HomeMy WebLinkAbout01 - Crossfit Fly Use Permit�EWPOa COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
m 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644 -3229
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CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 14, 2012
Agenda Item 1
SUBJECT: Crossfit Fly Minor Use Permit - (PA2011 -119)
3767 Birch Street
• Minor Use Permit No. UP2011 -021
APPLICANT: Crossfit Fly
PLANNER: Makana Nova, Assistant Planner
(949) 644 -3249, mnova @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: OA (Office Airport)
• General Plan: AO (Airport Office and Supporting Uses)
PROJECT SUMMARY
A minor use permit to allow a new 5,000- square -foot health /fitness facility. The
health /fitness facility would accommodate patrons for personal training by appointment.
The proposed operating hours are from 5:30 a.m. to 8:30 p.m., Monday through
Saturday. A minimum of 25 parking spaces are required to accommodate the proposed
use.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2011 -021 No. (Attachment No. ZA 1).
• The subject property is bounded to the southeast by Birch Street. The area in the
vicinity of the project site is developed with commercial retail and office uses that
support nearby John Wayne Airport.
Crossfit Fly Minor Use Permit
March 14, 2012
Page 2
• Crossfit Fly will occupy a 5,000- square -foot tenant space at the rear portion of the
existing Newport Car Wash located at the northwest end of the subject property.
Access to the property is obtained from Birch Street. The area of the subject
property is 47,294 square feet (approximately 1.1 acres). The property is developed
with one primary building and a surface parking lot with 61 parking spaces including
tandem parking.
The General Plan designates this site AO (Airport Office and Supporting Uses). The
AO land use category is intended to provide for areas appropriate for the
development of properties adjoining the John Wayne Airport for uses that support or
benefit from airport operations. These may include corporate and professional
offices; automobile sales, rental, and service; aviation sales and service; hotels; and
accessory retail, restaurant, and service uses. The proposed health /fitness facility is
consistent with these land use designations. The health /fitness facility is a retail use
that is complementary to the surrounding commercial uses.
• The site is located in the OA (Office Airport) Zoning District. The proposed
health /fitness facility requires the approval of a minor use permit because the gross
floor area exceeds 2,000 square feet in area. The project is compatible with existing
and allowed uses surrounding the John Wayne Airport area.
• The existing surface parking lot will be restriped for improved circulation with 50
parking spaces to accommodate both the health and fitness facility and the existing
car wash and automobile repair facility.
Nine tandem parking spaces for the existing car wash and automobile repair facility
were permitted through Use Permit No. UP3457, approved by the Planning
Commission on October 8, 1992. Per the use permit, off - street parking for the car
wash and automobile repair facility was analyzed at a rate of five parking spaces per
service bay. As a result of the proposed reduction in the floor area and number of
service bays, a total of 25 parking spaces will be required for the car wash and
automobile repair facility through Staff Approval No. SA2011 -015 (PA2011 -120),
which is being processed concurrently. Restriping of the parking lot will reduce the
number of tandem parking spaces from nine to five parking spaces in the surface lot.
The parking requirement for large health /fitness facilities that are greater than 2,000
square feet in gross floor area is one parking space per 200 square feet of gross
floor area. Thus, the parking requirement for the proposed 5,000- square -foot facility
is 25 parking spaces.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 1, of the California Environmental
Quality Act (CEQA) Guidelines — "Existing Facilities "). The Class 1 exemption includes
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Crossfit Fly Minor Use Permit
March 14, 2012
Page 3
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 proposed business is located
within an existing building where only minor interior alterations are required to
accommodate the new use.
PUBLIC NOTICE
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet (excluding intervening rights -of -way and waterways) of the property and posted
at the site a minimum of 10 days in advance of this hearing consistent with the
Municipal Code. Additionally, the item appeared upon the agenda for this meeting,
which was posted at City Hall and on the City website.
APPEAL PERIOD
An appeal may be filed with the Director of Community Development or City Clerk, as
applicable, within fourteen (14) days following the date the action or decision was rendered
unless a different period of time is specified by the Municipal Code. For additional
information on filing an appeal, contact the Planning Division at 949 644 -3200.
