HomeMy WebLinkAboutZA2024-050 - APPROVING AN AMENDMENT TO A MINOR USE PERMIT FOR A MASSAGE ESTABLISHMENT LOCATED AT 2600 EAST COAST HIGHWAY, SUITE 120 (PA2024-0089)RESOLUTION NO. ZA2024-050
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING AN
AMENDMENT TO A MINOR USE PERMIT FOR A MASSAGE
ESTABLISHMENT LOCATED AT 2600 EAST COAST HIGHWAY,
SUITE 120 (PA2024-0089)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Michael Nash, with respect to property located at 2600 East
Coast Highway, Suite 120, and legally described as Parcel 1 of Parcel Map No. 84-722
requesting approval of a minor use permit amendment.
2. The applicant is requesting an amendment to their existing minor use permit (MUP) that
authorized a massage use at the subject property. The existing MUP was approved on
October 12, 2023, and included a condition (Condition No. 5) that limited the number of
massage technicians allowed onsite and/or performing massage services at any given
time. The applicant is requesting to remove this condition to allow full use of the suite. No
other changes are proposed. Additionally, no late hours are proposed (after 11:00 p.m.). If
approved, this MUP would supersede MUP (PA2023-0114).
3. The subject property is designated Corridor Commercial (CC) by the General Plan Land
Use Element and is located within the Commercial Corridor (CC) Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on October 12, 2023, 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. The Zoning Administrator adopted Resolution
No. ZA2023-062 approving PA2023-0114 to allow a minor use permit for a massage
establishment with an adjustment to the parking rate.
6. A public hearing was held on August 29, 2024, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. 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.
Zoning Administrator Resolution No. ZA2024-050
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2. The Class 1 exemption authorizes minor alterations to existing structures involving
negligible or no expansion of use. The project proposes to change an operational
characteristic at an existing massage establishment. No physical alterations or additions
are proposed.
SECTION 3. REQUIRED FINDINGS.
Minor Use Permit
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits –
Findings and Decision) 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 project site is categorized as CC (Corridor Commercial) in the Land Use Element
of the General Plan, which is intended to provide a range of neighborhood-serving retail
and service uses along street frontages that are located and designed to foster
pedestrian activity.
2. Land Use Policy LU 2.1 (Resident-Serving Land Uses) of the Land Use Element of the
General Plan is intended to accommodate uses that support the needs of Newport
Beach’s residents including housing, retail, services, employment, recreation,
education, culture, entertainment, civic engagement, and social and spiritual activity that
are in balance with community natural resources and open spaces.
3. The existing massage establishment is consistent with the land uses permitted within
this land use designation. The proposed change will allow the massage establishment
to operate to its full potential without limiting business at the establishment.
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 subject property is located in the CC (Commercial Corridor) Zoning District which is
intended to provide for areas appropriate for a range of neighborhood-serving retail and
service uses along street frontages that are located and designed to foster pedestrian
activity.
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2. While the massage establishment is adjacent to residential neighborhoods, the tenant
space is oriented towards East Coast Highway. The properties fronting East Coast
Highway are also in the CC (Commercial Corridor) Zoning District and provide a range
of commercial uses to serve nearby residential neighborhoods.
3. Pursuant to Table 3-10 of Section 20.40.040 (Off-Street Parking Spaces Required) of
the NBMC, the required parking rate for a massage establishment is one parking space
for every 200 square feet of gross floor area, or as determined by an approved use
permit.
4. The adjacent tenant space (Sugarfish Restaurant) operates under an existing
Conditional Use Permit (PA2022-0149), approved January 5, 2023, that included a
parking management plan and parking waiver for 19 required off-street parking spaces.
A parking study was prepared by Trames Solutions, Inc. on November 18, 2022, to
support the request. The parking study established a parking demand for the property
including Sugarfish Restaurant and the other suites. Suite 120, which is the subject
tenant space, was vacant during the evaluation and only allocated eight parking spaces,
assuming a rate of one space per 250 square-feet of gross floor area.
