HomeMy WebLinkAbout02_Mario's Butchery MUP_PA2024-0185CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 30, 2025
Agenda Item No. 2
SUBJECT: Mario’s Butchery (PA2024-0185)
▪Minor Use Permit
SITE LOCATION: 1000 North Bristol Street, Suites 29 and 30
APPLICANT: Mario Llamas
OWNER: Plaza Newport, LP
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221, mwhelan@newportbeachca.gov
LAND USE AND ZONING
•Zoning District: PC-11 (Newport Place)
•General Plan Land Use Category: CG (General Commercial)
PROJECT SUMMARY
A minor use permit to allow the expansion of an existing Take-out service -- Fast-Casual
establishment within an existing commercial shopping center. The project would allow the
existing business to expand into the adjacent suite. No late hours (after 11:00 p.m.), live
entertainment, or alcohol service is requested as part of the application. The business
would include a maximum of 20 seats including the outdoor dining area. If approved, this
minor use permit would supersede Specialty Food Service Permit No. SF0023 and
Outdoor Dining Permit No. 0063.
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 filed
as PA2024-0185 and superseding Specialty Food Service Permit No. SF0023 and
Outdoor Dining Permit No. 0063 (Attachment No. ZA 1).
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DISCUSSION
• Food service uses have been operating within the existing suite since at least 1994.
Specialty Food Service Permit No. SF0023 was approved in 1994 for a coffee house
in the subject suite. SF0023 allowed 20 seats maximum within the coffee house, no
late hours (past 11:00 p.m.), and no alcohol service. The parking rate was 1 space
per 250 square feet of floor area. In 2000, the Planning Director approved Accessory
Outdoor Dining Permit No. OD0063 to allow accessory outdoor dining for the coffee
house. OD0063 allowed a maximum of 15 seats and 170 square feet in area, with no
additional parking required. Mario’s Butchery was established in 2020 consistent with
the provisions of SF0023 and OD0063, therefore, a new minor use permit was not
required.
• The proposed project is to expand the existing Mario’s Butchery (Suite 30) into the
adjacent 1,200-square-foot tenant space, Suite No. 29, which was previously
occupied by a retail optometry shop. The total combined space for Mario’s Butchery
would be 2,950-square feet. No operational changes are proposed including hours of
operation and number of seats, as the only seating is within the outdoor dining area.
The hours of operation will remain from 8:00 a.m. to 7:00 p.m. during the week
(Monday through Friday) and 8:00 a.m. to 5:00 p.m. on Saturday or Sunday. The hours
will be conditioned to 7:00 a.m. 10:00 p.m. daily to provide flexibility for the operation.
No alcohol sales or live entertainment are proposed.
• Although Outdoor Dining Permit No. OD0063 allowed 15 seats within the patio and
Specialty Food Permit No. SF0023 allowed up to 20 seats inside the suite, this minor
use permit will only allow up to 20 seats total inclusive of both the interior and exterior
seats.
• Project implementation includes expanding the kitchen area and reconfiguring the
existing layout to provide easier access for take-out orders and service. A building
permit will be required for the tenant improvement.
• The property is located within General Commercial Site 3 of the PC-11 (Newport Place
Planned Community) Zoning District. Restaurants are a permitted use in General
Commercial Site 3 of the Newport Place Planned Community District (PC-11), subject
to the approval of a use permit. A take-out, fast casual use with no late hours and no
alcohol service requires a minor use permit.
• Access to the shopping center is obtained through two separate driveways along
Bristol Street North and one driveway on Dove Street. Existing uses within the
shopping center include retail sales, personal services, restaurants, and an urgent
care.
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• The Plaza Newport Shopping Center provides parking pursuant to Section 20.40.040
(Off-Street Parking Spaces Required) of the Newport Beach Municipal Code (NBMC) as
required in the Development Regulations in PC-11. The shared parking lot provides 226
parking spaces for use by the various tenants including Mario’s Butchery. The shopping
center’s shared parking calculations, including the proposed expansion for Mario’s
Butchery, are provided in a parking summary as Attachment No. ZA 3.
• Specialty Food Permit No. SF0023 established a parking requirement of 1 space per
250 square feet of floor area (7 spaces) for Suite 30. Additionally, Outdoor Dining Permit
No. OD0063 limited the outdoor area to 170 square feet maximum and 15 seats with no
additional parking required. Section 20.40.040 of the NBMC requires 1 space per 250
square feet for take-out service fast casual establishments including any outdoor dining
areas. Therefore, the existing Mario’s Butchery is considered existing non-conforming
as no parking is provided for the outdoor dining patio.
