HomeMy WebLinkAbout03_Kulfi Me Ice Cream Shop Minor Use Permit_PA2022-041
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 12, 2022
Agenda Item No. 3
SUBJECT: Kulfi Me Ice Cream Shop (PA2022-041)
▪ Minor Use Permit No. UP2022-005
SITE LOCATION: 2116 Newport Boulevard, Suite C
APPLICANT: Kulfi Me LLC
OWNER: Wasko James M Trust/ The JRW Family Trust
PLANNER: Joselyn Perez, Assistant Planner
949-644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
• General Plan: MU-W2 (Mixed-Use Water 2)
• Zoning District: MU-W2 (Mixed-Use Water)
• Coastal Land Use: MU-W (Mixed-Use Water Related)
• Coastal Zoning District: MU-W2 (Mixed-Use Water)
PROJECT SUMMARY
A request for a minor use permit to operate a new ice cream shop (i.e., a “take-out service,
limited eating and drinking establishment” land use). The use would occupy an
approximately 1,468-square-foot tenant space within an existing commercial building.
Approximately 818 square feet of the space would serve as the net public area for customers
with the remaining 650 square feet used for restroom, kitchen, and back of house purposes.
The ice cream shop would provide a maximum of six seats. The Applicant is not proposing
alcohol service or late hours (after 11:00 p.m.).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project 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, Division 6, Chapter 3, 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.
UP2022-005 (Attachment No. ZA 1).
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DISCUSSION
• The proposed ice cream shop will be located on the Balboa Peninsula, within an
existing commercial building on Newport Boulevard.
• The surrounding development within this portion of Newport Boulevard is primarily
eating and drinking establishments with intermittent office and retail uses. The
proposed ice cream shop is intended to serve as an amenity to both residents of
and visitors to the City of Newport Beach.
• As proposed, customers will place their order at the point of sales counter and
either dine at one of the three onsite tables or take their order to-go. The shop will
also feature a visual display of ice cream flavors and other available pastries for
purchase.
• The Applicant proposes to operate from 12 p.m. through 8 p.m., Sunday through
Thursday and from 12 p.m. through 10 p.m., Friday and Saturday. Staff however
is recommending allowing the ice cream shop to operate from 9 a.m. to 9 p.m.
Sunday through Thursday and from 9 a.m. to 10 p.m., Friday and Saturday. The
recommended additional hours are intended to allow future operational flexibility
without the processing of a new use permit. The recommended hours are still
expected to avoid any early-morning or late-night disturbances.
• The General Plan land use category for this site is MU-W2 (Mixed-Use Water
Related). MU-W2 is intended for marine-related uses that may be intermixed with
general commercial, visitor-serving commercial, and residential dwelling units on
the upper floors. The proposed ice cream shop is a commercial use intended to
serve nearby residents, the surrounding community, and visitors to the City of
Newport Beach which is consistent with this land use category.
• The proposed ice cream shop is considered a “take-out service, limited eating and
drinking establishment” use. This type of use is allowed in the MU-W2 Zoning
District subject to the approval of a minor use permit when located within 500 feet
of a residential zoning district. The nearest residential zoning district is located
approximately 120 feet to the east, on 21st Street, therefore a minor use permit is
required.
• Section 20.70. 020 (Definitions) of the Newport Beach Municipal Code (NBMC)
defines a take-out service, limited eating and drinking establishment as an
establishment that sells food or beverages and has all the following characteristics:
sales are primarily for off-site consumption, customers order and pay for food at
either a counter or a service window, incidental seating up to six seats may be
provided for on-site consumption, and alcoholic beverages are not sold. The
project complies with the aforementioned requirements as the applicant is only
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providing six seats, there is no alcohol being served, and there are no late hours
(after 11:00 p.m.). Conditions of Approval numbers 4, 5, and 6 of the Draft
Resolution (Attachment No. ZA 1) ensure the business shall operate according to
the definition of a take-out service, limited eating and drinking establishment or
may be required to obtain a new use permit.
• The subject property was developed in 1927 with a single (1)-story building. It
currently encroaches 5 feet into the required setbacks along both Newport
Boulevard and 22nd Street. The building has a total of four (4) tenant suites and
provides one (1) parking space in the rear of the building which is accessed from
The Arcade. The adjacent two suites (Suites A and B) are currently vacant but have
been improved with commercial uses in the past. The Crab Cooker Restaurant
operates a storage and processing warehouse in the rear of the building to support
their main restaurant across 22nd Street. The building is considered legal
nonconforming for parking.