5. As part of the approved MUP (PA2023-0114), a reduced parking rate of one space per
250 square feet of gross floor area was authorized consistent with the prepared parking
study. Condition of Approval No. 5 was included that limited operations to no more than
five massage technicians onsite and/or performing massage services at any given time
to justify the reduced parking rate.
6. The subject Applicant is seeking to amend the MUP to allow for full use of the tenant
space by providing 10 parking spaces on-site for the business, consistent with the
standard parking rate of one parking space per 200 square feet of gross floor area per
Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC. To support the
request, the property owner prepared a parking memo dated April 1, 2024, that revealed
an error in the prior parking study prepared for the Sugarfish Restaurant. The prior
parking study indicated that the property provided 84 parking spaces, when 88 parking
spaces are available onsite. This parking count was verified by the City via site
investigation on July 11, 2024. Therefore, adequate parking is available for the use and
a reduced parking rate is no longer necessary to support the use, as 10 spaces would
be available for the subject suite instead of eight spaces previously allocated.
7. The proposed massage establishment is consistent with the legislative intent of Section
20.48.120 (Massage Establishments and Services) and Chapter 5.50 (Massage
Establishments) of the NBMC. These sections provide standards for the establishment,
location, and operation of massage establishments operated as an independent use.
The intent is to promote the operation of legitimate massage services and to prevent
problems of blight and deterioration that may accompany and result from large numbers
of massage establishments.
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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 massage establishment is located within an approximately 2,000 square-foot tenant
space within an existing commercial building. The massage establishment consists of
eight individual massage rooms, a transition room, a lobby, and reception area. The use
also includes an office, break room, and storage closet for employee use; all of which are
included in the existing tenant space.
2. The hours of operations are between 9:00 a.m. and 9:00 p.m., daily. The surrounding
uses consist of office, retail, restaurants, and personal services. The proposed hours of
operation are compatible with the surrounding uses and the project does not propose
late hours (past 11:00 p.m.) which will minimize any disturbances to residences near the
property. No changes to the hours of operations are proposed.
3. The existing commercial building is oriented towards East Coast Highway and facing
away from the adjacent residential neighborhoods. The nearest residential dwelling is
approximately 55 feet from the subject property and is separated by a surface parking
lot, an entrance to a subterranean parking lot, and an alleyway.
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; and
Facts in Support of Finding:
1. The site is located on East Coast Highway and Dahlia Avenue within an existing multi-
tenant commercial building. The parking lot is located at the rear of the property and
accessed by the alleyway from Dahlia Avenue.
2. The property is improved with a total of 88 parking spaces, 80 of which are within an
underground parking structure and eight of which are surface-level open parking
spaces. The proposed use will require 10 parking spaces and Facts 4, 5, and 6 in
support of Finding B are incorporated herein by reference.
3. The Fire Prevention Division (Fire Department) has reviewed the project to ensure
adequate public and emergency vehicle access is provided and does not have any
concerns with the use.
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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 massage establishment has been conditioned with typical daytime and evening
hours of operation that will minimize any detriment to the surrounding area.
2. The massage establishment will provide additional services to the residents in the
surrounding area and visitors to the City.
3. The project has been reviewed by the Building, Public Works, Fire, and Police
Departments and recommended conditions of approvals have been included to limit any
effects to the City or persons visiting or working in the surrounding neighborhood.
Location
In accordance with Section 20.48.120(B) (Massage Establishments and Services – Waiver of
Location Restrictions) of the Newport Beach Municipal Code (NBMC), the following findings
and facts in support of such findings are set forth:
Finding:
F. The proposed use will not be contrary to the public interest or injurious to nearby
properties, and that the spirit and intent of this section will be observed;
Facts in Support of Finding:
1. The intent of this section is to promote the operation of legitimate massage services and
to prevent problems of blight and deterioration, which accompany and are brought about
by large number of massage establishments and the misuse of massage therapy as a
front for prostitution and other illegal activities.
