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File #: 22-846    Version: 1
Type: Report Status: Agenda Ready
File created: 8/23/2022 In control: PLANNING COMMISSION
On agenda: 9/12/2022 Final action:
Title: PLANNING APPLICATION 21-07 FOR A CONDITIONAL USE PERMIT TO ALLOW OFF-SITE VALET PARKING AND OUTDOOR SEATING FOR AN EXISTING RESTAURANT (TRENTA PIZZA & CUCINA) LOCATED AT 1661 SUPERIOR AVENUE, SUITE C & D AND ZONING APPLICATION 19-50 (ZA-17-16 A1) FOR A MINOR CONDITIONAL USE PERMIT TO MODIFY PREVIOUSLY APPROVED CONDITIONS OF APPROVAL FOR RESTAURANT OPERATIONS
Attachments: 1. Agenda Report, 2. 1. Draft Planning Commission Resolution, 3. 2. Applicant Letter, 4. 3. Vicinity Map, 5. 4. Zoning Map, 6. 5. Site Photos, 7. 6. Temporary Outdoor Use Permit (TUP) Approval Letter (11.30.20), 8. 7. Shared Parking Demand Table, 9. 8. Project Plans, 10. 9. Public Comment
Related files: 22-918
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TITLE:

title

PLANNING APPLICATION 21-07 FOR A CONDITIONAL USE PERMIT TO ALLOW OFF-SITE VALET PARKING AND OUTDOOR SEATING FOR AN EXISTING RESTAURANT (TRENTA PIZZA & CUCINA) LOCATED AT 1661 SUPERIOR AVENUE, SUITE C & D AND ZONING APPLICATION 19-50 (ZA-17-16 A1) FOR A MINOR CONDITIONAL USE PERMIT TO MODIFY PREVIOUSLY APPROVED CONDITIONS OF APPROVAL FOR RESTAURANT OPERATIONS

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DEPARTMENT: ECONOMIC AND DEVELOPMENT SERVICES DEPARTMENT / PLANNING DIVISION                     

PRESENTED BY:                      JUSTIN ARIOS, ASSOCIATE PLANNER                     

CONTACT INFORMATION:                     JUSTIN ARIOS, 714.754.5667; Justin.Arios@costamesaca.gov

RECOMMENDATION:

recommendation

Staff recommends that the Planning Commission adopt a Resolution to:

1.                     Find that the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) Section 15301 (Class 1), Existing Facilities; and

2.                     Approve Planning Application 21-07 and Zoning Application 19-50 (ZA 17-16 A1), subject to conditions of approval.

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APPLICANT OR AUTHORIZED AGENT:

The applicant is Marco Palazzo with Trenta Pizza & Cucina, for the property owner, 126 Properties LLC and 1645 Superior Ave LLC.

BACKGROUND:

Project Site / Environs

The subject property is located along Superior Avenue, between West 16th Street and West 17th Street. The property is zoned MG (General Industrial), and has a General Plan land use designation of Light Industrial; the subject property is also located within the 19 West Urban Plan. Physical on-site improvements include an 8,446-square-foot single-story, multi-tenant building, with a 25-space parking lot, and two points of ingress/egress located on Superior Avenue. The project site is surrounded by properties with the same zoning designation of MG (General Industrial); however, there are two residential live/work communities (zoned MG, General Industrial) located to the north and west of the project site, and developed pursuant to the 19 West Urban Plan: Superior Pointe (PA-13-22, 1667 and 1695 Superior Avenue) and Mesa West Bluffs Urban Plan: Westside Gateway (PA-14-29, 671 West 17th Street).

Prior Land Use Approvals

On June 22, 2017, the Zoning Administrator approved Minor Conditional Use Permit (MCUP) ZA-17-16, allowing a proposed restaurant (Superior Pie and Liquor) with more than 300 square feet of public seating area to deviate from shared parking requirements applied to the subject multi-tenant center. The deviation from shared parking requirements was approved based on offset hours of operation of the restaurant with the other businesses on-site. The MCUP also approved a small outdoor patio for the restaurant, in accordance with Costa Mesa Municipal Code (CMMC) Section 13-47 and 13-48. The applicant (Trenta Pizza & Cucina) has since taken over the previously approved restaurant space and its entitlements.

