HomeMy WebLinkAbout61 - PH-4 - Attachment 2 - 1/2/2018'71100 Development
Adv*sors, LLC
November 2, 2017 (REVISED)
Costa Mesa Development Services Dept.
At n: Ryan Loomis, Associate Planner
77Fair Drive
Cost Mesa, CA 92626
Dear Mr. Loomis:
Oil
On behalf of Steve Fortunato, owner of Hospitality Collaborative, Development Advisors, LLC (DA) is
pleased to submit this application fora 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 imnmersive environment reflecting the specific needs of the client. The Harper will be part of
For1unat.'s Hospitality Collaborative, which includes high end food and beverage catering, venue
development and event staffing. Please visit the Hospitality Collaborative at
www.hospitalitycollaborative.com for more information.
The Harper will be a bespoke event and banquet venue similar to Ra House. The Harper will transform
an existing 6,4S7SFindustrial building located at 1618Ohms Way into a first class event venue. The
existing Moor plan will be reconfigured into 5,220 SF of event area, 945 SF of bride/grooms rooms and
232 SF of accessory storage, restrooms, etc. Mr. Fortunatq'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. Aspart ofthe
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 8:00anm10 5:00pm,
with up to 3 employees. Events will he scheduled daily between the hours ofQ:QOam and Z:ODam, with
the exact time, duration and number of employees depending on the type of event. The number of
employees will depend onthe size ofthe event, but will range from 3to25. The majority ofthe 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 75to8Oattendees while the
larger weekend events could range from 150 to 300 guests for weddings etc. |norder togive priority to
the customers, employees will be instructed to park off-site in the valet lot(s).
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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, k4c Fortunato has proven experience
with the other event venues he operates. He will bring this knowledge as well as experienced staff to
The Harper.
The Harper will use the same valet company that currently operates at Re House. During non-event
business hours, 1Gon-site code conforming parking spaces will be provided; and during events, ZS 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 6Ospaces for
atotal of8Sspaces.
At the City's rate of16spaces per thousand SFoffloor area for the event space, this equates to 83.5 or
84 spaces based on a floor area of5,Z2OSF. 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 K4inagarThp
Generation and Parking Analysis Report dated April 2017, the weekday events will have an Average
Vehicle Occupancy (AVO)mfIO,and aweekend AVO of2.S.
This equates to the following:
• For weekday events a 50-penmnevent 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 unthe experience with Fig House, it can be expected that percentage ofpatrons 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.
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
In addition to the strategic placement of cameras at all ingress/egress points at the venue, a security
guard will maintain post atthe 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.
The 16,13GSFsite isoccupied bva6/4S5 SF (474DSFactual event space) single story industrial building
with associated on-site parking. The property has frontage on Ohms way and Pomona Ave. Proposed
improvements m/uu|d occur within the existing building footprint and would consist of aesthetic
enhancements tothe 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 inoccupancy would also becompleted.
Please refer to the attached project exhibits for complete conceptual details of the proposed
development.
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 ofproject site and surrounding area
4. Radius Map and Mailing Labels
6. Parkina/Va|etP|an
6. K4inagarTrip Generation and Parking Report
T Application Fee
Should you have any questions regarding this application, please contact me at (714) 606-7208 or
Sincerely,
Greg McCafferty, Principal