Prepared by:
Makana Nova, Assistant Planner
BW /mkn
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Applicant's Project Description
ZA 4
Site Photos
ZA 5
Project Plans
Tmp1t01 -05 -12
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2012 - # # ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2011 -021 FOR A HEALTH /FITNESS FACILITY LOCATED
AT 3767 BIRCH STREET (PA2011 -119)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Crossfit Fly, with respect to property located at 3767 Birch
Street, and legally described as Lot 55 and the southwesterly half of Lot 54, Tract 3201
also described as Parcel 1 of Resubdivision No. 983 on Parcel Map, as per map filed in
book 282, pages 14 and 15 of Parcel Maps, in the office of the County Recorder in the
County of Orange, requesting approval of a minor use permit.
2. The applicant requests a minor use permit to allow a new, 5,000- square -foot
health /fitness facility. The health /fitness facility would accommodate patrons for
personal training by appointment. The proposed operating hours are from 5:30 a.m. to
8:30 p.m., Monday through Saturday. Twenty five parking spaces are provided to
accommodate the proposed use.
3. The subject property is located within the OA (Office Airport) Zoning District and the
General Plan Land Use Element category is AO (Airport Office and Supporting Uses).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on March 14, 2012 in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 1, of the California Environmental
Quality Act (CEQA) Guidelines — Existing Facilities). 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.
2. The proposed business is located within an existing building where only minor interior
alterations are required to accommodate the new use.
Zoning Administrator Resolution No. 2012 -
Pape 2 of 8
SECTION 3. REQUIRED FINDINGS.
Minor Use Permit
In accordance with Section 20.52.020.17 of the Newport Beach Municipal Code, the following
findings and facts in support of the findings for a use permit 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 AO (Airport Office). The AO
designation is intended to provide for areas appropriate for the development of
properties adjoining the John Wayne Airport for uses that support or benefit from
airport operations. These may include corporate and professional offices; automobile
sales, rental, and service; aviation sales and service; hotels; and accessory retail,
restaurant, and service uses. The health /fitness facility is a retail use that is
complementary to the surrounding commercial uses and is consistent with these land
use designations.
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 site is located in the OA (Office - Airport) Zoning District. The OA designation is
intended to provide for areas appropriate for the development of properties adjoining
the John Wayne Airport for uses that support or benefit from airport operations. These
may include corporate and professional offices; automobile sales, rental, and service;
aviation sales and service; hotels; and accessory retail, restaurant, and service uses.
The proposed health /fitness facility, is consistent with these land use designations. The
health /fitness facility is a retail use that is consistent with land uses permitted by the
OA Zoning District.
2. The subject property provides sufficient parking to accommodate the reduced size of
the existing car wash and the proposed health /fitness facility.
3. A total of 25 off - street parking spaces are required and provided for the health /fitness
facility at a rate of one parking space per 200 square feet of gross floor area.
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Zoning Administrator Resolution No. 2012 -
Pape 3 of 8
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 operating hours are 5:30 a.m. to 8:30 a.m., Monday through Saturday.
2. The health /fitness facility consists of 5,000 square feet. The floor plan provides an
open floor area for exercise with a reception area, accessory office, and unisex
restroom. The tenant space is designed to accommodate small group coaching
classes of 10 to 15 patrons per day with one instructor.
3. The project site is located within an existing commercial building and the tenant space
is designed and developed with an open floor plan to accommodate a variety of health
and fitness techniques. The design, size, location, and operating characteristics of the
use are compatible with the adjacent car wash and surrounding uses.
4. The subject property is not located within close proximity of residential uses and the
proposed health /fitness facility is compatible with allowed uses in the OA Zoning
District.
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. Adequate circulation is provided on the subject property and 25 parking spaces are
provided for the health /fitness facility.
2. The applicant is required to provide fire extinguishers within the building, post the
maximum occupant load and equipment plan on -site, and provide ADA accessible
parking and restrooms to ensure the tenant space is physically suitable for patrons.
3. Adequate public and emergency vehicle access, public services, and utilities are
provided to the subject property. Any additional utilities upgrades will be required at
plan check and have been included in the conditions of approval.
4. The tenant improvements to the project site will comply with all Building, Public Works,
and Fire Codes. All ordinances of the City and all conditions of approval will be
complied with.
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Zoning Administrator Resolution No. 2012 -
Pape 4 of 8
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, a safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The proposed establishment will provide health and fitness services as a convenience
to the surrounding neighborhood. This will revitalize the project site and provide an
economic opportunity for the property owner to add an additional commercial tenant,
which best serves the quality of life for the surrounding community.
