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HomeMy WebLinkAboutPA2023-0114_20230613_Project Description June 6, 2023 209.571.8158 616 14th street modesto • california • 95354 www.commercialarch.com City of Newport Beach Planning Department 100 Civic Drive Newport Beach, CA 92660 Re: Application for Minor Use Permit for Massage Boutique (The NOW), Corona Del Mar 2600 East Coast Highway, Suite 120 Newport Beach, CA 92625 A.P.N.: 456-099-14 Dear City of Newport Beach Planning Department, I am writing to formally submit an application for a Minor Use Permit for the establishment of a massage boutique, The NOW, at 2600 East Coast Highway, Suite 110 in Newport Beach, California. This written statement provides a detailed description of the proposed project, outlining its significance and addressing the required findings pursuant to Section 20.52.020 F of the Newport Beach Municipal Code. 1. Project Description: The NOW is a well-established and reputable brand in the field of wellness, with multiple locations successfully operating across various cities in Southern California, including Santa Monica, West Hollywood, El Segundo, Studio City, Silver Lake, Westlake Village and Pasadena, as well as locations throughout the United States. We aim to bring our unique and highly sought-after services to the vibrant community of Newport Beach. Our proposed project involves the conversion of an existing 2,000 sf vacant suite into a massage studio that offers a range of therapeutic massage services. The studio will operate within the standard business hours of 10:00 AM – 9:00 PM Monday through Friday and 9:00 AM – 9:00 PM Saturday and Sunday. The interior will be designed to create a serene and tranquil atmosphere, conducive to relaxation and rejuvenation. The NOW will comply with all applicable zoning regulations, building codes, and health and safety requirements. 2. Project Significance: The establishment of The NOW in Corona Del Mar will contribute positively to the local community in several ways: a. Wellness and Relaxation: Our services are designed to promote overall well-being and stress relief, providing residents and visitors of Newport Beach with a convenient and accessible option for relaxation and self- care. Massage therapy has been proven to have numerous physical and mental health benefits, including pain reduction, improved circulation, and stress reduction. b. Economic Growth: The NOW will contribute to the economic growth of Corona Del Mar by creating job opportunities for licensed massage therapists and support staff. Additionally, the presence of The NOW may attract visitors to the area, stimulating the local economy through increased foot traffic and potential partnerships with neighboring businesses. c. Enhanced Property Value: The establishment of The NOW will bring a reputable and well-known brand to the community, potentially enhancing the appeal and property values of nearby establishments. 3. Compliance with Section 20.52.020 F: We understand that in order to obtain the Minor Use Permit, we must satisfy the required findings as outlined in Section 20.52.020 F of the Newport Beach Municipal Code. We have reviewed the findings and are confident that our proposed project aligns with these requirements. Below, we provide relevant information that supports our application in relation to these findings: a. Compatibility: The proposed massage studio will be compatible with the existing surrounding land uses, maintaining a harmonious relationship with nearby commercial establishments and residential areas. We will ensure that the operations and design of The NOW will blend seamlessly into the neighborhood and have minimal impact on the community. b. Parking: The NOW will provide adequate parking spaces to accommodate both customers and employees, in accordance with the city's parking standards. The building owner conducted a parking analysis in 2022 to accompany the application for the tenant in suite 100 (Sugarfish). At that time, a parking plan was approved with a proposed parking ratio of 1:250 for Suite 120. The findings of that parking analysis are attached to this letter as Appendix A. c. Traffic: The operation of The NOW is not expected to generate significant traffic congestion, as the studio will primarily serve customers by appointment. We do not anticipate any adverse impact on the surrounding road network or intersections. d. Health and Safety: The NOW will adhere to all health and safety regulations, ensuring a