorrow night, here I am. I really appreciate your time and consideration on this and have attached a couple of items that might be helpful: Attachment 1 - a letter I submitted to the Planning Commission for their November 13 meeting that explains why I am sticking my snout into this matter and why I think getting Steve Fortunato's operation into Costa Mesa would be a great addition to our West Side. Attachment 2 - a year of parking data, which you saw when we met, from Steve's Los Angeles operation, The Fig House. As you know the primary issue, if not the only one, is parking.This data illustrate why trying to calculate parking requirements for this use with the traditional "x square feet = x parking spaces" is, to be kind, dated. Steve's client base is weddings and corporate events, which means guests are very aware of not driving while overly happy - which means lots of Uber, Lyft and/or shuttle buses that take people to and from hotels or business venues to the site. Bottom line - 86 parking spaces is way more than he would ever use. His estimate based on his LA operation is 50-60 spaces at most. The proposed conditions mention Uber and Lyft, but staff really has no metrics yet to include those in parking requirements. The fact that Steve is 3 spaces short of 86 spaces based on the spaces-to-s.f. method should not cause anyone to be sleep deprived. That's it. I will bore you no more, but if you want to discuss it further, please feel free to contact me here anytime between now and tomorrow night - or text or call me at 714.599.4616. If you get the v -mail, I'll call back ASAP. Thanks so much! p.s. - Sorry to clutter your biz mailbox - it's the only address I had. z ADDITIONAL DOCUMENTS FOR PH -4 from the desk of Peter Buffa November 9, 2017 Stephan Andranian, Chair, Costa Mesa Planning Commission Byron de Arakal, Vice Chair Jeffrey Harlan, Commissioner Isabell Kerins, Commissioner Carla Navarro Woods, Commissioner Dear Chair Andranian and Commissioners: I am writing in support of PA -17-04, a CUP application for the operation of a banquet facility at 1618 Ohms Way, which you will consider at your November 13 meeting. I have known the property owner, Steve Fortunato of Hospitality Collaborative, for some 20 years. I first met Steve when he catered a corporate event for a client of mine. The level of service and the very innovative menu he created for that event was like nothing I had ever seen. We subsequently became personal friends and I have had the pleasure of attending many of his specialty dinners since then. Neither you nor I have the time to discuss in detail what Steve and the Hospitality Collaborative do, but it is an extraordinary experience in dining that you can explore at www.hospitalitycollaborative.com/ Another reason I am hopeful that Steve will be successful on November 13 is that it would be a wonderful addition to what is arguably the most remarkable development that I have seen in 43 years as a Costa Mesa resident and 14 years as a Planning Commissioner and Council Member— the transformation of the City's Westside. Costa Mesa is already the center of Orange County's restaurant universe, with a range of culinary talents throughout the city, including SoCo, South Coast Metro, the Lab and the Camp. And now, to see the West Side becoming a vibrant, dynamic neighborhood — with smart, sustainable housing and a gradual but steady in -flow of new businesses is heartwarming to someone from the city's Jurassic era. Steve Fortunato and his team have earned a national reputation as culinary ground -breakers and will be a great addition to the Westside and the city's business community. Thanks very much for your time and attention and please feel free to contact me if you'd like to discuss the matter further. Warm regards, Peter Buffa 2824 Nevis Circle — Costa Mesa, California 92626 Tel: 917.370.3348 — pbuffa411@gmail.com ADDITIONAL DOCUMENTS FOR PH -4 The Fig House Guests/Vehicles Ratio Sept 2016 to Sept 2017 (NOTE: Guest/Vehicle data documented with event invoices) DATE NUMBER OF GUESTS NUMBER OF CARS Percent of Vehicles Compared to Head Count Guests Per Vehicle 9/26/16 173 7 4.05% 24.71 10/8/16 154 10 6.49% 15.40 10/9/16 88 13 14.77% 6.77 10/22/16 134 31 23.13% 4.32 10/29/16 130 37 28.46% 3.51 10/30/16 115 48 41.74% 2.40 11/5/16 80 3 3.75% 26.67 11/12/16 118 26 22.03% 4.54 11/19/16 175 48 27.43% 3.65 11/25/16 140 25 17.86% 5.60 12/13/16 200 48 24.00% 4.17 12/17/16 85 23 27.06% 3.70 1/7/17 165 36 21.82% 4.58 1/8/17 100 18 18.00% 5.56 1/15/17 142 28 19.72% 5.07 1/27/17 85 14 16.47% 6.07 2/11/17 100 6 6.00% 16.67 2/18/17 170 67 39.41% 2.54 3/9/17 150 39 26.00% 3.85 3/17/17 129 32 24.81% 4.03 3/18/17 108 20 18.52% 5.40 3/19/17 125 26 20.80% 4.81 4/2/17 24 9 37.50% 2.67 4/20/17 120 47 39.17% 2.55 4/29/17 132 16 12.12% 8.25 5/7/17 108 27 25.00% 4.00 5/13/17 130 17 13.08% 7.65 5/14/17 150 39 26.00% 3.85 5/20/17 160 31 19.38% 5.16 5/28/17 136 23 16.91% 5.91 6/3/17 198 54 27.27% 3.67 6/10/17 90 35 38.89% 2.57 6/17/17 73 14 19.18% 5.21 6/24/17 200 19 9.50% 10.53 6/25/17 120 36 30.00% 3.33 7/1/17 186 26 13.98% 7.15 7/21/17 150 51 34.00% 2.94 7/30/17 48 6 12.50% 8.00 8/5/17 90 26 28.89% 3.46 8/11/17 143 23 16.08% 6.22 8/12/17 196 53 27.04% 3.70 8/19/17 190 56 29.47% 3.39 8/26/17 180 53 29.44% 3.40 