HomeMy WebLinkAbout20190516_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 16, 2019
Agenda Item No. 4
SUBJECT: Tida Thai Day Spa (PA2019-030)
Minor Use Permit No. UP2019-013
SITE LOCATION: 3848 Campus Drive, Unit 105
APPLICANT: Wallada Corp
OWNER: 3848 Campus L.P.
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, lwestmoreland@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
General Plan: Airport Office and Supporting Uses (AO)
Zoning District: Office Airport (OA)
PROJECT SUMMARY
A minor use permit to allow the operation of a massage establishment within an existing
tenant suite. No construction is proposed. The establishment will provide six (6) massage
rooms, a customer waiting area, and an employee break room. A maximum of three (3)
massage technicians will provide massage service at any given time. The proposed hours
of operation are 9:00 a.m. to 8:30 p.m., daily. Included is a request to waive location
restrictions associated with massage establishments.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2019-013 (Attachment No. ZA 1).
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Tida Thai Day Spa (PA2019-030)
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DISCUSSION
The property is designated Airport Office and Supporting Uses (AO) in the Land
Use Element of the General Plan and located in the Office Airport (OA) Zoning
District. This land use designation and zoning district are intended to provide for
the development of properties adjoining John Wayne Airport for uses that support
or benefit from airport operations. These may include professional offices, aviation
retail, automobile rental, sales, and service, hotels, and ancillary retail, restaurant,
and service uses.
The proposed massage use is consistent with the AO General Plan designation as
it will provide services that support the surrounding commercial uses and the
region at large. Pursuant to Table 2-4 of Newport Beach Municipal Code Section
20.22.020 (Commercial Zoning Districts Land Uses and Permit Requirements), a
massage use is a personal services use that may be permitted in the AO Zoning
District subject to the approval of a minor use permit.
The subject property is not located in the coastal zone.
The establishment will provide six (6) massage rooms, a customer waiting area,
and an employee break room, all of which will be within the existing commercial
tenant space. As conditioned, a maximum of three (3) massage technicians will
provide massage services at any given time.
The proposed hours of operation for the business are between 9:00 a.m. to 8:30
p.m., seven (7) days a week. The neighboring uses are offices, wholesale, storage,
vehicle service, personal services, and fitness. The project’s proposed hours of
operation are compatible with the allowed uses in the vicinity, as there will not be
any late hours that would contribute to noise or other disruptions in the area.
Pursuant to Table 3-10 of Newport Beach Municipal Code Section 20.40.040 (Off -
Street Parking Spaces Required), the City may establish the parking requirement
for a massage establishment through the use permit process. Although six (6)
massage rooms are provided, the project has been conditioned to limit a maximum
of three (3) massage technicians providing massage services at any given time. In
addition, the couple’s massage room, often servicing customers who utilize a
single vehicle, is predicted to lighten parking demand. Lastly, surveys of the
parking lot revealed that on average 32 percent of the spaces in the 76-space
parking lot were vacant during weekday peak hours ensuring that adequate
parking is available throughout the day (see Attachment No. ZA 3). Based on the
proposed operation as conditioned and the availability of parking, a rate of one
parking space for every 250 square feet is appropriate in this case. Th e
recommended parking requirement is the same standard required of the previous
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office use; therefore, the proposed change does not result in an intensification of
use and no additional parking is required.
The proposed establishment is not located within 500 feet of a public or private
school, park or playground, civic center, cultural site or religious institution. Forever
Young Massage currently operates within 500 feet of the proposed establishment
(3900 Birch Street, Suite 101). Therefore, the applicant requests to waive location
restrictions contained in Section 20.48.120 (Massage Establishments and
Services) of the Newport Beach Municipal Code. The proposed establishment is
located in a separate development and is sufficiently separated from the other
massage services, which is located on a different street. The proposed
establishment would operate during typical daytime hours and is not anticipated to
encourage the development of an urban blight area.
The Police Department has reviewed the request for a waiver of location
restrictions and has no concerns regarding the proposed massage operation.