clean and safe environment for our customers and employees. Our massage therapists will be licensed professionals, and we will implement strict sanitation practices and protocols to maintain a high level of hygiene. e. Noise and Nuisance: The activities conducted within The NOW will be conducted at a reasonable noise level, respecting the tranquility of the neighborhood. We will employ soundproofing measures to minimize any potential noise impact on adjacent properties. f. Aesthetics and Design: The interior design of The NOW will be thoughtfully planned to create a calming ambiance while adhering to the architectural style and design guidelines of the city. We will obtain all necessary permits and approvals from the appropriate authorities before commencing any construction or modification work. In conclusion, we believe that the establishment of The NOW massage boutique will be a valuable addition to the community, offering wellness benefits to residents and visitors of Corona Del Mar. Our proposal aligns with the required findings pursuant to Section 20.52.020 F of the Newport Beach Municipal Code, and we are committed to ensuring compliance with all relevant regulations and standards. Thank you for considering our application. We are available for any further information or clarification you may require. We look forward to the opportunity to contribute positively to the vibrant community of Newport Beach. Sincerely, Stacey Wellnitz, Architect swellnitz@commercialarch.com Appendix A Parking Analysis (Completed for Suite 100) Trames 0370-0001 4225 Oceanside Blvd., #354H Oceanside, CA 92056 (760) 291 - 1400 November 9, 2022 Mr. Mark Moshayedi MSM Global Ventures 17475 Gillette Ave., Suite 100 Irvine, CA 92614 Subject: 2600 East Coast Hwy. Parking Study (JN 0370-0001) Dear Mr. Moshayedi: Trames Solutions Inc. is pleased to submit the following parking study for the proposed restaurant that will serve alcohol. It is our understanding that the project will consist of developing a restaurant into a currently vacant space located at 2600 East Coast Highway in the City of Newport Beach. INTRODUCTION The proposed restaurant will serve alcohol and will occupy Suite 100 (1,718 gross sf) with approximately 729 sf of net public area. Attachment A provides the layout of the individual uses and the overall site. The current tenants of the building consist of restaurant, retail, and office uses. It should be noted that some of the spaces are vacant. Table 1 identifies the spaces that are vacant. The intent of the parking study is to identify the current parking demands and the future demands with the proposed restaurant that will serve alcohol. Currently, there are a total of 84 parking spaces available on site, 76 within an underground structure and 8 surface parking spaces. The site also has on-street parking available along the building’s frontage on E. Coast Highway, Dahlia St., and 5th Ave. There are approximately 10 striped spaces on northbound E. Coast Highway, space for 5 cars along Dahlia St., and space for 14 vehicles along the non-striped curbs along 5th Avenue from Dahlia St. to Fernleaf Ave., for a total of 29 available on-street spaces on streets fronting the site. Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 2 Trames 0370-0001 The following scope of work represents the services conducted to evaluate the adequacy of the number of parking spaces at the current and proposed site. 1. Conducted parking counts between 8:00 AM to 10:00 PM on a Thursday (4/7/22), and 8:00 AM to 11:00 PM on a Friday (4/8/22) and Saturday (4/9/22) when schools were in session. 2. Identified the maximum number of occupied parking spaces based on the empirical counts. 3. Determined the project’s parking demand based on the proposed square footage utilizing the City’s parking demand rates. 4. Determined the parking demands based on other vacancies. CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS As indicated previously, the project is proposed to be located within an existing commercial center. Table 1 provides a summary of the current tenants and the parking requirements based on the City’s code. The following parking rate is based on the City of Newport Beach’s Municipal Zoning Code 21.40.060 for the uses associated with the site: • Food Service Uses = 1 parking space for each 30 to 50 square feet of net indoor public area • Office = 1 parking space per 250 net sf • Medical Office = 1 parking space per 200 gross sf • Retail = 1 parking space per 250 