• Furthermore, the shopping center, including Mario’s Butchery, is considered existing
nonconforming due to previously approved parking waivers for eating and drinking
establishments. However, Section 20.38.060(B)(1) (Nonconforming Parking) of the
NBMC allows a change of use without providing additional parking provided there is
no intensification of use, and the use does not require more than 1 parking space per
250 square feet of gross area. The previous optometry retail store that occupied the
proposed space in Suite 29, also had a parking requirement of 1 space per 250 square
feet. The existing outdoor dining will remain with no change in size or number of seats
(i.e. no intensification). The proposed expansion of Mario’s Butchery into the adjacent
suite is classified under the Take-out service-Fast-Casual eating and drinking
establishment as no more than 20 seats, no alcohol service, and no late hours are
proposed. Section 20.40.040 of the NBMC requires 1 space per 250 square feet for
Take-out service-Fast Casual eating and drinking establishments. Therefore, consistent
with Section 20.38.060(B)(1) of the NBMC, the expanded Mario’s Butchery does not
require any additional parking. A future change in the type of food service such as adding
alcohol service, late hours, or more than 20 seats would be considered intensification of
use and would require a Conditional Use Permit and Parking Waiver for the shopping
center from the Planning Commission.
• The approval of this Minor Use Permit will supersede Specialty Food Permit No. SF0023
and Outdoor Dining Permit No. 0063 and all applicable conditions will be consolidated
or updated as part of this use permit. The outdoor dining area is existing nonconforming
due to the updated parking requirement for outdoor dining for Take-out service-Fast-
Casual establishments. Today the Take-out service-Fast-Casual establishments are
required to be parked as part of the 1/250 square feet, where outdoor dining did not
require any additional parking for the patio. Therefore, consistent with the Outdoor Dining
Permit, a condition is in place limiting the area to the existing size of 170 square feet and
15 seats so no intensification would occur. An addition to the outdoor dining area would
require parking at a rate of 1 space per 250 square feet or a parking waiver.
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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 the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The
existing 1,200-square-foot retail space is being improved to allow a negligible expansion of
an existing commercial establishment, with no intensification of parking or increase in
seating. The existing retail that previously occupied the subject space falls within the similar
retail- commercial-service use.
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 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 the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
LAW/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Parking Summary
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A MINOR USE
PERMIT FOR A TAKE-OUT SERVICE-FAST CASUAL
ESTABLISHEMENT LOCATED AT 1000 BRISTOL STREET
NORTH, SUITES 29 AND 30 (PA2024-0185)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Mario Llamas, concerning property located at 1000 Bristol
Street North (Suites 29 and 30), and legally described as Parcel 1 in Resubdivision 541
requesting approval of a minor use permit.
2. The applicant proposes a minor use permit to allow the expansion of an existing Take-out
service- Fast-Casual establishment within an existing commercial shopping center. The
project would allow the existing business to expand into the adjacent suite. No late hours
(after 11:00 p.m.), live entertainment, or alcohol service is requested as part of the
application. The business would include a maximum of 20 seats including the outdoor
dining area. If approved, this minor use permit would supersede Specialty Food Service
Permit No. SF0023 and Outdoor Dining Permit No. 0063.
3. The subject property is designated CG (General Commercial) by the General Plan Land
Use Element and is located within the PC-11 (Newport Place Planned Community –
General Commercial Site 3) Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on January 30, 2025 online via Zoom. A notice of the 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) under 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 Class 1 exemption includes the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The existing
1,200-square-foot retail space is being improved to allow a negligible expansion of an existing
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commercial establishment, with no intensification of parking or increase in seating. The
existing retail that previously occupied the subject space falls within the similar retail-
commercial-service type use.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020(F) (Minor Use Permits - Findings and Decision) of
the Newport Beach Municipal Code, 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 land use designation for this site is CG (General Commercial). The
CG designation is intended to provide for a wide variety of commercial activities
oriented primarily to serve citywide or regional needs. The food service establishment
is consistent with this land use designation, as the use will serve residents and
persons working in the area.
2.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 Plaza Newport Shopping Center provides parking pursuant to Section 20.40.040
(Off-Street Parking Spaces Required) of the Newport Beach Municipal Code (NBMC)
as required in the Development Regulations in PC-11.
2.Specialty Food Permit No. SF0023 established a parking requirement of 1 space per
250 square feet of floor area (7 spaces) for Suite 30. Additionally, Outdoor Dining
Permit No. OD0063 limited the outdoor area to 170 square feet maximum and 15
seats with no additional parking required. Section 20.40.040 of the NBMC requires
1 space per 250 square feet for take-out service, fast-casual establishments
including any outdoor dining areas. Therefore, the existing Mario’s Butchery is
considered existing non-conforming as no parking is provided for the outdoor dining
patio.