A condition of approval is included to ensure the applicant will obtain an Operator’s
Permit from the Newport Beach Police Department in compliance with Chapter
5.50 (Massage Establishments) of the Newport Beach Municipal Code prior to
operation of the business.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
The Class 1 exemption authorizes minor alterations to existing structures involving
negligible or no expansion of use. The proposed project involves the allowance of
massage services and does not result in an intensifi cation of use or expansion in floor
area.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights -of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
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APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
By:
Liz Westmoreland, Assistant Planner
JM/law
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Description
ZA 4 Parking Data
ZA 5 Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2019-013 FOR A MASSAGE USE LOCATED AT 3848
CAMPUS DRIVE, UNIT 105 (PA2019-030)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Wallada Corp, with respect to property located at 3848 Campus
Drive, Unit 105 and legally described as Lot 10 of Tract 3201, requesting approval of a
minor use permit.
2. The applicant proposes a minor use permit to allow the operation of a massage
establishment within an existing tenant suite. No construction is proposed. The
establishment will provide six (6) massage rooms, a customer waiting area, and an
employee break room. A maximum of three (3) massage technicians will provide the
massage service at any given time. The proposed hours of operation are 9:00 a.m. to 8:30
p.m., daily. Included is a request to waive location restrictions associated with massage
establishments.
3. The subject property is designated Airport Office and Supporting Uses (AO) by the General
Plan Land Use Element and is located within the Office Airport (OA) Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on May 16, 2019 in the Corona del Mar Conference Room (Bay
E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities) of the Guidelines for CEQA.
2. The Class 1 exemption authorizes minor alterations to existing structures involving
negligible or no expansion of use. The proposed project involves the allowance of massage
services in an existing tenant space and does not result in an intensification of use, parking,
or expansion in floor area.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020.F (Conditional Use Permits and Minor Use Permits) of
the Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The property is designated Airport Office and Supporting Uses (AO) in the Land Use
Element of the General Plan. This designation is intended to provide for the
development of properties adjoining the John Wayne Airport for use s that support or
benefit from airport operations. These may include professional offices, aviation
uses, and ancillary retail, restaurant, and service uses.
2. The proposed massage use is consistent with the AO designation as it will provide
services that support the surrounding commercial uses and the region at large.
3. The subject property is not part of a specific plan area.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of the Zoning Code and Municipal Code.
Facts in Support of Finding:
1. The subject property is located in the Office Airport Zoning District, which is intended
to provide for uses that support or benefit from airport operations. These may include
corporate and professional offices, accessory retail, restaurant, service uses, etc.
2. Pursuant to Table 2-4 of Newport Beach Municipal Code Section 20.22.020
(Commercial Zoning Districts Land Uses and Permit Requirements), a massage use
is a personal services use that may be permitted in the OA Zoning District subject to
the approval of a minor use permit.
3. Pursuant to Table 3-10 of Newport Beach Municipal Code Section 20.40.040 (Off -
Street Parking Spaces Required), the City may establish the parking requirement for
a massage establishment through the use permit process. Although six (6) massage
rooms are provided, the project has been conditioned to limit a maximum of three (3)
massage technicians providing massage services at any given time. In addition, the
couple’s massage room, often servicing customers who utilize a single vehicle, is
predicted to lighten parking demand. Lastly surveys of the parking lot revealed that
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on average, 32 percent of the spaces in the 76-space parking lot were vacant during
weekday peak hours ensuring that adequate parking is available throughout the day.
Based on the proposed operation as conditioned and the availability of parking, a
rate of one (1) parking space for every 250 square feet is appropriate in this case.
The recommended parking requirement is the same standard required of the
previous office use; therefore, the proposed change does not result in an
intensification of use and no additional parking is required.
4. Considering these conditions, along with the other low-impact operational
characteristics of the use, evidence exists to support that the proposed use will
ultimately result in a similar parking demand to the prior professional office use. A
condition of approval is included to ensure that the project continues to provide one
(1) parking space per 250 square feet of floor area.
5. The proposed massage establishment is consistent with the legislative intent of
Section 20.48.120 (Massage Establishments and Services) and Chapter 5.50
(Massage Establishments) of the Newport Beach Municipal Code. These sections
provide standards for the establishment, location, and operation of massage
establishments operated as an independent use. The intent is to promote the
operation of legitimate massage services and to prevent proble ms of blight and
deterioration that may accompany and result from large numbers of massage
establishments.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity.
