HomeMy WebLinkAbout02_Radiant Hot Yoga MUPfiEWPOe COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING DIVISION
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u m 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644 -3229
C7CIFURN�C www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 26, 2012
Agenda Item No. 2
SUBJECT: Radiant Hot Yoga Minor Use Permit - (PA2012 -101)
1200 Bison Avenue, C -1
Minor Use Permit No. UP2012 -018
APPLICANT: Darlene Dearen
PLANNER: Melinda Whelan, Assistant Planner
(949) 644 -3221, mwhelan(a-)newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: PC -5 (Newport Ford Planned Community)
• General Plan: CG (General Commercial)
PROJECT SUMMARY
A minor use permit to convert an existing 2,125- square -foot commercial suite into a health
and fitness club in the form of a yoga studio within an existing shopping center. The suite
would be improved with a workout area, reception /retail area, restrooms and storage
lockers for patrons. Approximately 4 to 6 classes would be held per day from 5:30 a.m.
until 7:00 p.m. The parking spaces would be provided by the shared parking lot of the
shopping center.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2012 -018 (Attachment No. ZA 1).
Radiant Hot Yoga
September 26, 2012
Page 2
• The yoga studio will be located within the Newport North shopping center which
is designated to include such development. The General Commercial (CG)
designation of the General Plan allows health and fitness clubs including yoga
studios.
• The Newport North shopping center abuts residential land uses to the North;
however, the proposed use is separated from these residences by parking lots,
roadways and other commercial uses. The yoga studio has been conditioned to
regulate exterior noise levels to limit the impact on neighboring land uses.
• Parking is provided within the Newport North Shopping Center. Two additional
parking spaces are required for the increased parking requirement which is 11
spaces. The Newport North Shopping Center provides the surplus parking
spaces necessary to accommodate the additional requirement. The use permit is
conditioned so that any expansion in area may require additional parking spaces
and an amendment to the use permit.
ENVIRONMENTAL REVIEW
The project qualifies for Class 1 (Existing Facilities) categorical exemption, Section
15301 of the California Environmental Quality Act. It is a minor change in use within an
existing suite of a shopping center with minimal construction in the form of a tenant
improvement.
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 prior to the decision date, 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 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
(e.g., Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line
adjustments, or lot mergers). For additional information on filing an appeal, contact the
Planning Division at 949 644 -3200.
TmpIt:07 -31 -12
Prepared by:
Melinda Whelan
Assistant Planner
GR /msw
Attachments
TmpIt:07 -31 -12
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Plans
Radiant Hot Yoga
September 26, 2012
Page 3
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2012 -0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP 2012 -018 FOR A HEALTH AND FITNESS CLUB IN THE
FORM OF A YOGA STUDIO WITHIN AN EXISTING SHOPPING
CENTER LOCATED AT 1200 BISON AVENUE (PA2012 -101)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Darlene Dearen, with respect to property located at 1200
Bison Avenue, and legally described as Lot 6 of Tract Map 12309 requesting approval of
a Minor Use Permit.
2. The applicant proposes to convert an existing 2,125- square -foot commercial suite into a
health and fitness club in the form of a yoga studio within an existing shopping center.
The suite would be improved with a workout area, reception /retail area, restrooms and
storage lockers for patrons.
3. The subject property is located within the North Ford Planned Community District (PC -5)
and the General Plan Land Use Element category is General Commercial (CG).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on September 26, 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.
This project has been determined to be categorically exempt under the
requirements of the California Environmental Quality Act under Class 1
(Existing Facilities) categorical exemption, Section 15301 of the California
Environmental Quality Act.
2. The project is proposing a commercial service use within an existing
commercial shopping center with a minor tenant improvement.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020F. of the Newport Beach Municipal Code, the following
findings and facts in support of such findings are set forth:
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 2 of 6
Finding:
A. The use is consistent with the General Plan and any applicable specific plan
Facts in Support of Finding:
1. The shopping center has a General Plan land use designation of General Commercial
which is intended to provide for a wide variety of commercial activities to serve
citywide needs such as the yoga studio.
