HomeMy WebLinkAbout03 - Pressed Juicery - PA2014-114 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT
9 PLANNING DIVISION
u x $ 100 Civic Center Drive, P.O.Box 1768,Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
c9LIFOR www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 14, 2014
Agenda Item No. 3
SUBJECT: Pressed Juicery - (PA2014-114)
1116 Irvine Avenue
Minor Use Permit No. UP2014-028
APPLICANT: Pirzadeh & Associates, Inc.
PLANNER: Jason Van Patten, Planning Technician
(949) 644-3234, jvanpatten@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: CN (Commercial Neighborhood)
• General Plan: CN (Neighborhood Commercial)
PROJECT SUMMARY
A minor use permit to allow the operation of a take-out service limited, eating and
drinking establishment within the Westcliff Plaza shopping center. No late hours (after
11:00 p.m.) or alcohol service are proposed as part of the application, and parking for
the use will be provided in the shared shopping center parking lot.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2014-028 (Attachment No. ZA 1).
DISCUSSION
• The proposal is to convert a vacant 975-square-foot retail tenant space (formerly
Champagne — clothing) into a take-out service limited, eating and drinking
establishment that will serve smoothies and cold pressed juices. The proposed
hours of operation are 7:00 a.m. to 8:00 p.m., Monday through Friday, and 8:00
a.m. to 7:00 p.m. Saturday and Sunday. No seating, no late hours (after 11:00
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Pressed Juicery
Zoning Administrator, August 14, 2014
Page 2
p.m.), and no alcohol service are proposed as part of this application. In order to
allow for future flexibility, conditions of approval are included allowing up to a
maximum of six seats and hours of operation between 7:00 a.m. and 11:00 p.m.
daily.
• The proposal complies with Zoning Code standards for a take-out service limited,
eating and drinking establishment, including the requirement not to exceed a
maximum of six seats.
• The subject property is located in the Commercial Neighborhood (CN) Zoning
District which is intended to provide for areas appropriate for a limited range of
retail and service uses developed in one or more distinct centers oriented to
serve primarily the needs of and maintain compatibility with residential uses in
the immediate area. A take-out service limited, eating and drinking establishment
is a permitted use within the Zoning District, subject to the approval of a minor
use permit pursuant to Table 2-5 of Newport Beach Municipal Code Section
20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements).
• The property is designated Neighborhood Commercial (CN) by the Land Use
Element of the General Plan which is consistent in intent with the CN Zoning
District. The proposed establishment is a commercial use intended to serve
nearby residents, the surrounding community, and visitors to the City of Newport
Beach. Therefore, the use is consistent with this land use category.
• Parking for the proposed establishment is provided within the shared shopping
center parking lot. The parking requirement for a take-out service limited, eating
and drinking establishment (1 space per 250 square feet) is the same standard
required of the previous retail tenant, and does not necessitate additional parking
on site.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1
exemption authorizes minor alterations to existing structures involving negligible or no
expansion of use. The proposed project involves interior improvements to convert a
previous retail use to a take-out service limited, eating and drinking establishment and
involves no expansion in floor area or change in parking requirement.
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
3
Pressed Juicery
Zoning Administrator, August 14, 2014
Page 3
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 may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
I
Jas g.,'Van Patten
Planning Technician
Jwjvp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Project Plans
4
Attachment No. ZA 1
Draft Resolution
5
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RESOLUTION NO. ZA2014-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2014-028 FOR A TAKE-OUT SERVICE LIMITED, EATING
AND DRINKING ESTABLISHMENT LOCATED AT 1116 IRVINE
AVENUE (PA2014-114)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Pirzadeh and Associates, Inc., with respect to property
located at 1116 Irvine Avenue, and legally described as a portion of Lot 5 in Tract No.
4824 requesting approval of a minor use permit.
2. The applicant requests a minor use permit to allow the operation of a take-out service
limited, eating and drinking establishment within the Westcliff Plaza shopping center.
No late hours (after 11:00 p.m.) or alcohol service are proposed as part of the
application, and parking for the use will be provided in the shared shopping center
parking lot.