Facts in Support of Finding:
1. The proposed massage operation will occupy a 1,711-square-foot tenant space in
an existing two (2)-story commercial building. The operation will consist of six (6)
potential massage rooms, a customer waiting area, and an employee breakroom; all
of which are included in the existing commercial space.
2. The proposed hours of operation for the business are between 9:00 a.m. and 8:30
p.m., seven (7) days a week. The neighboring uses consist of offices, storage,
vehicle service, a sandwich shop, various personal services, and fitness facilities.
The project’s proposed hours of operation are compatible with the allowed uses in
the vicinity, as there will not be any late hours which would contribute to noise in the
area.
3. The project site and surrounding area consist of a mixture of professional offices, as
well as retail and service uses that serve residents and visitors in the surrounding
area. The proposed massage use will provide a service that supports residents and
visitors, consistent with the existing uses in the area.
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Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding:
1. The subject property is located on Campus Drive in the Airport Area, near
commercial uses and next to the southern boundary of John Wayne Airport. The
property contains one (1) two (2)-story building with multi-tenant spaces. The site is
accessible via the driveways on Campus Drive and Quail Street. The parking lot that
encompasses the tenant building provides adequate parking and is conveniently
located for patrons and employees.
2. A parking survey illustrates that the 76 spaces are adequate to accommodate
parking demand for patrons and employees of the multi-tenant building. The
proposed massage establishment will not result in an intensification of use and will
not require the provision of additional parking.
3. Adequate public and emergency vehicle access, public services, and utilit ies are
provided on the property and the proposed massage establishment will not change
this.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The use has been conditioned with typical daytime hours of operation that will
minimize any potential detriment to the area.
2. The proposed massage use would provide additional services to the residents and
visitors in the surrounding area.
3. The proposal has been reviewed by the Building and Code Enforcemen t Divisions,
Public Works, Fire, and Police Departments, and recommended conditions of
approval have been included to limit any effects to the City or persons visiting or
working in the surrounding neighborhood.
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In accordance with Section 20.48.120.B (Massage Establishments and Services – Waiver of
Location Restrictions) of the Newport Beach Municipal Code, the following findings and facts
in support of such findings are set forth:
Finding:
F. The proposed use will not be contrary to the public interest or injurious to nearby properties,
and that the spirit and intent of this section will be observed.
Facts in Support of Finding:
1. The intent of the section is to promote the operation of legitimate massage services
and to prevent problems of blight and deterioration, which accompany and are
brought about by large numbers of massage establishments that may act as fronts
for prostitution and other illegal activity.
2. Although the proposed massage use is located within 500 feet of another
establishment offering massage services, it is located in a separate development
and is sufficiently separated from other massage services, the closest of which is
located approximately 470 feet away at 3900 Birch Street, Suite 101 .
3. There will be no late hours of operation, as the proposed hours are 9:00 a.m. to 8:30
p.m., seven (7) days a week.
4. A condition of approval is included to ensure the applicant will obtain an Operator’s
Permit from the Newport Beach Police Department in compliance with Chapter 5.50
(Massage Establishments) of the Newport Beach Municipal Code prior to operation
of the business.
Finding:
G. The proposed use will not enlarge or encourage the development of an urban blight area.
Fact in Support of Finding:
1. The proposed use is located in a single tenant space within a managed, multi-tenant
commercial building, which will prevent problems and discourage the development
of blight. The subject property is not located within a blighted area, is well maintained,
and is intended to provide a service that supports the surrounding residents and
visitors to Newport Beach. Additionally, there are no residential uses within the
surrounding area.
Finding:
H. The proposed use will not adversely affect a religious institution, school, park, or
playground.
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Facts in Support of Finding:
1. The proposed use is located adjacent to John Wayne Airport and commercial uses.
There are no public or private schools, playgrounds, or religious institutions within
500 feet of the subject property.
2. The subject property has adequate lighting and is visible from Campus Drive and
Quail Street.
3. The Police Department has reviewed the request for a waiver of location restrictions
and has no concerns regarding the proposed massage operation.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2019-013 subject to the conditions set forth in Exhibit “A,” which is attached hereto
and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF MAY, 2019.