2. Although the massage establishment is located within 500 feet of another massage
establishment, it is located in a separate development and is sufficiently separated from
other massage services. The closest tenant space offering massage services is located
at 2744 East Coast Highway approximately 520 feet from the subject massage
establishment.
3. There will be no late hours of operation, as the project is conditioned to operate between
9:00 a.m. and 9:00 p.m.
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4. A condition of approval is included to ensure the applicant will obtain an Operator’s
Permit from the Newport Beach Police Department (NBPD) in compliance with Chapter
5.50 (Massage Establishments) of the NBMC prior to operation of the business.
Finding:
G. The proposed use will not enlarge or encourage the development of an urban blight
area; and
Facts in Support of Finding:
1. The massage establishment is located in a single tenant space within a managed, multi-
tenant commercial building, which will prevent problems and discourage the
development of urban blight. The subject property is not located within a blighted area,
is well maintained, and is intended to provide a service that supports the surrounding
residents and visitors to Newport Beach.
Finding:
H. The proposed use will not adversely affect a religious institution, school, park, or
playground;
Facts in Support of Finding:
1. The massage establishment is located within 500 feet of a park (Old School Park).
Therefore, the applicant requests to waive location restrictions pertaining to Section
20.48.120 (Massage Establishments and Services) of the NBMC.
2. Old School Park is a small park that is approximately 13,200 square-feet with an
adjacent parking area that is a designated public open space area for the nearby
residential neighborhood of the Corona del Mar Homes (PC29) Zoning District and is
developed with walkways, benches, and open area. No structures, public restrooms, or
playgrounds are constructed in this park which reduces the amount of time visitors would
typically spend at this park. The massage establishment would operate during typical
daytime hours and is not anticipated to encourage the development of an urban blight
area.
3. There are no religious institutions, schools, or playgrounds within 500 feet of the subject
property.
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
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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 the Minor Use
Permit (PA2024-0089), 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 Newport Beach Municipal Code.
4. This resolution supersedes Zoning Administrator Resolution No. ZA2023-062, which
upon vesting of the rights authorized by this minor use permit amendment, shall become
null and void.
PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF AUGUST 2024.
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations 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 shall be between 9 a.m. and 9 p.m., daily.
5. All employees of the establishment shall park onsite.
6. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code.
7. This Minor Use Permit filed as PA2024-0089, 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 Newport Beach Municipal Code, unless an extension is otherwise
granted.
8. 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.
9. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new Use Permit.
10. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
Newport Beach Municipal Code.
11. 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.
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12. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are
not allowed on Saturdays, Sundays or Holidays.
13. No outside paging system shall be utilized in conjunction with this establishment.
14. 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.
15. 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).
16. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00
p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the
Director of Community Development, and may require an amendment to this Use
Permit.
17. 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.
18. 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.
19. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach
Municipal Code.
20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
the 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 The NOW Massage including, but not limited to, Minor Use Permit
(PA2024-0089). This indemnification shall include, but not be limited to, damages awarded
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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.
Building Division
21. 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. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
Police Department
22. Strict adherence to Newport Beach Municipal Code Chapter 5.50 (Massage
Establishments) shall be upheld.
23. Prior to operation, the applicant business shall apply for and obtain an Operator’s Permit
from the Chief of Police and keep said permit in good standing.
24. All employees of the applicant business who conduct massage services on the premises
must be certified by the California Massage Therapy Council (CAMTC) (physicians,
physical therapists, and chiropractors exempt).
25. As outlined in Newport Beach Municipal Code Section 5.50.030 (Requirements of
Operation), the business shall maintain requirements of operation, and submit to
inspections by officers of the Police Department.
Code Enforcement
26. All windows (except treatment room windows) shall remain visible and transparent in
nature. Window signage shall comply with the NBMC.
27. The names of employees shall be posted upon entry and contact information and list of
state certifications shall be provided upon request. A current list of employees shall be
kept on-site and maintained at all times.
28. The owner, operator, or responsible manager’s contact information for the massage
establishment shall be provided to the City of Newport Beach Code Enforcement
Division.