• Newport Beach Municipal Code Section 20.38.060 (Nonconforming Parking)
allows a change of use on sites with nonconforming parking. It specifies that an
existing use may be changed to a new use allowed in that zoning district without
providing additional parking, provided no intensification or enlargement (e.g.,
increase in floor area, or lot area) occurs and the new use requires a parking rate
of no more than one space per 250 square feet of gross building area. There is no
intensification or enlargement proposed as part of this project and the parking
requirement for a take-out service limited, eating, and drinking establishment is
one space per 250 square feet. Therefore, no additional parking is required.
• A trash enclosure is not currently provided on-site. Instead, all waste and recycling
are taken to the dumpster behind the building. Condition of Approval No. 22
requires the operator maintain the trash area such that odors are controlled
appropriately. Should the existing trash area be determined by the City in the future
to be inadequate, the applicant will be required to increase the frequency of
pickups.
• The applicant is required to obtain Health Department approval prior to opening
for business, and comply with the California Building Code to ensure the safety
and welfare of customers and employees within the establishment.
• The subject property is within the coastal zone boundaries; however, a coastal
development permit is not required because the project does not result in an
increased demand for parking or an intensification of use.
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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, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
The Class 1 exemption includes minor alterations to existing structures involving
negligible or no expansion of use. The proposed project involves alterations to the interior
floor plan of an existing commercial space with no 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’s website.
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:
BMZ/jp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MINOR USE PERMIT NO. UP2022-005. FOR A NEW TAKE OUT- SERVICE LIMITED RESTAURANT LOCATED AT 2116 NEWPORT BOULEVARD, SUITE C (PA2022-041)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS: SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Kulfi Me LLC (Applicant), with respect to property located at
2116 Newport Boulevard, Suite C, and legally described as Lots 17 and 18 of Tract 814, requesting approval of a minor use permit. 2. The Applicant proposes to operate a new ice cream shop (i.e., a “take-out service, limited
eating and drinking establishment” land use). The use would occupy an approximately
1,468-square-foot tenant space within an existing commercial building. Approximately 818 square feet of the space would serve as the net public area for customers with the remaining 650 square feet used for restroom, kitchen, and back of house purposes. The ice cream shop would provide a maximum of six (6) seats. The Applicant is not proposing
alcohol service or late hours (after 11:00 p.m.).
3. The subject property is located within the Mixed-Use Water (MU-W2) Zoning District and the General Plan Land Use Element category is Mixed-Use Water 2 (MU-W2).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Mixed-Use Water Related (MU-W) and it is located within the Mixed-Use Water (MU-W2) Coastal Zone District. The proposed ice cream shop does not result in an increase in the parking rate and therefore is not considered an intensification of use that would require a coastal development permit.
5. A public hearing was held on May 12, 2022, online via Zoom. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). 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 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, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
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2. The Class 1 exemption includes minor alterations to existing structures involving
negligible or no expansion of use. The proposed project involves alterations to the
interior floor plan of an existing commercial space with no expansion in floor area.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits) of
the NBMC, 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 General Plan designates the site MU-W2 (Mixed-Use Water 2). This category
applies to properties in which marine-related uses may be intermixed with general
commercial, visitor-serving commercial, and residential dwelling units on the upper
floors. The proposed eating and drinking establishment is a commercial use intended to
serve nearby residents, the surrounding community, and visitors to the City of Newport
Beach which is consistent with this land use category.
2. The subject property is located on the Balboa Peninsula, which is developed with a
series of different neighborhoods and districts, linked by the Newport Boulevard
commercial and residential corridor. The property is surrounded by a variety of
commercial uses, including other eating, and drinking establishments, and would be
compatible with the surrounding uses.
3. Land Use Element Goal LU 6.8 envisions “a series of commercial, visitor-serving,
marine-related, civic, and residential neighborhoods that are vibrant throughout the year,
differentiated by their historic and functional characteristics and architectural style, yet
integrated by streetscape amenities” for the Balboa Peninsula. The project will bring a
new business to a formerly vacant storefront that has been vacant for almost a decade.
This use will not only provide a year-round service to residents and visitors to the
Peninsula alike but will revitalize the existing building.
