HomeMy WebLinkAbout66 - PH-4 - Attachment 7 - 1/2/20180
MEETING DATE: •2017 ITEM
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DATE: NOVEMBER 2, 2017
PRESENTATIONFROM: PLANNING DIVISION / DEVELOPMENT SERVICES DEPARTMENT
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.
1618 Ohms Way
Location; 'Application No: PA -17-04
APN: 424-121-28
Request: CUP and MCUP for an event center/banquet facility with valet and shared parking and sale
of alcohol after 11 PM
RI 11: 11110112 =161:14:4 VM
Zone:
MG General Industrial
North: MG Industrial Building)
General Plan:
Licht Industrial
South: MG Industrial Building)
Lot
Irregularly Shaped Lot
East:; MG (Industrial Building)
Dimensions:
Lot Area:
16,117
: MG Industrial Buildin
Existing
A 61461 -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 (Existin Facilities
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.
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.
• ... ................ . •................ . . MMEM
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.
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 • a mile • 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
•. to the adjacent area.
I
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.
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.
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.
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.
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.
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.
Com ati`ble 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 oroiect 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.
Noise imoacts are mitigated by the sites location and additional conditions of a royal.
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,
11 WIM 1- 0-1-- M IlMes
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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 shared Darking agreements are recorded and
allow for the City to be notified if the parking arranged 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.
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.
Pursuant to Title 13, Section 13-29(d), of the Costa Mesa Municipal Code, three types of
public notification have been completed no less than 10 days prior to the date of the public
hearing:
1. Mailed notice. A public notice was mailed to all property owners within a
500 -foot radius of the project site. The required notice radius is measured
from the external boundaries of the property. (See attached Notification
Radius Map.)
2. On-site posting. A public notice was posted on each street frontage of the
project site.
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.
FaNggnm
In addition to the staff recommended action, the following alternatives are available to the
Planning Commission:
1 - Approve the Droiect 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 pLoject. 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.
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, AICr
Senior Planner
R Y RTIs, AicP
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
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PLACE NI
17
93N Development l'"FACHMENT 2
Advisors, LLC
November 2, 2017 (REVISED)
Costa Mesa Development Services Dept.
Attn: Ryan Loomis, Associate Planner
77Fair Drive
Cost Mesa, CA 92636
Dear Mr. Loomis:
On behalf of Steve Fortunato, owner of Hospitality Collaborative, Development Advisors, LLC /D4\ is
pleased to submit this application for a Conditional Use Permit (CUP). Mr. Fo,tuna10 is the creative
force behind The Harper, a proposed bespoke event venue serving asa unique space for private events,
weddings, receptions, exhibitions, productions, corporate and private parties.
KAc Fortunato has created and operates similar venues in Los Angeles including Fig House. Fig House
offers clients a transformative event venue where Fnrtunato and his team literally transform the space
into an innmersive environment reflecting the specific needs of the client. The Harper will be part of
Fortunat/s Hospitality Collaborative, which includes high end food and beverage catering, venue
development and event staffing. Please visit the Hospitality Collaborative at
for more information.
The Harper will beabespoke event and banquet venue similar toFig 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 ofbhde/grooms rooms and
Z92SFofaccessory storage, restroonms,etc. Mr. FortunaLo'sattention todetail will bereflected inthe
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 8:00arn to 5:00pm,
with up1V3employees. Events will be scheduled daily between the hours of 8:00am and 2:00am, 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 3tn26. 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 7StoBOattendees 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).
2400 E. Katella Avenue e Suite 800 e Anaheim, CA 92806
Integral to the success of The Harper is a seamless valet and security detail to ensure an enjoyable guest
experience when attending events atthe 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 tn
The Harper.
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, 2Son-
site va|et 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,
16O9Pomona Avenue and 16I6,and 729Ohms Way. These lots will provide anadditional 60spaces for
a total of 85 spaces
Atthe City's rate of16spaces per thousand SFoffloor area for the event space, this equates tog3.5or
84 spaces based on a floor area nf5,32OSF. 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 MinagarThp
Generation and Parking Analysis Report dated April 2O17,the weekday events will have an Average
Vehicle Occupancy (AVO)ofZ.(land aweekend AVO of2.S.