__________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval, except as
modified by applicable conditions of approval.
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. This approval does not authorize any unpermitted improvements. Any unpermitted
improvements shall be removed or a building permit shall be obtained for the work.
4. This approval does not authorize a “personal services, restricted” land use such as a
day spa (as defined by the City of Newport Beach Zoning Code Section 20.70.020
Definitions).
5. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Minor
Use Permit.
6. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
7. All signs shall conform to the provisions of Chapter 20.42 of the Municipal Code.
8. Minor Use Permit No. UP2019-013 shall expire unless exercised within 24 months from
the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal
Code, unless an extension is otherwise granted.
9. Any change in operational characteristics, expansion in area, or other mod ification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new Minor Use Permit.
10. The facility shall be maintained in a safe and sanitary condition.
11. No alcohol shall be served or offered on-site.
12. Violations of the Penal Code may invoke revocation of this permit.
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13. The hours of operation shall be limited to between 9:00 a.m. to 8:30 p.m., daily
(maximum).
14. A maximum of three (3) massage technicians shall perform massage services at any
given time.
15. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
16. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Tida Thai Day Spa including, but not limited to, Minor Use Permit No. UP2019-
013 (PA2019-030). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred
in connection with such claim, action, causes of action, suit or proceeding whether incurred
by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant
shall indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The applicant
shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
POLICE DEPARTMENT
18. Strict adherence to Newport Beach Municipal Code Chapter 5.50 (Massage
Establishments) must be upheld.
19. The applicant business must apply for and obtain an Operator’s Permit from the Chief
of Police, and keep said permit in good standing.
20. All employees of the applicant business who conduct massage services on the premises
must be certified by the California Massage Therapy Council (CAMTC) (physicians,
physical therapists, and chiropractors exempt).
21. As outlined in Newport Beach Municipal Code Section 5.50.030, the business must
maintain requirements of operation, and submit to inspections by officers of the Police
Department.
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CODE ENFORCEMENT
22. All windows (except treatment room windows) shall remain visible and transparent in
nature. Window signage shall comply with the City of Newport Beach Municipal Code.
23. The names of employees shall be posted upon entry and contact information and list of
state certifications shall be provided upon request. A current list of employees shall be
kept on-site and maintained at all times.
24. The owner, operator, or responsible manager’s contact information for the massage
establishment shall be provided to the City of Newport Beach Code Enforcement
Division.
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Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Minor Use Permit No. UP2019-013
PA2019-030
3848 Campus Drive, Unit 105
Subject Property
Nearest
Massage Use
16
Attachment No. ZA 3
Applicant’s Description
17
February
7,2019
Project Description and Justification
Tida Thai Day Spa
3848 Campus Drive Suite 105 Newport Beach, Ca
Tida Thai D ay Spa w ill be a professional traditional Thai Massage Therapy Spa, featuring
therapies that including stretching, muscle massage, deep tissue and trigger point therapies. This
Spa will provide Thai Massage therapy services d esigned to provide relaxation and tension
r eduction . These traditional Thai massage techniques increase blood circulation to overworked
muscles through a variety of massage and stretc hes designed to accommodate the needs of a
diverse Clientele. Tida Thai Day Spa v.rill employ professional and licensed CMTC certifi ed staff
members who are experi enced, well tra ined and mature, all dedicated to professional exceptional
customer servjce.
Per section 20.52.020 Tida Thai Day Spa
1. This Day Spa is consistent w ith General Plan.
2. This use is allowed per the zoning district and the municipal code.
3. The design the location the size and the operating parts of this business are like all the
other businesses in this area.
4. The site will not physically change from the current confi guration , no changes to the
historic and the current parking, access, public services, utilities etc, ..... all remain as is.
5. The use will be comparable and will fit harmonious ly at this location, and will definitely
promote H ealth and General Welfare for all. It will be a harmonious addition to thi s
business neighborhood.
Gross Floor Area squ are footage is 1,710 square feet
There are in excess of 73 parking spaces
Number of Employees i s 3
N umber of massage tables 8
Hours of operation will be 10 am to 8:30 pm
Use is traditional Thai massage
Respectfully S ubmitted,
Panutai Phongtheingtham
PA2019-030
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Attachment No. ZA 4
Parking Data
19
Parking Data
Parking Demand
Pursuant to Table 3-10 of Newport Beach Municipal Code Section 20.40.040 (Off -Street
Parking Spaces Required), the City may establish the parking requirement for a massage
establishment through the use permit process.