net sf Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 3 Trames 0370-0001 Current Conditions The parking requirements for the uses that were in operation when the parking counts were collected are summarized in Table 1. A total of 54 parking spaces would be required per the City’s parking rates, for the occupied suites. The unoccupied suites would require an additional 49 spaces based upon recent occupancies/uses (see Table 2). It should be noted that the Corona del Mar PT medical office has since vacated the premises after counts were conducted. Proposed Project The proposed restaurant serving alcohol is anticipated to operate between 11:30 am to 10:00 pm, Monday-Thursday, 11:30 am to 11:00 pm, Friday and Saturday, and 12:00 pm to 9:00 pm, Sundays. The restaurant would include a total gross floor area of 1,718 sf. 729 sf would be used for the net public area. According to the code requirements, the parking rate ranges between 1 space for 30 and 50 square feet of indoor public area. The variability is based on physical and operational site characteristics and location of the establishment. In order to estimate the number of parking spaces that this project would require, the middle of the range has been applied (1 space per 40 square feet of public use). Therefore, the following number of parking spaces would be required for the proposed Suite 100 1,718 sf (729 sf of indoor public area) project: • Suite 100 = 19 spaces (19 spaces = 729 sf * 1 sp/40 sf) Total restaurant (Sugarfish) project demand = 19 spaces Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 4 Trames 0370-0001 Proposed Conditions The parking conditions with the proposed project include the assumptions that the parking demands for the vacant spaces would be based on the previous tenants. Table 3 identifies the previous tenants. Table 2 indicates that a total of 103 parking spaces would be required for the building based on application of City code standards. The 103 spaces reflect Code standards for (1) the proposed restaurant project, (2) existing occupancies, and (3) vacant suites, with the assumption that such suites will be occupied by businesses of the same use category. As noted above, the site has 84 parking stalls on-site, which is 19 less than would be required per Code standards. PARKING SURVEY A parking survey was conducted to determine the commercial center’s parking demand based upon then-existing uses. As indicated previously, the existing commercial center consists of 84 on-site parking spaces (76 in the parking garage and 8 at alley level). Parking counts were conducted on Thursday (4/7/22, 8 AM-10 PM), Friday (4/8/22, 8 AM-11 PM), and Saturday (4/9/22, 8 AM-11 PM). Bamboo Bistro (located along Fifth Ave.) was observed to have outdoor dining along the parking lane and sidewalk pursuant to an approved limited term permit. Attachment B contains the empirical parking survey for the weekday and weekend time periods. The highest commercial center demand on the weekday occurred at Thursday at 2 PM and Friday at 6 PM, consisting of 27 occupied on-site spaces. The highest weekend (Saturday) demand occurred at 4 PM, with 24 occupied on-site spaces. It should also be noted that there are approximately 29 on-street spaces within the vicinity of the shopping center. Those spaces are available for use by shopping center patrons, along with individuals visiting the numerous other commercial, retail, and office uses along Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 5 Trames 0370-0001 Coast Highway, which also benefit from the on-street spaces. For purposes of this analysis and identifying the center’s parking demand, it is assumed that an average of approximately 50% of the on-street spaces are used by shopping center patrons. That equates to an assumed on-street demand of 15 spaces. Attributing that on-street demand to the site (15 spaces), plus peak weekday observed demand (27 spaces), plus code required parking for the proposed restaurant (19 spaces) and future use of unoccupied suites (30 spaces), the project would have a peak weekday parking demand of 91 spaces. Based on a supply of 84 on site spaces, there would be a deficit of 7 spaces during peak weekday parking requirements. For the weekend, the peak on-site demand was slightly less at 24 spaces, which results in a peak weekend demand of 88 spaces. Based on a supply of 84 on site spaces, there would be a weekend deficit of 4 spaces during peak parking requirements. CONCLUSIONS Based on the City’s