This equates to the following:
* For weekday events a50-peomnevent using only on-site parking.
*, For weekend and evening events up to 170 attendees using a 2.0 AVO and 212 using aZ.5AVO.
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 onthe experience with Fig House, it can be expected that percentage of patrons arriving at
The Harper will utilize Uber ora 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 SPE[ 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 beRed Cross safety certified.
In addition to the strategic placement of cameras at all i 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.
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 inoccupancy would also becompleted.
Please refer to the attached project exhibits for complete conceptual details of the proposed
Listed below isasummary of the items included inthe submittal package asrequired 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
G. Parking/Valet Plan
6. K4inagarTrip Generation and Parking Report
7. Application Fee
Should you have any questions regarding this application, please contact me at (714) 606-7208 or
Sincerely,
Greg McCafferty, Principal
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
varKing area on event center site View of event center site from Pomona
,iae eievation ror event center
a fAl Tf]
St— F.M—to, Founder
HmpKallty CollabomDve
6441 NFlg..— SL
Los Angeles,CA OD042
lee: (323) 25"IGO
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THE HARPER
1618 OHMS WAY
COSTA MESA, CA
92627
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VALET STAND and
ATTENDANT LOCATION--
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618 OHMS WAY ATTENDANT LOCATION•
609 POMONA AVE
729 OHMS WAY
1626 PLACENTIA AVE
ADDRESS # OF VA El STALLS
1618 OHMS WAY 25 VA ET STALLS
(INCLUDES 3 SELF PIRro G STALLS(
628 OHMS WAY 8 VA STALLS
609 POMONA AVE 34 VA ET STALLS
729 OHMS WAY 16 VA Ft STALLS
T ()IM, AFTER HOUR VALET STALLS 85 VA PT STALLS
8*4' x 18' PARKING SPACE ASSUMED
VALET PATH OF TRAVEL
729 OKITWF° SUMWARY PROVIDED BY VALET COMPANY:
USE: AUTO STRASSE CORP, 729 OHMS WAY I - 2 VALET MANAGERS
AUTOMOTIVE SERVICE 18 VALET STALLS 2-10 VALET RUNNERS*
HOURS: 'NUMBER OF RUNNERS WILL BE
MO
NDATO Y - FRIDAY DETERMINED BY SIZE OF EVENT
SAM RPM
SATURDAY: SAM - SPAR A SHUTTLE WILL BE USED FOR ALL
SUNDAY: CLOSED OFFSITE PARKING TO TRANSPORT
—18 VALET STALLS PROVIDED
--- - --------
54o
1609 POMONAZAV(
5292 SOFT
PER PERMIT NO, ZA-14-30
VALET STALLS
1609 POMONA AVE. SUMMARY
USE: SITELINE PRODUCTIONS; AN
INTEGRATED EXPERIENCE DESIGN
AND PRODUCTION COMPANY
HOURS:
MONDAY - FRIDAY
SAM TO 7PM
LIMITED USE ON WEEKENDS
34 VALET STALLS PROVIDED
7
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ARCHITECTURE PLANNING INTERIORS
VALLIA. MASON. ARCHITECT INC
327e, DAKOTA AVE COSTA MESA C JK)RMAN2Q1
0:714-2706W M:7147263790
ARCHITECT'S STAMP
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Notes
No. Date Description
*WWI I gLPMAft4
OMTM17 CUPRESUBMITTAL
72W
THE HARPER
9698 QNM@BMAY
COSYA MESA CF
VALET PARKING PLAN
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1628 OHMS WAY PARKING:
1
111
USE: SS METAL FABRICATORS
HOURS:
MONDAY - THURSDAY
7Am TO 5:30PAI
FRIDAY BY APPOINTMENT ONLY
SATURDAY:CLOSED
SUNDAY: CLOSED
8 VALET STALLS PROVIDED
1628 OHMS WAY
8 VALET STALLS
)ANT$
SELF PARKING StALJ-S
VALET STAND
VALFTATTENDANTS
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1618 OHMS WAY
a.