Although six (6) massage rooms are provided, the project has been conditioned to limit a
maximum of three (3) massage technicians providing massage services at any given
time. In addition, the couple’s massage room, often servicing customers who utilize a
single vehicle, is also predicted to lighten parking demand.
Based on the proposed operation as conditioned and the availability of pa rking, a rate of
one parking space for every 250 square feet is appropriate in this case. The
recommended parking requirement is the same standard required of the previous office
use; therefore, the proposed change does not result in an intensification of use and no
additional parking is required.
Parking Surveys
The applicant performed a parking survey over the course of one week to determine if
any surplus parking exists on site to accommodate the proposed use. The applicant
observed from 24 to 29 vacant parking spaces for each weekday survey read, with
readings between 10:30 a.m. to 2 p.m. Additionally, on Saturday, April 20, 2019, almost
all of the parking spaces were vacant with the exception of 5 spaces.
The applicant conducted a full day parking survey on Monday April 29th, with parking
counts every hour between 9:00 am and 5:00 pm (typical office hours of the adjacent
businesses). There were 18 to 27 excess spaces during each reading.
To verify the applicant’s readings, staff conducted two site visits to evaluate parking
conditions. The first staff visit on Thursday, April 24, 2019 at 4:30 p.m. (evening),
recorded 17 spaces vacant. The second staff visit on April 25, 2019 at 9:30 a.m.
(morning) recorded 48 spaces vacant.
In summary, the parking surveys revealed that on average 32 percent of the spaces in
the 76-space parking lot were vacant during weekday peak hours. Thus, the parking
survey readings suggest an excess of parking exists on -site to accommodate the
proposed massage use should the use generate more parking than anticipated. The
surplus parking would also be adequate to support the existing vacant office suites in
the future, as they would only require five parking spaces in aggregate.
20
3848 CAMPUS DRIVE OCCUPANT LISTING
PARKING REQUIRED
SUITE OCCUPANT U.S.F.USE RATIO SPACES
101 MORTERA M. NASSERARA 760.11 General Office 4/1000 2.66
102 MOHAMID MOTTAHEDAN 1001.34 General Office 4/1000 3.50
103 LIBERTY & JUSTICE INC.338.46 General Office 4/1000 1.18
105 **Subject Suite**1710.2 Thai Massage 4/1000 5.99
106 TRISHA SULLIVAN 751.55 General Office 4/1000 2.63
107 SANDRA RICHARDSON & ADRIANA BECKER418.94 General Office 4/1000 1.47
108 TIEN NGUYEN 377.29 General Office 4/1000 1.32
109 SOFY SOM 589.45 Take Out 5/1000 3.00
110 PLATINUM FINANCIAL 242.64 General Office 4/1000 0.85
111 AIR SANTA BARBARA INC.659.81 General Office 4/1000 2.31
112 CLASS A MANAGEMENT 587.55 General Office 4/1000 2.06
113 RAY MIRHOSSEINI 407.76 General Office 4/1000 1.43
114 TRUE FLOW YOGA 587.55 General Office 4/1000 2.06
115 MORTERA M. NASSERARA 1169.95 General Office 4/1000 4.09
117 A & D MEDICAL SUPPLY 502.06 General Office 4/1000 1.76
118 VACANT 669.35 Vacant 4/1000 2.34
119 ZHONGYU ZAN 587.55 General Office 4/1000 2.06
120 ARTISTIC IMAGE 1077.04 Medical 5/1000 5.39
201 ZIAD GHAZZAWI 516.33 General Office 4/1000 1.81
203 TERESA LEWIS 581.98 General Office 4/1000 2.04
204 ALMENDAREZ & MOLINA 686.72 General Office 4/1000 2.40
205 VACANT 758.74 Vacant 4/1000 2.66
206 JULIAN TOOMA 412.92 General Office 4/1000 1.45
207 AHMADI KASHANI 580.42 General Office 4/1000 2.03
208 JAMES WILLARD 582.17 General Office 4/1000 2.04
212 RESULTS NATIONAL LLC 1214.53 General Office 4/1000 4.25
214 MCKEY LLC 285.65 General Office 4/1000 1.00
215 SLOANE CONSTRUCTION 584.85 General Office 4/1000 2.05
216 RONNE JOHNSEN 570.9 General Office 4/1000 2.00
216B KARINA ONOFRE 290.76 General Office 4/1000 1.02
217 JAMES DUNN 578.6 General Office 4/1000 2.03
218 BEACH PAVING INC 588.41 General Office 4/1000 2.06
219 VIVIANNE YUKI FUKUYAMA 581.53 General Office 4/1000 2.04
220 ROWLAND HEIGHTS MOBILE ESTATES580.6 General Office 4/1000 2.03
221 SUNWOO KIM 558.01 General Office 4/1000 1.95
222 31 MARBLES LLC 592.71 General Office 4/1000 2.07
22984.4 83.00
21
March 29 . 2019
From : Panutai Phongtheingtham
Re : Tida Thai Day Spa 3848 Campus Drive Suite 106 Newport Beach, Ca .