parking code, at the time parking counts were taken, the commercial building required a total of 54 on-site parking spaces for the then-occupied suites (Table 1). Table 2 indicates that with the proposed restaurant and assumed uses for the current vacancies (based upon previous uses, as identified in Table 3), a total of 103 parking spaces would be required based on the City’s code. As noted above, the site has 84 parking stalls on-site, which is 19 less than would be required per Code standards. The commercial building provides for 84 on-site parking spaces. In order to determine the actual parking demands, empirical parking counts were collected during the peak timeframe on a weekday and weekend. The counts indicate the highest demand occurred on a Friday, consisting of 27 occupied on-site spaces. The highest weekend on-site demand was 24 spaces. As noted above, there are 29 on-street spaces within the vicinity (on streets fronting the property), and which are available to visitors to the area, including patrons visiting the shopping center and other retail, commercial, and office uses within the vicinity. To account for this on-street availability and usage, 50% of the on-street parking Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 6 Trames 0370-0001 spaces (or 15 spaces) were assumed to be used by shopping center patrons (at any given time and for purposes of generating total demand). Based on the City of Newport Beach’s parking code, the proposed restaurant project would require a total of 19 additional parking spaces. Furthermore, assuming that the building’s vacancies were occupied by the previous uses in the future, a total of 30 additional spaces would be required. Note that 42 spaces would be required when accounting for existing vacancies, per Table 2. However, Table 2 also identifies a Code requirement of 12 spaces for Suite 150, which was occupied by Corona del Mar PT at the time of the parking counts. Thus, the demand for a medical office use in Suite 150 is reflected in the peak on-site demand observed during the parking counts. The 12 spaces that would be required for Suite 150 were, therefore, not added to the Code required parking for the vacant suites (30 spaces). The site provides 84 on-site parking spaces, which is 19 less than would be required by the Code (103). However, parking demand is conservatively expected to be less than the otherwise required 103 spaces. As noted above, the peak weekend demand would be 88 spaces, while the peak weekday demand would be 91 spaces. Since the site has 84 available parking spaces, there would be a demand-related deficit of 7 spaces during the weekday peak and 4 spaces during the weekend peak. Employees would park in the garage in specifically designated spots on the lower level. Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 7 Trames 0370-0001 If there are any questions regarding the analysis, please do not hesitate to call me at (949) 244-2436. Respectfully submitted, Trames Solutions Inc. Scott Sato, P.E. Vice President Attachment A – Site Plan Attachment B – Empirical Parking Data Suite Area (sf)Business Land Use Parking Rate City's Parking Requirements 100 1718 Vacant 0 120 1929 Vacant 0 130 2251 American Cancer Society Discovery Shop Retail 1 per 250 sf 9 150 2268 Corona del Mar PT3 Medical Office 1 per 200 sf 12 160 1830 Bamboo Bistro1 Restaurant 1 per 40 sf of net public area2 15 2003 3281 Vacant 0 240 1927 Vacant 0 250 2453 ECC Capital Office 1 per 250 sf 10 260 1824 Office/Storage for Bamboo Bistro Storage/Office 1 per 250 sf 8 Total 54 1 Bamboo Bistro has 600 sf of public area in Suite 160 2 The average range has been used (1 space per 40 sf) 3 The medical office tenant has vacted the suite since the April 2022 parking survey. 2600 E. Coast Highway Occupancy at Parking Counts (April 2022) TABLE 1 Suite Area (sf)Business Land Use Parking Rate City's Parking Requirements 100 1718 Sugarfish with 729 sf of public area1 Restaurant 1 per 40 sf of net public area2 19 120 1929 Vacant3 Retail 1 per 250 sf 8 130 2251 American Cancer Society Discovery Shop Retail 1 per 250 sf 9 150 2268 Vacant3,5 Medical Office 1 per 200 sf 12 160 1830 Bamboo Bistro 4 Restaurant 1 per 40 sf of net public area3 15 200 3281 Vacant3 Office 1 per 250 sf 14 240 1927 Vacant3 Office 1 per 250 sf 8 250 2453 ECC Capital Office 1 per 250 sf 10 260 1824 Office/Storage for Bamboo Bistro Office/Storage 1 per 250 sf 8 Total Parking Required based on City's Requirements 103 Parking Supply 84 Parking Deficiency -19 1 Sugarfish (Suite 100) has 729 sf of public area. 2 The average square foot range has been used (1 space per 40 sf) 3 For the existing vacant spaces, parking requirements were based upon recent occupancies as reflected in Table 3. 