The URL can be used to link to this page

Home My WebLink AboutPA2022-015_20220201_PRR_BuildingTmplt: 06/07/19 P ROJECT R EVIEW R EQUES T C O M M U N I T Y D E V E L O P M E N T D E P AR T M E N T Planning Division Please Distribute to: Building/Tonee Thai Fire/Kevin Bass Public Works /David Keely EMP/Oliver Daluz Date: February 1, 2022 Please return PRR and Plans to Staff Planner Caitlyn Curley, Planning Technician 949-644-3235 or ccurley@newportbeachca.gov Applicant: Salt & Straw, LLC c/o RSI Group, Inc. Contact: Nina Raey or Moni Dosanjh 714-227-5223 Project Name Salt & Straw MUP Address: 2001 Westcliff Drive, Suite 102 (PA2022-015) UP2022-002 A minor use permit to allow a gourmet ice cream parlor under the “take-out service, limited” land use. The space is within The Walk Shopping Center. No on-site seating, late hours or alcohol service is proposed. Parking is provided by the on-site shared parking for the shopping center. REPORT REQUESTED BY: February 9, 2022 ZONING ADMINISTRATOR HEARING DATE: SELECT DATE Check all that apply: ❑ No comments on the project as presented. Notes: Signature Ext. Date ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) 1. For a space with standing room only, the occupant load will need to be calculated using an occupant load factor of 5 (5sf per occupant). Occupancy defined by small assembly spaces in occupancy. 2. If occupant load is 50 or greater, occupancy will be Class A-2 and TI space will need to applicable requirements for assembly areas in CBC Chapter 1029. comply with exiting requirements in CBC Chapter 10, including Table 1006.2.1 and with the 3. Compliance with disabled access requirements in CBC Chapter 11B-202.3 will be required. CBC 303.1.2.2 will not apply because the 390sf assembly area is not accessory to another 4. Fire department plan review will be required if TI is classified as Occupancy A-2. Eric Skarin 3270 02/09/2022 Project Description and Justification for Minor Use Permit Salt & Straw 2001Westcliff Dr #102, Newport Beach, CA 92660 Project Description: The subject site is an inline space located within The Walk Shopping Center. The space was previously approved as a retail or bank space. Per email discussions with Liz Westmoreland, City of Newport Beach Planning Department, the characteristics of the proposed use (food service, no late hours, no alcohol, 6 seats or fewer) we would consider the business to be a “take out service limited” use which has the same parking requirements as retail. However, because the site is within 500’ property line to property line of residential (i.e. 880 Apartments) the project would need to obtain a minor use permit to operate. The proposed use is Salt & Straw which is a gourmet Ice Cream Parlor. The space is approx. 1,116 sq. ft. of new usable area with 832 sq. ft. dedicated to front of house area, 187 sq. ft. dedicated to back of house area and 97 sq. ft. dedicated to freezer space. Of the 832 sq. ft. of front of house area, only 390 sq. ft. is dedicated for guest area (ordering / que area). The space will not have any on-site seating. The proposed hours of operation are 11am to 11pm. Refer to the below link for additional information: https://saltandstraw.com/pages/about Justification & Findings: 1. The use is consistent with the General Plan and any applicable specific plan; Applicant Response: The General Plan allows commercial uses such as the proposed Ice Cream Parlor. The proposed project is consistent with the intent of the general plan. 2.The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Applicant Response: The proposed us is allowed in the zoning district subject to approval of a minor use permit due to the proximity of the site to residential properties. The proposed project does not include any late hours or alcohol related operational characteristics, therefore; would not create any detrimental impact to the site or surrounding uses. 3.The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; Applicant Response: The site will be located in an existing mixed commercial use shopping center. The center was approved to support commercial use such as the proposed. The project will not create any new square footage or have any exterior modifications that would change the intent of the approval of the overall Center. PA2022-015 4.The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and vehicle (e.g., fire and medical) access and public services and utilities; and Applicant Response: The site will be located in an existing mixed commercial use shopping center. The center was approved to support commercial use such as the proposed. The project will not create any new square footage or have any exterior modifications that would change the intent of the approval of the overall Center. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or 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. Applicant Response: The site will be located in an existing mixed commercial use shopping center. The center was approved to support commercial use such as the proposed. The project will not create any new square footage or have any exterior modifications that would change the intent of the approval of the overall Center. PA2022-015 GH A Architecture/Development DO NOT SCALE DRAWINGS CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS-NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO BEGINNING CONSTRUCTION PROJECT NUMBER SHEET NUMBER DATE OF THIS PRINTING - 14901 Quorum Drive Suite 300 Dallas, Texas 75254 Ph: (972) 239-8884 Fax: (972) 239-5054 ISSUE 1/11/2022 4:51:49 PM2001 Westcliff Drive, Suite 101NEWPORT BEACH, CA 92660CS001 210234NEWPORTBEACH01/11/22 COVER SHEETNO REVISION Revision Date NUMBER SHEET NAME REVISION DATE REVISION # GENERAL CS001 COVER SHEET ARCHITECTURE A1.01 EXISTING SITE PLAN - FOR REFERENCE ONLY A100 EXISTING SITE PLAN A401 EXTERIOR ELEVATIONS 2001 WESTCLIFF DRIVE, SUITE 101 NEWPORT BEACH, CA 92660 SHEET INDEX PA2022-015 PA2022-015 PROJECT LOCATION: SALT & STRAW UNIT #101, BLDG 4 2001 WESTCLIFF DRIVE NEWPORT BEACH, CA EXISTING TRASH ENCLOSURE LOCATION EXISTING BUILDING 1 & 3 EXISTING BUILDING 2 EXISTING BUILDING 4 EXISTING PARKING STRUCTURE 05 TRASH ROUTE FOH BOH PROJECT DIRECTORY DESIGN TEAM : MEP ENGINEERING & DESIGN GHA ARCHITECTURE 14901 QUORUM DRIVE DALLAS, TX 75254 RYAN MOORE CLIENT MANAGER 972-239-8884 rmoore@gha-architects.com MONI DOSANJH VICE PRESIDENT OF OPERATIONS 714.804.0281 moni@rsi-group.com CONRAD ORR PRESIDENT 714-847-7100; X1001 conrad@croeg.com CRO Engineering Group, Inc. OWNER REPRESENTATIVE: RSI GROUP, INC. 3187 AIRPORT AVENUE, UNIT "A" COSTA MESA, CA 92626 714.966.9400 BOB LOMBARDO PRINCIPAL 714.376.0090 boblombardo@rsi-group.com ARCHITECT CONSTRUCTION TEAM: RSI GROUP, INC. 3187 AIRPORT AVENUE, UNIT "A" COSTA MESA, CA 92626 714.966.9400 18652 FLORIDA STREET, SUITE 100 HUNTINGTON BEACH, CA 92648 VICINITY MAP SITE KEY NOTES 01 CENTERLINE OF STREET 02 PROPERTY LINES AND ASSUMED PROPERTY LINES 03 EXISTING ADA ACCESSIBLE PATH OF TRAVEL 04 EXISTING CURB FINISH SHOWN FOR REFERENCE ONLY 05 EXISTING TRASH ENCLOSURE 06 EXISTING CURB RAMPS 07 EXISTING ACCESSIBLE PARKING SPACE 08 EXISTING ACCESSIBLE PARKING SIGNAGE 09 EXISTING DETECTABLE WARNING PATTERN 10 EXISTING 24" PARKING OVERHANG AREA OF MODIFICATION EXISTING BUILDING HEIGHT & AREA: OCCUPANCY CLASSIFICATION EXISTING CONSTRUCTION TYPE VB MAXIMUM STORIESMAXIMUM HEIGHT MAXIMUM AREA PROPOSED MODIFICATION AREA M,B & A-2 70' - 0"72,000 SF 3 GROUND LEVEL COMMERCIAL TENANT IMPROVEMENT SPACE 48'-0" 31, 753 SF (OVERALL TENANT IMPROVEMENT SPACE)1,347 SF OVERALL EXISTING ACTUAL BUILDING HEIGHT AND AREA SURFACE PARKING EXISTING SITE PARKING 110 PARKING STRUCT 294 TOTAL PARKING 404 TOTAL ADA 14 TOTAL LOW EMITT 18 SHORT/LONG TERM BYCICLE 30 ELECTRIC VEHICLE 4 GH A Architecture/Development DO NOT SCALE DRAWINGS CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS-NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO BEGINNING CONSTRUCTION PROJECT NUMBER SHEET NUMBER DATE OF THIS PRINTING - 14901 Quorum Drive Suite 300 Dallas, Texas 75254 Ph: (972) 239-8884 Fax: (972) 239-5054 ISSUE 1/12/2022 10:00:57 AM2001 Westcliff Drive, Suite 101NEWPORT BEACH, CA 92660A100 210234NEWPORTBEACH01/11/22 EXISTING SITE PLAN1" = 30'-0"3 EXISTING SITE PLAN (FOR REFERENCE ONLY) PARKING SCHEDULE ROOM OR SPACE FUNCTION OF SPACE CALCULATED AREA LOAD FACTOR PARKING REQUIRED Comments BOH KITCHEN 259 SF N/A 0 FOH PUBLIC 767 SF 40 20 Grand total: 2 1036 SF 20 TOTAL NO REVISION Revision Date PARKING REQUIRED; 1:40 OF PUBLIC SPACE (FOH) PA2022-015 W30X173 T ectonic Copyrig ht 2007 FINISH FLOOR 0' -0" 2nd FLOOR 14' -6" T.O. SLAB -0' -0 3/8" EST T.O. STRUCT 14' -0" 5 4 FACE ILLUMINATED CHANNEL LETTERS SIGNAGE BY TENANT EXISTING AWNING EXISTING NATURAL STONE VENEER 11 5/8"8' - 0 3/8"7' - 2 7/8"9' - 0"PROPOSED NEW STOREFRONT 20' - 0" 15' - 7"EQ2' - 6"EQ2 A401 PROPOSED MECHANICAL LOUVER BEHIND AWNING. EXACT SIZE TBD 2nd FLOOR 14' -6" T.O. SLAB -0' -0 3/8" EST T.O. STRUCT 14' -0" E SERVICE AREA CEILING 11' -0" PROPOSED MECHANICAL LOUVER BEHIND AWNING. EXACT SIZE TBD GH A Architecture/Development DO NOT SCALE DRAWINGS CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS-NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO BEGINNING CONSTRUCTION PROJECT NUMBER SHEET NUMBER DATE OF THIS PRINTING - 14901 Quorum Drive Suite 300 Dallas, Texas 75254 Ph: (972) 239-8884 Fax: (972) 239-5054 ISSUE 1/11/2022 4:54:23 PM2001 Westcliff Drive, Suite 101NEWPORT BEACH, CA 92660A401 210234NEWPORTBEACH01/11/22 EXTERIOR ELEVATIONSNO REVISION Revision Date 3/8" = 1'-0"1 EXTERIOR ELEVATION 3/8" = 1'-0"2 SECTION PA2022-015