2. The site is not within a specific plan.
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 proposed yoga studio is within the commercial area (Newport North Shopping
Center) of the North Ford Planned Community District (PC -5) which is intended to
provide services for the surrounding residential community.
2. Parking is provided by the shared parking lots of the shopping center. The proposed
health and fitness club in the form of a yoga studio requires only 2 additional parking
spaces compared to a general retail use. This additional parking is provided by the
existing shared shopping center parking lots.
3. The minor use permit is conditioned to require the potential for additional parking and
an amended use permit if square footage is added to the yoga studio.
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 existing suite where the yoga studio will be located is within a shopping center
that contains various commercial retail and service uses.
2. The yoga studio will provide an additional service for the surrounding community and
will also offer a city -wide service consistent with the intent of the General Plan.
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 3 of 6
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 yoga studio will be located in a suite in the southwest corner of the existing
shopping center with access from Bison Avenue and Camelback Street. Additionally,
there is a bike path that provides access along MacArthur Boulevard.
2. The existing shopping center parking lot provides adequate circulation and access for
the proposed yoga studio and the existing uses as approved by the City Traffic
Engineer.
3. The tenant improvements will meet all Fire and Building Code regulations.
Finding:
E. The 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.
1. The yoga studio will provide a convenient service to the neighborhood and the City.
2. The use with its operational characteristics including hours of operation fits well with
the existing uses within the shopping center as well as with the surrounding residential
neighborhoods. A condition is in place to regulate the exterior noise levels in
compliance with the Municipal Code and to mitigate impacts to the surrounding
neighborhood.
3. The improvement of the suite to accommodate the use will not impact the overall
operation of the shopping center.
4. The use will not create any additional impacts outside of the existing shopping center
operation.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Use Permit No.
UP2012 -018, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 4 of 6
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 City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 26th DAY OF SEPTEMBER, 2012.
Patrick Alford, Zoning Administrator
Tmplt: 05/16/2012
Zoning Administrator Resolution No. ZA2012 -0 ##
Paqe 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project- specific conditions are in italics)
PLANNING
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. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.67 of the Newport Beach
Municipal Code.
3. Use Permit No. UP20012 -018 shall expire unless exercised within 24 months from the
date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code,
unless an extension is otherwise granted.
4. Any addition to the 2,125 square foot yoga studio may require additional parking and
an amendment to the use permit.
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. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
7. This Use Permit may be modified or revoked by the Zoning Administrator should they
determine 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.
8. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Use Permit or the processing
of a new Use Permit.
9. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Tmplt: 05/1612012
Zoning Administrator Resolution No. ZA2012 -0 ##
Pace 6 of 6
10. 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.
11. 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.
12. 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 relate (directly
or indirectly) to City's approval of the Radiant Hot Yoga including, but not limited to, the
PA2012 -101 for Use Permit No. UP2012 -018. 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 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.
Public Works Conditions
13. Parking layout shall comply with the City Traffic Engineer approved parking layout for
the shopping center.
Tmplt: 05/1612012
Between the hours of 7:OOAM
and 10:OOPM
Between the hours of
10:00PM and 7:OOAM
Location
Interior
Exterior
Interior
Exterior
Residential Property
45dBA
55dBA
40dBA
50dBA
Residential Property located within
100 feet of a commercial property
45dBA
60dBA
45dBA
50dBA
Mixed Use Property
45dBA
60dBA
45dBA
50dBA
Commercial Property
N/A
65dBA
N/A
60dBA
10. 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.
11. 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.
12. 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 relate (directly
or indirectly) to City's approval of the Radiant Hot Yoga including, but not limited to, the
PA2012 -101 for Use Permit No. UP2012 -018. 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 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.
Public Works Conditions
13. Parking layout shall comply with the City Traffic Engineer approved parking layout for
the shopping center.
Tmplt: 05/1612012
Attachment No. ZA 2
Vicinity Map
Minor Use Permit No. UP2012 -018
PA2012 -101
1200 Bison Avenue, C -1
Attachment No. ZA 3
Project Plans
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