4. 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 this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The property is in the Mixed-Use Water (MU-W2) Zoning District. The proposed
establishment, which includes a customer ordering area, six (6) seats or fewer, a kitchen
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and prep area, storage rooms, and a restroom is a permitted use subject to the approval
of a minor use permit pursuant to NBMC Section 20.22.020 (Mixed-Use Zoning Districts
Land Uses and Permit Requirements).
2. The subject property was developed in 1927 with a single (1)-story building. It currently
encroaches 5 feet into the required setbacks along both Newport Boulevard and 22nd
Street. The building has a total of four (4) tenant suites and provides one (1) parking
space in the rear of the building which is accessed from The Arcade. The adjacent two
(2) suites (Suites A and B) are currently vacant but have been improved with commercial
uses in the past. and The Crab Cooker Restaurant operates a storage and processing
warehouse in the rear of the building to support their main restaurant across 22nd Street.
The building is considered legal nonconforming for parking.
3. NBMC Section 20.38.060 (Nonconforming Parking) allows a change of use on sites with
nonconforming parking. It specifies that an existing use may be changed to a new use
allowed in that zoning district without providing additional parking, provided no
intensification or enlargement (e.g., increase in floor area, or lot area) occurs and the
new use requires a parking rate of no more than one space per 250 square feet of gross
building area.
4. The parking requirement for a take-out service limited, eating, and drinking
establishment is one (1) space per 250 square feet, and no intensification or
enlargement is proposed. Therefore, no additional parking is required.
5. The proposed establishment will comply with zoning code standards for eating and
drinking establishments, including those specific to the take-out service limited use
classification, which includes a maximum of six (6) seats, no alcohol service, and no late
hours. Conditions of Approval numbers 6, 5, and 4 ensure that the business shall
operate per the aforementioned characteristics or may be required to obtain a new use
permit.
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 subject property can be accessed by either motorists, pedestrians, or cyclists from
Newport Boulevard. While the project site has limited onsite parking, metered parking is
available along Newport Boulevard and West Balboa Boulevard. A municipal parking lot
is located approximately 170 feet to the southwest of the site.
2. The adjacent section of Newport Boulevard is developed primarily with eating and
drinking establishments with intermittent office and retail uses. The nearest residential
use is located approximately 120 feet to the east, on 21st Street. Condition of Approval
no. 4 limits the allowed hours of operation from 9 a.m. to 9 p.m. Sunday through
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Thursday and from 9 a.m. through 10 p.m. Friday and Saturday. The proposed hours
are intended to avoid any-early morning or late-night disturbances and help ensure the
establishment is compatible with the surrounding existing and allowed uses.
3. A trash enclosure is not currently provided on-site. Instead, all waste and recycling will
be taken to the dumpster behind the building. Condition of Approval No. 22 requires the
operator maintain the trash area such that odors are controlled appropriately. Should
the existing trash area be determined by the City in the future to be inadequate, the
Applicant will be required to increase the frequency of pickups.
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 project site is located on Newport Boulevard. There is heavy existing vehicular traffic
and pedestrian activity along the thoroughfare. The proposed ice cream shop is not
anticipated to result in increased vehicular and pedestrian activity as patrons of the ice
cream shop are expected to be visitors to the Balboa Peninsula or residents already in
the area.
2. The Fire Department reviewed the project and site to ensure adequate public and
emergency vehicle access is provided.
3. Any proposed site and tenant improvements must comply with the zoning code and all
Building, Public Works, and Fire Codes for permits to be issued.
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 project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours,
if directly related to the patrons of the establishment.
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2. The proposed take-out service, eating and drinking establishment will help revitalize the
surrounding neighborhood by providing an economic opportunity for the property owner
to update the tenant space and refresh the site.
3. The Applicant is required to obtain Health Department approval prior to opening for
business and comply with the California Building Code to ensure the safety and welfare
of customers and employees within the establishment.
4. The proposed use includes limited hours, no alcohol service is proposed, and there is
no increased parking demand. Based upon the Zoning Code requirements, the
proposed use will not result in a detriment to the surrounding community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2022-005 subject to the conditions set forth in Exhibit "A,” which is attached hereto
and incorporated by reference.
3. 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 NBMC.
PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF MAY, 2022.
_____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site plan and floor
plans 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. 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.
4. The hours of operation for the establishment shall be limited to 9 a.m. to 9 p.m. Sunday
through Thursday and from 9 a.m. through 10 p.m. Friday and Saturday.