25 VALET STALLS
1609 POMONAZAV(
5292 SOFT
PER PERMIT NO, ZA-14-30
VALET STALLS
1609 POMONA AVE. SUMMARY
USE: SITELINE PRODUCTIONS; AN
INTEGRATED EXPERIENCE DESIGN
AND PRODUCTION COMPANY
HOURS:
MONDAY - FRIDAY
SAM TO 7PM
LIMITED USE ON WEEKENDS
34 VALET STALLS PROVIDED
7
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ARCHITECTURE PLANNING INTERIORS
VALLIA. MASON. ARCHITECT INC
327e, DAKOTA AVE COSTA MESA C JK)RMAN2Q1
0:714-2706W M:7147263790
ARCHITECT'S STAMP
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Notes
No. Date Description
*WWI I gLPMAft4
OMTM17 CUPRESUBMITTAL
72W
THE HARPER
9698 QNM@BMAY
COSYA MESA CF
VALET PARKING PLAN
IdML— P1.0n
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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.
11111111111110,111�
respect to the property described above.
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 -1 7-04 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
•^ subject to review, modification • revocation if there is a material change that • in
the operation, • if the applicant fails to comply with any • the conditions • approval.
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.
Stephan • Chair
Costa Mesa Planning Commission
STATE OF CALIFORNIA )
COUNTY OF ORANGE )ss
CITY OF COSTA MESA )
1, Barry Curtis, Secretary to the Planning Commission of the City of Costa Mesa, d1l
hereby certify that the foregoing Resolution No. PC -1 7- _ 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:
Barry Curtis, Secretary
Resolution No. PC -17 --
IN=
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.
QK10 #2
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.
EThe project is not exempt from Chapter XII, Article 3 Transportation Syste
Management, of Title 13 of the Costa Mesa Municipal Code. Estimate of associa
traffic impact fee can be obtained from the Public Services Department.
iiiiiiiiiia
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,
rA
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.
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.
17R 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
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. Z 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.
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.
INLOES, DANIEL
From: Nomn<predsinnnnnn@sbco|ubainet>
Sent: Thursday, October O5,2OI75]]9PM
To: [NLOES,DANlEL
Cc: PLANNING COMMISSION
Subject: Application PA -17-04
Follow Up Flag: Follow up
Flag Status: Flagged
Daniel/Planners,
| am writing in regard to Pa -17-04. | am a property owner across the street at7l1vv. !7r .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 snifone ofthe
properties being used Uopark cars decides tnrescind their deal the parking goes away and the city has noknowledge.
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
INLOES, DANIEL
From: beanyg@aol.com
Sent: Friday, October 06, 2017 11:03 AM
To: PLANNING COMMISSION; INLOES, DANIEL; Daniellnioes@costamesa.gov;
afredafg@aol.com; bobl@sbmicap.com; Michaelcrossleyl@gmail.com; twoshyv6
@aol.com
Subject: 1618 Ohms Way
Follow Up Flag: Follow
•
Flag Status:
.•ge
• the Costa Mesa • Commission
Attn: Daniel
•
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 •• • state the occupancy •. • • footage usage at • 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 • •
INLOES, DANIEL
e_—
From: lvlevents@gmail.com on behalf of Lindsay Longacre <Iindsay@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
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.
i ill! INTERIM ill Pill i I i I ill
Lindsay Longacre
Owner & Principal Planner
LVL Weddings & Events
2915 Red Hill Avenue, Suite 0104
Costa Mesa, California 92626
instagregm ' facebook twitter pinterest 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
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
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 I
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 creativs
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/Bauet 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 positiv*,
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.
T1- 71 11 Me,
X
Steve Cowell
949-292-7247
www.stevecowellphoto.com
instagram: stevecowell ghoto
a-=
INLOES, DANIEL
0000ma
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 161S Q11Ms Wa . 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 f fabric • the
community. I was able to serve the community through • on the board with Costa Mesa ••i 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
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
My name is Mark Seltzer. I am the owner and operator of The Puppy Playhouse on the comer 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 business owner on the West Side, we are excited about new businesses that serve the type of clientele tha
we know this group is going to serve.