The previously approved hours of operation for the restaurant use are:

                     Monday through Friday, 8 AM to 12 PM and 4 PM to 11 PM (the business closed between 12 PM and 4 PM, Monday through Friday); and

                     Saturday and Sunday, 8 AM to 11 PM

A link to the staff report for the approval can be found in the links below:

<https://www.costamesaca.gov/home/showpublisheddocument/26538/636490563866670000>

Temporary Use Permit (TUP) for Outdoor Dining Approval

On June 2, 2020, in response to the COVID-19 pandemic and the associated State regulations limiting indoor activities for restaurants and other uses, the City Council approved Urgency Ordinance No. 2020-15, which temporarily suspended the permit requirements and development standards for outdoor activities and parking applicable to dining patios, places of religious assembly, and valet parking. The ordinance authorized the issuance of “Temporary Use Permits” to allow for such uses, subject to certain requirements. On November 2, 2021, the City Council extended the Urgency Ordinance for an additional year, to expire on December 31, 2022. Links to the agenda reports and attachments are provided in the below links:

                     June 2, 2020 Meeting <http://ftp.costamesaca.gov/costamesaca/council/agenda/2020/2020-06-02/NB-3.pdf>

                     November 2, 2021 Meeting <https://costamesa.legistar.com/LegislationDetail.aspx?ID=5199894&GUID=C2D70299-4982-49E0-BD1A-839F4234AC7E>

On November 30, 2020, a Temporary Use Permit (TUP) for outdoor dining was approved for the current restaurant, in accordance with Ordinance No. 2020-15. Similar to the currently proposed project, the TUP approval allowed for an additional 842 square feet of patio seating area. The TUP approval is provided as an attachment to this report.

DESCRIPTION:

The proposed project involves the following requests:

1.                     Planning Application PA-21-07 is a request for a Conditional Use Permit to allow off-site valet parking at 1645 Superior Avenue for the use of the property at 1661 Superior Avenue, and a request to permanently allow outdoor seating for the restaurant in the same size and configuration temporarily permitted pursuant to the previously approved TUP.

2.                     Zoning Application ZA-19-50 (ZA-17-16 A1) is a request to amend the restaurant’s previously approved Minor Conditional Use Permit to modify its conditions of approval.

ANALYSIS:

Existing / Proposed Restaurant Use and Outdoor Seating

As described in the applicant letter, the existing restaurant (Trenta Pizza & Cucina) has operated since 2019. As originally approved, the restaurant included 1,575 square feet of gross floor area and a 250-square-foot outdoor patio area. On November 30, 2020, the restaurant obtained approval of a Temporary Use Permit (TUP) to expand the outdoor patio. The TUP approved the use of four onsite parking spaces to accommodate an additional 842 square feet of outdoor patio seating area. The TUP approved seating area includes artificial turf beneath the seating, portable planters and empty wine barrels separating the seating area from the drive aisle, and portable propane heaters. The purpose of the TUP was to allow indoor restaurant operations to be conducted outdoors while indoor restaurant operations were limited by COVID-related regulations.

The applicant is now proposing to permanently allow the outdoor seating that was approved by the TUP. The restaurant is also proposing to modify their previously approved hours of operation (including use of the outdoor seating) to Sunday through Thursday, 5 PM to 9 PM, and Friday and Saturday, 5 PM to 10 PM, and proposes weekend lunchtime hours (11:30 AM to 2:30 PM). However, the restaurant would use only the 250-square-foot outdoor patio previously approved under ZA-17-16, and would not utilize the 842-square-foot patio seating area in the parking lot during the weekend lunchtime hours. The applicant proposes to remove the outdoor seating area when not in use by the restaurant, making three of the existing parking spaces available for use by the other tenants on-site during non-restaurant hours of operation.

Required Parking

The restaurant is located in a multi-tenant industrial center. The applicant provided the current tenant list with hours of operation for the uses that exist on-site, provided in the below, Table 1 (next page).