HomeMy WebLinkAboutPA2023-0063_20230315_Project DescriptionSouthern California Land Use
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407 N Pacific Coast Hwy suite 1043
Redondo Beach, California 90277 888 311 6740
Date: 2/21/23
EXHIBIT A
CITY OF NEWPORT BEACH
3201 EAST CA-1. CORONA DEL MAR, CA 92625
ZONE: CC (COMMERCIAL CORRIDOR)
COMMERCIAL
REQUEST:
Southern California Land Use (Applicant) requests the following discretionary approvals:
1.Pursuant to section 20.52 of the Newport Beach Municipal Code (NBMC), the applicant requests
a Conditional Use Permit review for the adjustment of operating hours of an existing 6,047 sf
restaurant from 4pm-12am to 11am-12am.
2.Pursuant to section 21.50.020 of the Newport Beach Municipal Code (NBMC), the applicant
requests a Coastal Development Permit for the adjustment of operating hours of an existing
6,047 sf restaurant from 4pm-10pm to 11am-12am.
PROJECT DESCRIPTION
The proposed project includes the adjustment of operating hours from 4pm-12am to 11am-12am for an
existing 1-Story 6,047 sf restaurant. There is no exterior improvements or alteration proposed.
The following table summarizes the key project information:
Project Address 3201 E CA-1,Corona Del Mar CA 92625
Occupancy Group A-3
Construction Type Type V-B
APN 459-194-01
Use Restaurant
Coastal Zone Newport Beach LCP
Zoning CC
Yard Setback
Requirements
Front = 0’-0”
Side = 0’-0
Rear = 0'-0"
Lot Area 20,363 sqft
Floor Area 6,047 sqft
Hardscape (No Change)
Landscape (No Change)
Height Existing: 17’ -6” with roof projections (No Change)
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SITE LOCATION
The subject property is located in Corona Del Mar Business Improvement District. The area is
predominantly commercial uses with surrounding residential. The surrounding area is characterized by
level topography and improved streets. Properties to the north, across Coast Highway East are zoned
CC, and are generally commercial uses. Properties to the east across Marguerite Ave are zoned CC and
are primarily commercial retail uses. To the south across Bayside Drive are zoned R-2/RM and consists of
residential developments. To the west, are zoned CC and consist of general commercial uses along the
East Coast Highway commercial strip.
The subject property is a triangular-shaped 20,363 sf corner lot.
The property is bound by the public streets Coast Highway East, to the north, Marguerite Ave to the East,
and Larkspur Ave to the west.
Currently the site is a restaurant, on one parcel designated by APN: 459-194-01.
Address and Parcel Numbers
According to the Los Angeles County Tax Assessor records, the site includes the following
Accessor Parcel Number (APN) - 459-194-01
Property Address – 3201 E CA-1
SURROUNDING USES
The surrounding properties are zoned CC, R-2, and RM 1200 and characterized by one-story commercial
and multi-story single residential buildings.
LEGAL DESCRIPTION
Lot PCL 1 Block J of the Tract 323, in the city of Newport Beach, Orange County, State of California, as
per map filed in book 3, Pages 41 and 42 inclusive of Maps, in the office of the County Recorder of said
county
STREETS AND CIRCULATION
Coast Highway East, is a public highway adjoining the subject property to the north and east, dedicated
a variable width of approximately 150 feet and fully improved with asphalt roadway, concrete curb, gutter,
and sidewalk.
Marguerite Ave, is a public street adjoining the subject property to the east, dedicated a width of 70 feet,
and is fully improved with asphalt roadway and concrete gutter.
Larkspur Ave, is a public street adjoining the subject property to the east, dedicated a width of 50 feet,
and is fully improved with asphalt roadway and concrete gutter.
Parking Required (67 covered = 67 required, 43 spaces waived per CUP 3564 )
Provided (24 covered = 24 total provided - No Change)
Seats (no change in
number)
Existing: 169
Proposed: 169 (rearranged)
Hours of Operation Existing: 4pm-12am
Proposed: 11am-12am
Employees Existing: 25
Proposed: 25
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Bayside Drive, is a public street adjoining the subject property to the east, dedicated a width of 105 feet,
and is fully improved with asphalt roadway and concrete gutter.