We are familiar with their quality, their reputation, and the professionalism of their organization and believe t
business will be a great addition to our neighborhood and our local business community.
Please join me in supporting this venture in the community. I
Sent via the Saruswis4 GaILL.-V S7, an AT&T 4(3 LTE si-riartphone
INLOES, DANIEL
From: erikbrown fordsautornotive.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)
so so, •• #060
Sincerely,
Erik Brown
Ford's Automotive Service
INLOES, DANIEL
ToWhom It May Concern,
Gerry Rubin <geny@sitelines.us>
Tuesday, October 3l,2OI7]:24PK4
lNLOES'DAMlEL
Steve Fortunato
16I8Ohms Way Letter of Support
project, and answering any questions I had.
Assomeone who has lived inCosta Mesa, and asalocal business owner, |amexcited about new businesses thatservethe
community, and foster a sense of arts & culture.
Yours sincerely,
Gerry Rubin
Principal
SbeHneProductions, Inc.
1609 Pomona Ave I Costa Mesa ! CA 92627
Tel 949172313130
[oU 714 1 41 1 2193
*wv/si�d|napruducbonscom
- so
Stelines Productions and its SU bsidiary companies accept no liabilit For
any viruses resulting from infected e-mail transmissions.
INLOES, DANIEL
From: Troy Wooton <twooton@broadstreetre.com>
Sent: Tuesday, October 31, 2017 2:19 PM
To: INLOES, DANIEL
Cc: CCI M Troy Wooton
Subject: The Harper and the "proposed banquet facility at 1618 Ohms Way
Attachments: 20171031141344900.pdf
mmmi.
As a Costa Mesa business owner, I am writing you this letter in support of the Hospitality Collaborative, the
owners and pperators jo ofne�ffqpoi% lhave.4-81trong-relatioligh �wth�ijwo ors of the Hospitality _ J
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 charrn
and custornization 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.
BroadStreet
REAL ESTATM '53ROUP
Arm"
3187 Airway Avenue, Unit A
Costa Mesa, CA 92626
P: (949)242-5210xl
F: (94 9) 242-5211
M: (9 49) 677-3850
E: tw6othnBRLggd8treetRE=
City of Costa Mesa
Daniel Inloes
77 Fair Drive
Costa Mesa, CA 92626
=- [ME=
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
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 unis!ue social 1-najolwp
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 •'. 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 whi
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 rn
full support.
P: 949.242.52T0 [ F: 949.242,S211 I BROADSTREETRE.COM 13187-A AIRWAY AVENUE, COSTA MESA. CA 92626
INLOES, DANIEL
From: Adrian Foley «Adhan.Fo|ey@brookfie|drp.com>
Sent: Tuesday, October 31,2Ol7I2:3IPK4
To: [NLOES,DANlEL
Cc: Steve Fortunato
Subject
Hospitality Collaborative -owners and operators ofThe Harper
Follow Up Flag:
Follow up
Flag Status:
Flagged
Asyou can see from our address below, weare alocal company doing business inthe City ofCosta Mesa. Proud to be
part ofthe City for over 2Oyears!
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. | 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 heioafantastic guy and that they are anincredible company. Steve iaanamazing person, who has worked
tirelessly togrow his company. They have catered intimate dinners for our company, to hosting amazing holiday parties
for over 20Oguests. They have a unique attention to detail, coupled with incredible food and wine, and a passion for an
amazing dining experience .... areally 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
onincredible addition tothe wonderful canvas that iaCosta Mesa. | can see them attracting businesses both local and far
afield. Please let meknow if|can beofany assistance inthis respect. | look forward hnparticipating inthe hearing un
Monday the 13m.
Many thanks
Adrian Foley
President. and ChiefOloenaUng Officer
Brookfield Residential
3200 Pa/h ConLarOhve. 10100. Cosla
Wama'C&�2G28
O: 714,2001509C:714.932.1401 F: 71 '1,200,1809
�6han,Fo>ay��bnookf:e|drp,com
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The Best Places
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