9/17/17 154 44 28.57% 3.50 271.11 Average Number of Heads Per Vehicle for 45 Events 6.16 TRAYLOR, MARIAN Subject: FW: additional letter Attachments: hospitality collaborative Itr.pdf ADDITIONAL DOCUMENTS FOR PH -4 From: Steve Fortunato[steve@hospitalitycollaborative.com] Sent: Tuesday, January 02, 2018 1:20 PM To: GENIS, SANDRA; MANSOOR, ALLAN; FOLEY, KATRINA; RIGHEIMER, JIM; STEPHENS, JOHN Subject: additional letter for your review Good afternoon. My name is Steve Fortunato. I am the applicant for a proposed banquet facility on Ohms Way, and am on this evening's agenda. In reviewing the staff report, a letter from a local principal was not included—that I would like to share with you. This principal has had first hand experience with our valet operation, our community investment, and our organization as a whole. I would love if you would take a moment to read prior to meeting tonight. Warm regards, Steve Steve Fortunato FOUNDER HOSPITALITY 0 4L A©ONATIVE PHONE 323 356 4414 www.hospitalitycollaborative.com MEMBERS www.roomforty.com I www.fighousela.com I www.pharmaciela.com roomforty I Fr.7140USE I p m a R Gni a c a rq °r Los Angeles Unified School District Luther Burbank Middle School "- 6460 N. Figueroa Street, Los Angeles, CA 90042 Baan. 4 Phone: (323)340-4400 Fax: (323)257-7420 November 8, 2017 To whom it may Concern. ADDITIONAL DOCUMENTS FOR PH -4 Michelle King Superintendent of Schools Roberto A. Martinez Instructional Area Superintendent Christine Moore Principal My name is Christine Moore. I am the principal of Luther Burbank Middle School, in Highland Park Los Angeles. I am aware that the owners of the Hospitality Collaborative have purchased a building in your city, and are presenting their application for a C.U.P. to the planning commission. Our school is located directly across the street from the venue that Hospitality Collaborative currently operates in Los Angeles. While we do not operate in your city, as a member of our community here, that has a vested interest in the safe and smooth operation of the local businesses, and as someone who has witnessed this organization's operation firsthand for over three years, I wanted to communicate my endorsement of this business and their operation. Our school, and Hospitality Collaborative's existing venue, are located on a very busy 4 lane street, North Figueroa, in a neighborhood that has both businesses and residences. Of primary concern to the local community is parking. Hospitality Collaborative has worked with their valet teams, the local residents, and L.A.U.S.D to execute a very smooth parking operation. They diligently place signs up and down streets prior to events letting guests know that no event parking is allowed on streets, and post valet attendants on the streets to direct incoming event guests to the valet, so that residents are not affected. The challenges they face with parking on a street as busy and congested as ours, in the middle of a residential and business area, are numerous, and Hospitality Collaborative has done an amazing job to execute a seamless operation so that local residents and businesses are happy, and kids are safe. Some parents were initially concerned about the consumption of alcohol in such close proximity to a school. What we have witnessed over the last 3 years, is that between their venue hosting only private events (as opposed to a restaurant or bar) and the caliber of events hosted at their facility, and the infrastructure they provide through security services and venue policies, their operation is stellar. Going the extra mile, the operators at Hospitality Collaborative have also invested in our kids. They've done job training in hospitality, hosting our kids at their venue, participating in back to school nights, and work with some of our special needs students in our school garden program. Suffice it to say, I would strongly endorse this company and their operation as an asset to any local community and say they are more than capable of navigating any obstacles with professionalism, grace and expertise. Should you need any more information or have questions, please do not hesitate to contact me. /W�ar�m� Regards, Christine Moore BrightGuard​ ​LLC 711​ ​W​ ​17th​ ​Street,​ ​Suite​ ​E-12 Costa​ ​Mesa,​ ​CA​ ​92627 January​ ​2,​ ​2018 My​ ​name​ ​is​ ​Ryan​ ​Warren,​ ​the​ ​individual​ ​who​ ​put​ ​forward​ ​the​ ​appeal​ ​of​ ​PA-17-04.​ ​My mother​ ​had​ ​a​ ​fairly​ ​massive​ ​stroke​ ​on​ ​December​ ​26th​ ​and​ ​had​ ​subsequent​ ​heart​ ​attack​ ​while​ ​at the​ ​hospital.​ ​She​ ​had​ ​to​ ​undergo​ ​brain​ ​surgery​ ​so​ ​my​ ​family​ ​has​ ​been​ ​with​ ​her​ ​at​ ​UCLA’s​ ​ICU since​ ​the​ ​event​ ​after​ ​Christmas. I​ ​would​ ​like​ ​to​ ​request​ ​a​ ​postponement​ ​of​ ​the​ ​public​ ​hearing​ ​until​ ​the​ ​meeting​ ​on February​ ​6,​ ​2018​ ​so​ ​that​ ​I​ ​can​ ​voice​ ​my​ ​concerns​ ​to​ ​the​ ​city​ ​council​ ​in​ ​person.​ ​This​ ​situation​ ​is very​ ​unexpected​ ​but​ ​requires​ ​that​ ​I​ ​stay​ ​with​ ​my​ ​mother​ ​in​ ​Los​ ​Angeles​ ​until​ ​she​ ​starts​ ​to recover.​ ​I​ ​appreciate​ ​your​ ​understanding​ ​and​ ​I​ ​look​ ​forward​ ​to​ ​addressing​ ​the​ ​council​ ​in February. Best​ ​Regards, Ryan​ ​C.​ ​Warren CEO​ ​BrightGuard​ ​LLC ADDITIONAL DOCUMENTS FOR PH-4