5. There shall be no sales and/or service of alcohol permitted unless a new use permit is
approved.
6. The maximum number of seats allowed in the eating and drinking establishment shall
be six (6).
7. No outdoor seating is permitted unless an amendment to this Minor Use Permit or a
Limited Term Permit is acquired.
8. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the NBMC.
9. This Minor Use Permit No. UP2022-005 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions)
of the NBMC, unless an extension is otherwise granted.
10. 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.
11. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review by the Planning Division and an
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amendment to this Minor Use Permit or the processing of a new Minor Use Permit may
be required.
12. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
13. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
14. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
15. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
16. 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.
17. Construction activities shall comply with Section 10.28.040 of the NBMC, which restricts
hours of noise-generating construction activities that produce noise to between the
hours of 7 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction
activities are not allowed on Saturdays, Sundays, or Holidays.
18. No outside paging system shall be utilized in conjunction with this establishment.
19. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
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20. 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.
21. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
22. All trash dumpsters and/or receptacles shall have a solid cover or lid. The lid shall remain
closed when the dumpster is not in use.
23. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and
9 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Minor Use Permit.
24. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
25. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
26. 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 Kulfi Me Ice Cream Shop including, but not limited to, Minor Use Permit
No. UP2022-005 (PA2022-041). 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.
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Building Division
27. The Applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
28. Approval from the Orange County Health Department is required prior to the issuance of
a building permit.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Minor Use Permit No. UP2022-005
(PA2022-041)
2116 Newport Boulevard, Suite C
Subject Property
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Attachment No. ZA 3
Applicant’s Project Description
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PLANNING APPLICATION LETTER
DATE: 01/13/2022
PROJECT No: 22-101
Tenant Improvement:
BUSINESS NAME: Kulfi Me
ADDRESS: 2116 Newport Blvd, Unit A
APN: 047-120-16
FLOURISH DESIGN STUDIO
Miles Patterson
C. 949.412.7720
EMAIL ADDRESS
miles@flourishdesign.studio
PROJECT DESCRIPTION:
Kulfi is a new concept of an Indian origin type of Ice-cream. This is a minimalist take-out shop.
Simple concept as you walk in, place your order on our service counter from our small counter
display of kulfi flavors and other delicious Indian pastries that will be displayed on vertical
screens. This is non-alcohol consumption location.
Our concept design consists of a quick order idea, a social media photo wall for a marketing
strategy, three tables with 2 seats, allowing only six temporary guest seating for those that are
waiting for their orders. Tables are placed under oversized faux olive tree creating height and a
more natural minimalistic feel. No open kitchen since this is a take-out concept; we are keeping
things easy and fast.
Our team consists of 6 part-time young, energetic teams, including the manager, cook, and
service counter helper.
Based on the location, our suite doesn't have designated parking
spot. We are a take-out concept and only allow six people in and
out to keep the traffic moving in the area.
The shop is proposed to have XXX number of employees working at any given time at the
following weekly hours of operation:
Monday 12:00pm - 8:00pm
Tuesday 12:00pm - 8:00pm
Wednesday 12:00pm - 8:00pm
Thursday 12:00pm - 8:00pm
Friday 12:00pm - 10:00pm
Saturday 12:00pm - 10:00pm
Sunday 12:00pm - 8:00pm
Unit A is currently unoccupied. Provided real estate report documentation shows past uses of the
building; “Use Code: Retail Stores (Personal Services, Photography, Travel)”. This documentation
has been included.
Client Residence: Architectural Services Proposal page of 1 218
PLANNING APPLICATION LETTER
PROJECT DATA:
Lot Area:
8,184 Sq. Ft.
Lot Width:
60 Ft.
Lot Depth:
149.16 Ft.
Setbacks:
Front: 0’
Back: 0’
Side: 0’
Gross Floor Area:
Total building: 6,000 Sq Ft.
Proposed tenant improvement: 1,200 Sq. Ft.
Floor Area Ratio:
Entire Building FAR: 0.73
Proposed Tenant Improvement FAR: 0.147
Building Lot Coverage:
73%
Building Height:
16 Ft.
Landscaping:
0%
Paving:
N/A
Parking:
No dedicated parking. City owned meter parking available.
Number of Proposed Employees:
6 part time employees.
Number of Seats:
6 waiting area seats, not for in-store dining.
Client Residence: Architectural Services Proposal page of 2 219
Attachment No. ZA 4
Project Plans
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