3.Furthermore, the shopping center, including Mario’s Butchery, is considered existing
nonconforming due to previously approved parking waivers for eating and drinking
establishments. However, Section 20.38.060(B)(1) (Nonconforming Parking) of the
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NBMC allows a change of use without providing additional parking provided there is
no intensification of use, and the use does not require more than 1 parking space
per 250 square feet of gross area. The previous optometry retail store that occupied
the proposed space in Suite 29, also had a parking requirement of 1 space per 250
square feet. The existing outdoor dining will remain with no change in size or number
of seats (i.e. no intensification). The proposed expansion of Mario’s Butchery into the
adjacent suite is classified under the Take-out service-Fast-Casual eating and
drinking establishment as no more than 20 seats, no alcohol service, and no late
hours are proposed. Section 20.40.040 of the NBMC requires 1 space per 250
square feet for Take-out service-Fast-Casual eating and drinking establishments.
Therefore, consistent with Section 20.38.060(B)(1) of the NBMC, the expanded
Mario’s Butchery does not require any additional parking. A future change in the type
of food service such as adding alcohol service, late hours, or more than 20 seats
would be considered intensification of use and would require a Conditional Use
Permit and Parking Waiver for the shopping center from the Planning Commission.
4. The approval of this Minor Use Permit will supersede Specialty Food Permit No.
SF0023 and Outdoor Dining Permit No. 0063 and all applicable conditions will be
consolidated or updated as part of this use permit. The outdoor dining area is existing
nonconforming due to the updated parking requirement for outdoor dining for Take-
out service-Fast-Casual eating and drinking establishments. Today the Take-out-
Fast-Casual establishments are required to be parked as part of the 1/250 square
feet, where outdoor dining did not require any additional parking for the patio.
Therefore, consistent with the Outdoor Dining Permit, a condition is in place limiting
the area to the existing size of 170 square feet and 15 seats so no intensification
would occur. An addition to the outdoor dining area would require parking at a rate
of 1 space per 250 square feet or a parking waiver.
5. As conditioned, the proposed establishment will comply with Zoning Code standards
for eating and drinking establishments.
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 project includes expanding the existing take-out service, fast-casual eating and
drinking establishment (1,750 square feet) into the adjacent 1,200 square foot retail
space resulting in a total 2,950-square-foot tenant space. Project implementation
includes expanding the existing kitchen area and reconfiguring the existing layout to
provide easier access for take-out orders and service. No changes are proposed to
the existing outdoor dining area. A building permit will be required for the tenant
improvement.
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2. The project is located within the Plaza Newport Shopping Center. The shopping
center includes existing personal services, retail sales, eating and drinking
establishments, and an urgent care. The surrounding area consists of retail and
office buildings with the closest residential located across the 73 Freeway adjacent
to South Bristol Street. The project’s operational characteristics are conditioned to
help ensure the use is compatible with the residential and other commercial uses in
the vicinity.
3. As conditioned, the allowed hours of operation are 7:00 a.m. to 10:00 p.m., daily,
thereby limiting the likelihood of late night or early morning land use conflicts with
nearby businesses.
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 Plaza Newport Shopping Center is approximately five acres and is developed
with approximately 170,000 square feet in four (4) multi-tenant buildings and a
parking lot. The existing buildings and parking lot have functioned satisfactorily with
the current configuration which allows vehicular access from two separate driveways
along North Bristol Street and one on Dove Street.
2. Adequate public and emergency vehicle access, public services, and utilities are
provided within the existing property and the proposed project will not negatively
affect emergency access.
3. The expansion of the existing use into the adjacent suite does not include an
increase of floor area or footprint of the existing building within the shopping center.
All improvements are confined to the interior of the existing tenant spaces.
Finding:
E. 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.
Facts in Support of Finding:
1. Food service uses have been operating in Suite 30 since at least 1994 without any
detriment to the surrounding neighborhood.
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2.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.
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 with the establishment.
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 under 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 the Minor Use
Permit filed as PA2024-0185, subject to the conditions outlined 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 a call for review is filed with the
Community Development Director by the provisions of Title 20 Planning and Zoning, of
the Newport Beach Municipal Code.
4.This resolution supersedes Specialty Food Permit No. SF0023 and Outdoor Dining
Permit No. OD0063, which upon vesting of the rights authorized by this Minor Use
Permit, shall become null and void.
PASSED, APPROVED, AND ADOPTED THIS 30th DAY OF JANUARY 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
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 total number of seats (including both indoor and outdoor seats) shall not exceed 20.