4 Bamboo Bistro has 600 sf of public area in Suite 160 5 Suite 150 was occupied by Corona del Mar PT at the time of the parking counts. Therefore, although described as "Vacant" here, the demand from a medical office use in Suite 150 was accounted for in the observed on-site demand during pakring counts. TABLE 2 2600 E. Coast Highway Proposed Parking Conditions Suite Area (sf)Business Land Use 100 1718 Ashton Salon (Vacant)Retail 120 1929 Ashton Salon (Vacant)Retail 130 2251 American Cancer Society Discovery Shop Retail 150 2268 Corona del Mar PT Medical Office 160 1830 Bamboo Bistro Restaurant 2001 3281 Vacant Office 240 1927 Fusion Ads (Vacant)Office 250 2453 ECC Capital Office 260 1824 Office/Storage for Bamboo Bistro Office/Storage 1 Suite 200 square footage is reflective of the incorporation of prior Suites 225 (1,133 square feet) and 230 (277 square feet) into a new, larger Suite 200. Suite 200 (before combined, 2,089 square feet) was occupied by Elkeeb Cosmetic Surgery and Dermatology. Suite 225 (1,133 square feet) was previously occupied by the Law Offices of Kalab A. Hone, PC. Suite 2340 (277 square feet) was previously used as offices for Ashton Salon. TABLE 3 2600 E. Coast Highway Existing/Recent Occupanncy Trames 0370-0001 ATTACHMENT A SITE PLAN Floor 2600 East Coast 2600 East Coast Highway Corona Del Mar, CA 926561RET 8.12.22 N © Stevenson Systems Inc | 2022 | 260EA-R06 6Report ID Suite 100 Suite 120 Suite 130 Suite 150 Suite 160 Floor 2600 East Coast 2600 East Coast Highway Corona Del Mar, CA 926562OFF 8.12.22 N © Stevenson Systems Inc | 2022 | 260EA-R06 6Report ID Suite 200 Suite 240 Suite 250 Suite 260 22 0 8 S U G A R F I S H C O R O N A D E L M A R 26 0 0 E A S T P A C I F I C H I G H W A Y CO R O N A D E L M A R , C A info@a-rtk.com (310) 279-7657 AUGUST 4, 2022 SCALE: 3/16" = 1'-0" SC H E M A T I C C O N C E P T F L O O R P L A N OP T I O N 2 A AUGUST 12, 2022 Entry and Waiting Area Customer Dining Area Kitchen and Walk-in Fridge Bathrooms Trames 0370-0001 ATTACHMENT B EMPIRICAL PARKING DATA Corona Del Mar 2600 East Coast Highway Thursday, April 7th, 2022 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMReserved6122343644446411Handicap2000111000001000Subtotal8122454644447411 Total Occupancy 8 1 2 2 4 5 4 6 4 4 4 4 7 4 1 1Total Percent 13%25%25%50%63%50%75%50%50%50%50%88%50%13%13% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMReserved7446715161921191920151613123Handicap2000000000000000Subtotal7646715161921191920151613123 Total Occupancy 76 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Total Percent 5%8%9%20%21%25%28%25%25%26%20%21%17%16%4% Total Demand On Site 5 8 9 19 21 23 27 23 23 24 19 23 17 13 4 Alley Parking Garage Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268 Corona Del Mar 2600 East Coast Highway Friday, April 8th, 2022 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PMReserved60114523331542400Handicap20010010101211000Subtotal80124533432753400 Total Occupancy 8 0 1 2 4 5 3 3 4 3 2 7 5 3 4 0 0Total Percent 0%13%25%50%63%38%38%50%38%25%88%63%38%50%0%0% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Reserved 74 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Handicap20000000000000000Subtotal76178142122212017212018161461 Total Occupancy 76 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Total Percent 1%9%11%18%28%29%28%26%22%28%26%24%21%18%8%1% Total Demand On Site 1 8 10 18 26 25 24 24 20 23 27 23 19 18 6 1 Alley Parking Garage Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268 Corona Del Mar 2600 East Coast Highway Saturday, April 9th, 2022 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PMReserved60013466662436500Handicap20000010000010000Subtotal80013476662446500 Total Occupancy 8 0 0 1 3 4 7 6 6 6 2 4 4 6 5 0 0Total Percent 0%0%13%38%50%88%75%75%75%25%50%50%75%63%0%0% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Reserved 74 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Handicap20000000000000000Subtotal76112101214131418171515141281 Total Occupancy 76 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Total Percent 1%1%3%13%16%18%17%18%24%22%20%20%18%16%11%1% Total Demand On Site 1 1 3 13 16 21 19 20 24 19 19 19 20 17 8 1 Alley Parking Garage Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268