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Home My WebLink AboutPA2021-246_20211025_Zoning Compliance Letter COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 www.newportbeachca.gov ZONING COMPLIANCE LETTER October 25, 2021 Reference No. PA2021-246 Monique King 1300 S. Meridian Avenue, Suite 400 Oklahoma City, Oklahoma, 73108 monique.king@pzr.com RE: 2501, 2505, 2557 Eastbluff Drive, Newport Beach, CA 92660 440 291 10 Dear Ms. King: The subject addresses are located within and comprise the Eastbluff Village Shopping Center, which is a retail and medical office development located on the northwest corner of the intersection of Eastbluff Drive and Vista del Sol. The development has been divided into three parcels: Parcel 1 consists of the attached shopping center buildings and an office building; Parcel 2 consists of a detached bank building, parking lots, and landscaped areas on the site; and Parcel 3 consists of an office building (see enclosed aerial map). The property is located within the CN (Commercial Neighborhood Zoning District), which is intended to provide for areas appropriate for a limited range of retail and service uses developed in one or more distinct centers oriented to serve primarily the needs of and maintain compatibility with residential uses in the immediate area. The subject property is not located within an overlay district. The Land Use Element of the General Plan designates the site as CN (Neighborhood Commercial). The CN designation is intended to provide for a limited range of retail and service uses developed in one or more distinct centers oriented to primarily serve the needs of and maintain compatibility with residential uses in the immediate area. The property is subject to a General Plan development limit of 75,000 square feet (Anomaly #69, Table LU, Land Use Element, General Plan) and is currently built-out. (Properties adjacent to the north of the shopping center are: the Newport Tennis Club (zoned PC 49), an open space area (zoned OS), and single-family residences (zoned R-1). There is a school and a park to the west (across Vista del Oro), which are zoned PF Page 2 Zoning Compliance - «Project_File_No» Tmplt: 08-15-176 (Public Facility) and PR (Public Recreation), respectively. To the east (across Eastbluff Drive) are single-family residences (zoned R-1-6000). At the time the various building permits for the property were finaled, the buildings and parking requirements were in conformance with the development standards of the City of Newport Beach Municipal Code. If the subject property does not comply with current regulations, it is considered to be nonconforming and is subject to Chapter 20.38 (Nonconforming Uses and Structures) of the Newport Beach Municipal Code. Research of entitlement history of the property verifies that various discretionary approvals were acquired from the City of Newport Beach Planning Division for development of the property. With the exception of discretionary approvals for signs, a list of the discretionary approvals is attached. Please contact the Planning Division for copies of any discretionary application. The subject property does not have any active complaints on record. For information regarding code violations, please contact the Code Enforcement Division at (949) 644-3215 and the Building Division at (949) 644-3200. Please contact the Building Division to obtain copies of Certificates of Occupancy. For information regarding plat maps or public rights-of way, please contact the Public Works Department at (949) 644-3311. Should you have any further questions, please contact me at 949-644-3225, dlee@newportbeachca.gov. By: __________________________ David S. Lee, Associate Planner Enclosures: Aerial Map Discretionary Approvals Discretionary Approvals for Eastbluff Village Shopping Center Lot Line Adjustments and Parcel Maps (beginning with most recent approval) • Lot Line Adjustment - LLA 98-14 (SAV-ON Drug Store, 2521 Eastbluff Drive) – approved February 9, 1999: to permit the adjustment of a property line between two properties, in conjunction with the expansion of an existing retail store. • Lot Line Adjustment - LLA 94-6 (Hughes Family Markets, 2555 Eastbluff Drive) – approved May 31, 1994: to permit the adjustment of lot lines between two lots located in the RSC-H district in conjunction with the proposed expansion of Hughes Market. • Lot Line Adjustment – LLA NO. 93-2 (Carlson Company, 2531 Eastbluff Drive) – approved May 11, 1993: to permit the creation of two parcels of land for commercial development where three parcels now exist in the RSC-H District. • Lot Line Adjustment - NBLLA NO. 88-1 (THE IRVINE COMPANY, 2423-2549 Eastbluff Drive) – approved March 1, 1988: to permit the adjustment of a lot line between contiguous parcels utilized for commercial purposes. • Lot Line Adjustment – LLA NO. 87-5 (THE IRVINE COMPANY, 2523-2549, Eastbluff Drive) – approved September 1, 1987: to permit the adjustment of a lot line between two contiguous parcels used for commercial purposes. • Parcel Map #339 (THE IRVINE COMPANY – NW corner of Eastbluff Drive and Vista del Sol, Portion of Lots 2,3,and 4 of Re-subdivision No. 241) ) – approved