2. A total of 50 parking spaces will be provided in the surface parking lot. Adequate
parking is provided on -site to accommodate both the proposed use and the existing
car wash and vehicle service facility.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2011 -021, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Department in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 14TH DAY OF MARCH, 2012.
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. 2012 -
Pape 5 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
Planning Department Conditions
1. Use Permit No. UP2011 -021 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,
or an extension is otherwise granted.
2. The Zoning Administrator may add to or modify conditions of approval to this Use Permit
or revoke this Use Permit upon a determination that the operation, which is the subject of
this Use Permit, causes injury, or is detrimental to the health, safety, peace, comfort, or
general welfare of the community.
3. The project shall be in substantial conformance with the approved plot plan, floor plan
and elevations.
4. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use will be cause for revocation of this Permit.
5. The use shall be limited to a maximum of 25 instructors and students at any time
during the operating hours of 5:30 a.m. to 8:30 p.m., Monday through Saturday.
6. A total of 25 parking spaces shall be provided on -site and identified for the
health /fitness facility (based on one parking space per 200 square feet).
7. All trash shall be stored within the building or within dumpsters stored in a 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. The trash dumpsters shall have a top, which shall remain closed at all
times, except when being loaded or while being collected by the refuse collection
agency [Condition also identified in Staff Approval No. SA2011 -015 (PA2011- 120)].
8. Refuse storage facilities on the subject property shall be upgraded to meet the
requirements specified by Title 20 by providing self - locking gates. The size, design
and location of trash enclosures shall be subject to the review and approval of the
Public Works Department and Planning Division prior to issuance of a building permit
for new construction. The enclosure shall be located on a four inch concrete pad
screened by a six foot high decorative concrete block wall that is compatible with the
architectural design of the buildings. The enclosures shall incorporate a cover of
decorative beams or other roofing material to provide security and visual screening
from above [Condition also identified in Staff Approval No. SA2011 -015 (PA2011- 120)].
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Zoning Administrator Resolution No. 2012 -
Pape 6 of 8
9. 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).
10. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of this health /fitness facility that would attract large
crowds, include any form of on -site media broadcast, or any other activities as
specified in the Newport Beach Municipal Code to require such permits.
11. The operator of the facility shall be responsible for the control of noise generated on
the subject facility. Pre - recorded music may be played in the tenant space, provided
exterior noise levels outlined below are not exceeded. The noise generated by the
proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach
Municipal Code. The maximum noise shall be limited to no more than depicted below
for the specified time period unless the ambient noise level is higher:
12. Prior to issuance of building permits, the applicant shall submit to the Planning
Department an additional copy of the approved architectural plans for inclusion in the
use permit file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11- inches by 17- inches. The plans shall accurately
depict the elements approved by this Planning Director's Use Permit and shall
highlight the approved elements such that they are readily discernible from other
elements of the plans.
13. 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 relating
(directly or indirectly) to City's approval of the Crossfit Fly Minor Use Permit including,
but not limited to, Minor Use Permit No. UP2011 -021 (PA2011 -119). 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
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Between the hours
Between the hours
of 7:OOAM
of 10:00PM
and
and 7:OOAM
10:OOPM
Location
Interior
Exterior
Interior
Exterior
Commercial Property
N/A
65dBA
N/A
60dBA
12. Prior to issuance of building permits, the applicant shall submit to the Planning
Department an additional copy of the approved architectural plans for inclusion in the
use permit file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11- inches by 17- inches. The plans shall accurately
depict the elements approved by this Planning Director's Use Permit and shall
highlight the approved elements such that they are readily discernible from other
elements of the plans.
13. 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 relating
(directly or indirectly) to City's approval of the Crossfit Fly Minor Use Permit including,
but not limited to, Minor Use Permit No. UP2011 -021 (PA2011 -119). 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
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Zoning Administrator Resolution No. 2012 -
Pape 7 of 8
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
14. A total of two disabled parking spaces, including one van accessible parking space shall
be provided for both uses on -site [Condition also identified in Staff Approval No. SA2011-
015 (PA2011- 120)].
15. A unisex handicap accessible restroom shall be provided within the tenant space.
16. A floor plan shall be posted within the health /fitness facility that includes an equipment
layout and maximum occupant load. The occupant load shall not exceed 49 in order to
comply with the B Occupancy classification.
17. Truncated domes shall be provided at the vehicular cross path.
18. The project and all tenant improvements must comply with the most recent, City- adopted
version of the California Building Code.