To : Liz Westmoreland
City Of Newport Beach
Community Development
Hi Liz,
As per my March 18th email to you, the total anticipated amount of employees will be 3 or less per day.
The employees will have no more than one car, most do not own cars yet, they will be getting rides in
and from work. With only 3 employees, that means only 1 client per employee at any one time. So
parking is only needed for those 3 clients, who leave after 1 hour. The parking spaces needed at any one
time .... if we get busy .... should only be 3 or 4 ..... no more.
Thank You,
~I}~ i0; ~f
Panuta i Phongtheingtharn
Pres ident, Wallada Corporation
22
From:Panutai Phong
To:Westmoreland, Liz; Achis, Patrick; Perez, Joselyn
Subject:3848 Campus parking survey
Date:Monday, April 22, 2019 11:22:04 AM
April 20 2019
To Liz Westmoreland
City of Newport Beach
Community Development
Re: Parking study availability at 3848 Campus Drive Newport
Beach
On Monday April 15th at 12 pm there were 29 spaces available.
On Thursday April 18th at 2 pm there were 24 spaces available
On Saturday April 20th a 1 pm the entire parking lot was empty
except for 5 cars parked
On Monday April 22nd at 10:30 am there were 26 spaces
available.
Also want to mention that many customers will be arriving by
Uber or Lyft.
Thank You
Panutai Phongtheingtham
PS: I have pictures of the available spaces on each of the above
mentioned days on my I Phone.
Sent from my iPad
23
From: Panutai Phong <panutai26@hotmail.com>
Sent: Monday, April 29, 2019 11:36 PM
To: Westmoreland, Liz
Subject: Parking Space 3848 Campus Dr 2019
Follow Up Flag: Follow up
Flag Status: Flagged
Parking 2019
To Liz Westmoreland
City of Newport Beach
Community Development
Re: Parking study availability at 3848 Campus Drive Newport Beach
On Monday April 29th
At 9 Am. there were 27 spaces available.
At 10 Am . there were 25 spaces available.
At 11 Am. there were 21 spaces available.
At 12 Pm. there were 18 spaces available.
At 1. Pm. there were 21 spaces available.
At 2 Pm . there were 20 spaces available.
At 3 Pm. there were 19 spaces available.
At 4 Pm. there were 22 spaces available.
At 5 Pm. there were 24 spaces available.
Thank You
Panutai Phongtheingtham
PS: I have pictures of the available spaces on each of the above mentioned days on my I Phone.
24
Day 1:
Parking counts by Patrick Achis, Planning Technician - 4/25
17 parking spaces available at 4:40 p.m.
The spaces along Campus Drive and Jerry’s Sandwiches were almost entirely full, while more frequent
parking availability was observed along the interior side and rear.
Day 2:
Parking counts by Liz Westmoreland, Assistant Planner - 4/26
48 parking spaces available at 9:30 am
The spaces by Jerry’s sandwich and along campus were mostly full. Lots of availability along the interior
side and rear.
25
Attachment No. ZA 5
Plans
26
PA2019-030
3848 CAMPUS DRIVE
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28