May 4, 1972: a parcel map for - 1.) the purpose of resub as shown on the map 2.) that individual water and sewer services to each parcel be provided to the satisfaction of the Public Works Department. Use Permits (beginning with most recent approval) • Use Permit – UP2017-035 and TP2017-002 (2545 East Bluff Drive) – Approved September 13, 2018: A new wireless telecommunications facility at the rear of the Eastbluff Village center. • Use Permit – UP2014-045 (2549 Eastbluff Drive) – approved February 12, 2015: A minor use permit for a pizza restaurant. • Use Permit – UP2009-036 (2545 Eastbluff Drive) – approved December 17, 2009: a use permit for a full service, small-scale eating and drinking establishment which offers self-serve frozen yogurt. • Use Permit – UP2009-076 (2529 Eastbluff Drive) – approved June 25, 2009: a use permit to allow the establishment of a 1,440 square foot personal improvement service specializing in martial arts with a maximum class size of ten persons. • Use Permit – UP2004-034 (2545 Eastbluff Drive) – approved September 24, 2004: a request to permit an art studio for children ages 3 to 11. • Use Permit – UP2002-047 (2549 Eastbluff Drive) – approved December 6, 2002: a request for tenant improvements for a juice bar. • Use Permit – UP3651 (Caffe Milano, Inc., 2523 Eastbluff Drive) – approved April 8, 1999: to convert an existing specialty food service establishment (Specialty Food Service Permit No. 2) to a full-service, small-scale eating and drinking establishment with alcoholic beverage service. The application also includes a request to establish a new, on-sale alcoholic beverage service outlet. • Outdoor Dining Permit - OD NO. 56 (Caffe Milano, Inc., 2523 Eastbluff Drive) – approved March 24, 1999: to allow accessory outdoor dining to an existing specialty food service establishment. No increase in the interior dining area (authorized 20 seats) is included in the approval. • Use Permit - UP3646 (SAV-On Drug Store, 2521 Eastbluff Drive) – approved January 21, 1999: to permit off-sale alcoholic beverage outlet in conjunction with a retail store and pharmacy. Also included was a request to modify off-street parking requirements. • Outdoor Dining Permit - OD NO. 48 (Sage Restaurant, 2531 Eastbluff Drive) – approved April 4, 1998: to expand an existing accessory outdoor dining use in conjunction with an existing full-service restaurant. • Specialty Food Service Use – SF2 (Caffee Milano, Inc. 2523 Eastbluff Drive) – approved May 18, 1994: to permit the establishment of a specialty food service use on property located in the RSC-H District. • Use Permit – UP1640 A II (Amendment II) (Puccini Ristorante, 2531 Eastbluff Drive) – approved November 4, 1993: to amend a previously approved use permit that permitted the establishment of a restaurant with outdoor dining, the service of alcoholic beverages, and live entertainment inside the facility, on property located in the RSC-H District. The proposed amendment includes a request to relocate the previously approved outdoor dining area to the northerly side of the restaurant, adjacent to the rear of the parking area of the Eastbluff Shopping Center. • Use Permit – UP1640 A (Amendment) (Puccini Ristorante, 2531 Eastbluff Drive) – approved March 26, 1993: to amend a previously approved use permit that permitted the establishment of a restaurant with outdoor dining, the service of alcoholic beverages, and live entertainment inside the facility, on property located in the RSC-H District. The proposed amendment includes a request to expand the “net public area” of the restaurant by adding to the existing building the installation of a new outdoor patio dining area, and the addition of live entertainment consisting of musicians and singers inside the facility. • Use Permit – UP1640A (Showley-Wrightson, 2531 Eastbluff Drive) – approved April 13, 1989: to permit an as-built patio dining area in conjunction with the existing restaurant. • Use Permit – UP3295 (2549 Eastbluff Drive) – approved October 8, 1987: to permit development of a take-out restaurant which includes incidental seating and general use seating outside which will be available to the general public and to waive a portion of the required off-street parking spaces. • Use Permit - UP1640, (Flying Butler, Inc. – NW corner of Eastbluff Drive and Vista del Sol) – approved 11/26/1972: to permit a restaurant with on-sale beer and wine within two hundred feet of a residential district. Miscellaneous • Sign Program Amendment – CS2013-011 (2501 and 2555 Eastbluff Drive) – approved October 3, 2013: an amendment to the Eastbluff Comprehensive Sign Program. • Staff Approval – SA2013-004 (2531 Eastbluff Drive) – approved May 22, 2013: a staff approval for substantial conformance with existing use permit for restaurant. • Staff Approval – SA2007-016 (2501, 2505, 2521 Eastbluff Drive) – approved November 27, 2007: a request to modify square footage limitations of wall signs of a tenant previously authorized by CS2007-001. • Comprehensive Sign Program – CS2007-001 and MD2007-033 (2501, 2505, 2521 Eastbluff Drive) – approved May 7, 2007: a request to allow the installation of two additional freestanding monument signs.