Fire Department
19. Fire extinguishers shall be located within 75 feet of travel distances from all portions of
the building. C.F.C. Sec. 906.1.
Public Works
20. The drive aisle shall be clear at all times to accommodate vehicle circulation.
21. The stalls assigned for the fitness facility shall be marked on -site.
22. The dead end drive aisle shall be accompanied by a dedicated turnaround space and a
5 -foot minimum drive aisle extension /hammerhead.
23. The van accessible parking stall shall provide an 8 -foot wide accessible aisle.
24. The parking layout shall comply with City Standard STD - 805 -L -A and STD - 805 -L -B.
25. Wheel stops shall be installed at Parking Space Nos. 37 and 38 to ensure parked
vehicles do not encroach into Parking Space No. 36 as designated on the approved
plans.
Utilities
26. The existing single check valve on the fire service shall be upgraded to a double check
detector assembly unless otherwise approved by the Public Works Department.
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Zoning Administrator Resolution No. 2012 -
Pape 8 d 8
27. All new and existing domestic water service shall be protected by a reduced pressure
device per City Standard SDT- 520 -L -A unless otherwise approved by the Public Works
Department.
28. All new and existing sewer laterals shall have a cleanout installed per City Standard
STD - 406 -L.
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Attachment No. ZA 2
Vicinity Map
VICINITY MAP
Minor Use Permit No. UP2011 -021
PA2011 -119
3767 Birch Street
Attachment No. ZA 3
Applicant's Project Description
Project Description and Justification — Revised per Notice of Incomplete Filing dated 7 -5 -11
1. The OA (Office Airport) designation Is intended to provide for the development of properties
adjoining the John Wayne Airport for uses that support or benefit from airport operations. These may
include professional offices, aviation retail, automobile rental, sales, and service, hotels, and ancillary
retail, restaurant, and service uses. The proposed health /fitness facility (large) will be a service use that
will be accessory and compatible to the other uses in the vicinity.
2. A health /fitness facility (large) is permitted in the OA (Office Airport) Zoning District with the
acquisition of a minor use permit.
3. The proposed occupant is a personal training fitness facility offering one -on -one and small group
coaching which includes conditioning such as ply metrics and jump rope, bodyweight exercises such as
push -ups and sit -ups as well as free weight training with equipment such as dumbbells and kettle bells.
Traditional fitness "equipment" and machines are not utilized. All services provided will be by
appointment only. Appointments will be made during the hours of 5:30am to 8:30pm, Monday through
Saturday.
4. The designated portion of 3767 Birch Street for the proposed occupant is the western most
5,000sf. This area will work well for the business as the floor plan is open and accessible to plenty of
fresh air with the large rollup door. Required parking for the use can be accommodated and is more
than enough for practical operation.
5. The business is well suited to share a building with the car wash as clients will often use both
services simultaneously. As with other uses in the vicinity, airport noise and noise from the carwash are
of no consequence to the operation of the business.
6. The health /fitness facility will initially serve approximately 10 -15 patrons per day.
U.69191) BV'
PLANNI O D PAR. ME 1
AUG 24 2011
CITY OF NEWPORT BEACH
Jill Baker
CrossFit Fly
20292 Orchid Street
Newport Beach, CA 92660
December 15, 2011
Seimone Jurjis
Chief Building Official
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
RE: Minor Use Permit No. UP2011 -021 (PA2011 -119), CrossFit Fly, 3767 Birch Street
Dear Mr. Jurjis:
Please allow this letter to accompany our "Request for Modification' application (attached)
CrossFit Fly is a personal training facility offering one -on -one and small group classes which include instruction
on conditioning, Olympic weightlifting, and kettlebell technique. The nature of the skills that we teach
requires a very low coach to client ratio. To maintain this control, all of our sessions are provided by
appointment only. We do not offer any "drop in" training.
Our small group classes will sell out at 10 clients, with one coach. This personalized structure is a core value to
our business, and the philosophy by which we will operate initially and throughout our projected growth.
When our business is running at the maximum projection, two small group classes may run simultaneously. In
this scenario, there could be up to 22 people in the facility at one time.
Inconsideration of the way that our business operates, we respectfully request;
a. Confirmation of our occupancy as "B", per CBC 304.1 "training and skill development ", and
b. An exception per CBC 1004.1.1 to use a design occupant load of no more than 49, as described above.
Sincerely,
Jill Baker
CrossFit Fly
Attachment No. ZA 4
Site Photos
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Attachment No. ZA 5
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