No alcohol service is permitted. The existing outdoor dining area shall be limited to 170
square feet.
3. An expansion of the outdoor dining area, the provision of more than 20 seats, the
addition of alcohol service, or any other change that intensifies the use classification
shall require a Conditional Use Permit including a new Parking Waiver for the shopping
center from the Planning Commission.
4. The hours of operation shall be limited to between the hours of 7:00 a.m. and 10:00
p.m., daily.
5. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
6. The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused the revocation of this Use
Permit.
7. 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 Newport
Beach Municipal Code.
8. Minor Use Permit filed as PA2024-0185 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060 of the Newport Beach
Municipal Code unless an extension is otherwise granted.
9. This 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 are
detrimental to the public health, welfare, or materially injurious to property or
improvements in the vicinity or if the property is operated or maintained to constitute a
public nuisance.
10. Any change in operational characteristics or other modification to the approved plans,
may require an amendment to this Minor Use Permit or the processing of a new Minor
Use Permit.
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11. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the
building permits.
12. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, 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.
13. Before 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.
14. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards)
and 10.26.030 (Interior Noise Standards), and other applicable noise control
requirements of the Newport Beach Municipal Code (NBMC).
15. 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 leasing agent.
16. Construction activities shall comply with Section 10.28.040 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,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Sundays, or Holidays.
17. No outside paging system shall be utilized in conjunction with this establishment.
18. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
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.
20. The exterior of the business shall be always maintained free of litter and graffiti. 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.
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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. 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.
23. Storage outside of the building in the front or at the rear of the property shall be
prohibited, except for the required trash container enclosure.
24. A Special Events Permit is required for any event or promotional activity outside the
normal operating 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.
25. To the fullest extent permitted by law, the 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 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 Mario’s Butchery including, but not limited to,
PA2024-0185. This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in
connection with such claim, action, causes of action, suit, or proceeding whether incurred
by the applicant, City, and/or the parties initiating or bringing the such proceeding. The
applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that
which City incurs in enforcing the indemnification provisions outlined in this condition. The
applicant shall pay to the City upon demand any amount owed to the City under the
indemnification requirements prescribed in this condition.
Building Division
26. 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 before the issuance of a building permit.
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27. Plumbing fixtures shall comply with California Plumbing Code Table 422.1.
28. All exit access doors shall have panic hardware in assembly occupancy with occupant load
greater than 50 (CBC 1010.5.9)
29. An accessible path of travel is required from the public right-of-way and parking space to
subject tenant space.
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Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Minor Use Permit
PA2024-0185
1000 Bristol Street North (Suites 29 and 30)
Subject Property
Subject Suites
16
Attachment No. ZA 3
Parking Summary
17
1000 Bristol Street North, Plaza Newport Parking Table 2024
Suite Tenant Floor Area Parking Ratio Parking Required Notes
1 Fedex 2850 1/250 12
2 Urgent Care 2150 1/250 9 Pre-medical Ordinance, MD 4905, OD 57
3-5 Johnson Fitness 3900 1/200 16 Retail store not a gym
6 Sweetfin 1300 1/250 6 SF 031
7 Fair Oaks Cigar 1300 1/250 6
8 MOULIN 1100 5 PA 2014-211 Staff Approval
9-10 MOULIN 2750 Parking Waiver 11 UP 3508, PA 2014-211 Waived 48 Spaces
11 Bouillon 2275 1/40 NPA 30 PA 2013-248, UP 1838 Waived 12 Spaces
12 Bouillon 1200 1/250 5
13 Sunny Fresh Cleaners 1200 1/250 5
14 Cirkel Fitness 1200 1/250 5 Health & Fitness <2000 SF
15 The Denim Lab 1200 1/250 5 Will become OC Optometry
16 Pandora Nail 1200 1/80 15 UP 3198
17 Floraltique 1200 1/250 5
18 Activ8 1200 1/250 5
19 Chaba 1200 1/250 5 PA2011-202,UPD78
20 Chaba 1100 1/250 5 PA2015-039
21 Haut Spa 1100 1/200 6
22-23 Vogue 2350 1/250 10 UP3609
24-25 Boulangerie 2600 1/250 12
26-27 Bike House-Bike Shop 2600 1/250 12
28 Vibe 1300 1/40NPA 14
29-30 Mario ButcheryMario's Butchery*2950 1/250 12
*Outdoor dining existing nonconforming 215 Spaces Required with Waiver 275 Spaces Total Required
170 SF
Total Spaces on Site 226
18
Attachment No. ZA 4
Project Plans
19
20