PREVIOUS CASES, AFFIDAVITS, PERMITS, ETC. ON EXISTING PROPERTY
CONDITIONAL USE JUSTIFICATIONS AND FINDINGS
1. The use is consistent with the General Plan and any applicable specific plan;
The use is consistent with the general plan and any applicable specific plan in that the project
consists of the adjustment of operating hours for an existing permitted restaurant business. The use
is and has been approved in conformance with the Genera Plan through Use Permit No. 3564. The
adjustment of hours from 4pm-12am to 11am-12am is consistent with typical restaurant uses in the
area as well as the General Plan. There is no proposed change to the number of required or provided
parking spaces. There will be no change int he amount of proposed seating. The proposed
development will not have any significant environmental impact as the project only consists of an
adjustment of operating hours and interior tenant improvement with no exterior alterations.
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
The existing building is a restaurant use as approved through Use Permit No. 3564. Therefore the
use is allowed within the applicable zoning district and complies with all other applicable provisions of
the Zoning Code and the Municipal code. The proposed project consists of an adjustment of
operating hours and interior tenant improvement with no exterior alterations.
3. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity
The design, location, size and operating characteristics of the use are compatible with the allowed
uses in the vicinity in that proposed project consists of an adjustment of operating hours and interior
tenant improvement with no exterior alterations. The proposed change in hours of operation will allow
the existing restaurant business to operate in harmony with similar surrounding businesses and
therefore improve the pedestrian experience and benefit the local economy. The exterior design,
location and size will remain unchanged.
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
The site is physically suitable in terms of design, location, size, operating characteristics, and the
provision of public and vehicle access and public services and utilities in that the project consists of
an adjustment of operating hours and interior tenant improvement with no exterior alterations. There
is no proposed change to the exterior design, location, shape, and size of the property. The
adjustment of operating hours will bring the business in line with similar restaurants in the surrounding
area. Public and vehicular access will not be affected in any major manner as the site's parking and
Application / Permit
Number
PC / Job
Number
Type Status Excerpt of Work
Description
B9502910 Building Permit
Finaled
New 6,047 sf restaurant
B9801786
-Building Permit
Finaled
240sf Addition
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access are existing and no changes are being proposed. Public services and utilities will remain
unchanged as the project does not propose a change of use, addition or exterior alterations.
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.
Operation of the use at the proposed location 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 workin in the
neighborhood of the proposed project in that the project consists of an adjustment of operating hours
and interior tenant improvement with no exterior alterations. The restaurant use and operation is
already existing and has been in harmonious operation with the surrounding neighborhood since
1995. The adjustment of operating hours will bring the existing restaurant hours in line with similar
establishments in the surrounding area. The new hours of operation would promote growth in the city
as well as safety by eliminating an empty building during daytime hours. This would reduce
occurrences of loitering and criminal activity since the public will be granted access to the business
during the daytime. The increased pedestrian traffic would also benefit the city's economy and tax
revenues thus promoting growth of the city.
COASTAL DEVELOPMENT PERMIT FINDINGS
1. Conforms to all applicable sections of the certified Local Coastal Program (e.g. development
standards, no impacts to public views, natural resources, etc.)
The proposed project conforms to all applicable sections of the certified Local coastal Program in that
the project consists of an adjustment of operating hours and interior tenant improvement with no
exterior alterations.
Development Standards: The project as proposed conforms to all development standards as the
restaurant use has already been approved and in operation for multiple decades and the only
requested change is a minor adjustment to the hours of operation. There is no change to the exterior
or interior uses proposed.
Impact to Public Views, natural resources: The proposed project will not introduce any further impact
to public views or natural resources than what was already approved for the existing restaurant use.
The project consists of a minor request to adjust the hours of operation which would not have any
significant effect on the surrounding natural resources nor public views as there are no exterior
changes proposed.
As the project consists of an adjustment of operating hours and interior tenant improvement with no
exterior alterations, there would be no significant impact to coastal public views or natural resources.
The project already provides an adequate amount of required parking and traffic considerations as of
the 1995 Use Permit No. 3564.
2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act
if the project is located between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.
The proposed project conforms with the public access and public recreation policies of chapter 3 of
the coastal act in that the project is not located between a public road and the sea or shoreline of any
body of water in the coastal zone. The subject property is in fact one of the furthest properties from
the coast in the area and is the last property to the eastern boundary of the coastal zone.
Furthermore, the project consists of only the adjustment of operating hours from 4pm-12am to
11am-12am with no exterior changes in an existing restaurant operation and building. The proposed
project is therefore beneficial to the local coastal zone and will improve the pedestrian experience and
public access to the area.
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