3. The subject property is located within the Commercial Neighborhood (CN) Zoning District
and the General Plan Land Use Element category is Neighborhood Commercial (CN).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on August 14, 2014, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. 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. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. This exemption authorizes minor alterations to existing structures involving negligible
or no expansion of use. The proposed project involves interior improvements to
convert a previous retail use to a take-out service limited, eating and drinking
establishment and involves no expansion in floor area or change in parking
requirement.
Zoning Administrator Resolution No. ZA2014-0##
Page 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) 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 designates the site as Neighborhood Commercial (CN) which is
intended to provide for a limited range of retail and service uses developed in one or
more distinct centers oriented to primarily serve the needs of and maintain
compatibility with residential uses in the immediate area.
2. The proposed establishment will occupy a tenant space within the Westcliff Plaza
shopping center and is intended to provide a service not only to visitors, but also to
residents within the immediate neighborhood and surrounding area, and is therefore
consistent with the CN designation.
3. A variety of eating and drinking establishments exist within the shopping center and
the proposed take-out service would be complementary to the surrounding commercial
and residential uses.
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 property is located in the Commercial Neighborhood (CN) Zoning District. The
proposed establishment which includes kitchen facilities, no seating, no alcohol
service, and no late hours is a permitted use subject to the approval of a minor use
permit pursuant to Newport Beach Municipal Code Section 20.20.020 (Commercial
Zoning Districts Land Uses and Permit Requirements).
2. Parking for the proposed establishment is provided within the shared shopping center
parking lot. The parking requirement for a take-out service limited, eating and drinking
establishment (1 space per 250 square feet) is the same standard required of the
previous retail tenant, and does not necessitate additional parking on site.
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Zoning Administrator Resolution No. ZA2014-0##
Page 3 of 7
3. As conditioned, the proposed establishment will comply with Zoning Code standards
for eating and drinking establishments, including those specific to the take-out service
limited use classification which includes a maximum of six seats.
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 proposed take-out service use is appropriate given the establishment will be
located within an existing shopping center accessible from three streets (Irvine
Avenue, Westcliff Drive, and Rutland Road), which provides convenient access to
motorists, pedestrians, and bicyclists.
2. The shopping center contains various retail, and visitor-serving commercial uses
including eating and drinking establishments. The proposed establishment is
compatible with the existing and permitted uses within the area.
3. As conditioned, the allowed hours of operation will be 7:00 a.m. to 11:00 p.m. daily,
which will minimize any disturbance to residences residing near the property.
4. The existing trash storage area at the rear of the property is adequate to
accommodate the proposed food service use and is conveniently located where
materials can be deposited and collected, and does not impede with the parking
spaces.
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 existing parking lot provides adequate circulation and parking spaces for patrons.
2. The site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided.
3. Proposed site improvements will comply with the Zoning Code and all Building, Public
Works, and Fire Codes.
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Zoning Administrator Resolution No. ZA2014-0##
Page 4of7
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 take-out service limited, eating and drinking establishment will occupy property
within an existing shopping center that has not proven to be detrimental to the
occupants of the property or nearby properties.
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 within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2014-028, 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 (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the Community
Development Director 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 AUGUST, 2014.
By:
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2014-0##
Page 5 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
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 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.
3. The 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 is materially injurious to
property or improvements in the vicinity or if the property is operated or maintained so
as to constitute a public nuisance.
4. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to the Minor Use Permit or the
processing of a new use permit.
5. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
6. Incidental seating for up to a maximum of six (6) seats may be provided for on-site
consumption of food or beverage.
7. The sale of alcoholic beverages shall be prohibited unless an amendment to the Minor
Use Permit or other required application is first approved in accordance with the
provisions of the Municipal Code.
8. The hours of operation are limited to between 7:00 a.m. and 11:00 p.m. daily.
9. A valid business license from the City of Newport Beach with a sellers permit shall be
required prior to start of business. Any contractors/subcontractors doing work at the
subject site shall be required to obtain a valid business license from the City of
Newport Beach prior to the commencement of any work on the subject site.
10. Approval from the Orange County Health Department is required prior to the issuance
of a building permit.
11. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code regulations or any sign program applicable to the
property.
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Zoning Administrator Resolution No. ZA2014-0##
Page 6 of 7
12. 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:
Between the hours of Between the hours of
7:00 a.m. and 10:00 p.m. 10:00 p.m. and 7:00 a.m.
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 100 45dBA 60dBA 45dBA 50dBA
feet of a commercial property
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA NIA 60dBA
13. 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.
14. 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.
15. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities 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.
16. No outside paging system shall be utilized in conjunction with this establishment.
17. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
18. A gate shall be installed to enclose the existing trash enclosure and shall be locked when
not in use.
19. The applicant is required to provide a decorative solid roof above the trash enclosure
for aesthetic and screening purposes.
20. 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.
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Zoning Administrator Resolution No. ZA2014-0##
Page 7 of 7
21. 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 twenty (20) feet of the premises.
22. 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).
23. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 8:00 a.m. daily, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Use Permit.
24. 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.
25. 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.
26. This approval shall expire and become void unless exercised within twenty-four (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.
27. 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 Pressed Juicery including, but not limited to,
UP2014-028 (PA2014-114). 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.
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14
Attachment No. ZA 2
Vicinity Map
15
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28
Attachment No. ZA 3
Applicant's Project Description
19
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20
PA2014-114
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July 7, 2014
Ms. Kimberly Brandt, AICP
Community Development Director
City of Newport Beach
100 Civic Center Drive
Newport Beach, California 92660
Subject: Minor Use Permit Application (Pressed Juicery)
1116 Irvine Avenue, Westcliff Plaza
Dear Ms. Brandt:
On behalf of Irvine Company Retail Properties we are pleased to submit this Minor Use
Permit application for Pressed Juicery at 1116 Irvine Avenue, which is located within
Westcliff Plaza. Westcliff Plaza is located at the northeast corner of Irvine Avenue and
Westcliff Drive, which is within the Commercial Neighborhood (CN) Zoning District. The
center is bounded by Irvine Avenue to the west, residential development to the north,
Rutland Road to the east and Westcliff Drive to the south.
Background
The site is designated in the City's General Plan as Neighborhood Commercial (NC) and
Commercial Neighborhood (CN) in the City's Zoning Code that is intended to provide a
limited range of retail and service uses to serve the needs of, and maintain compatibility
with the commercial and residential uses in the immediate area. The General Plan
development limit (Table LU2 —Anomaly Locations, Anomaly No. 66) for Westcliff Plaza is
138,500 square feet whereas the existing center contains 113,382 square feet that is
comprised of a variety of uses that include; retail, financial, food, service, and health/fitness
uses, see Attachment 1.
Proposed Proiect
The proposed project is located within an existing retail center and there are no
modifications proposed that will increase the existing floor area beyond what currently
exists. A take-out service, limited food establishment is a conditionally permitted use
(MUP) in the Commercial Neighborhood (CN) Zoning District as it is located within 500-
feet of a residential zoning district. The Minor Use Permit application is to establish and
operate a 975 square foot take-out service, limited eating and drinking establishment,
Pressed Juicery, at 1116 Irvine Avenue in a suite that was formerly occupied by
Champagne, a retail clothing shop. Pressed Juicery is a California based retailer that was
founded in 2010 that specializes in fresh and pre-packaged items. The
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21
PA2014-114
Ms. Kimberley Brandt, AICP
Page 2
July 7, 2014
shop features smoothies and premium cold-pressed juices that are blended daily and
personalized to fit an individual's lifestyle. The initial hours of operation are intended to be:
Monday thru Friday between 7:00 AM to 8:00 PM and, Saturday and Sunday between 8:00
AM and 7:00 PM. Presently, Pressed Juicery operates 19 stores in northern and southern
California at locations such as the Ferry Building at Fisherman's Wharf in San Francisco,
Bedford Avenue, Beverly Hills and State Street in Santa Barbara, California. The proposed
shop in Westcliff Plaza will be Pressed Juicery's first venture into Orange County with two
additional stores planned for 2014.
The modifications to the tenant space will be primarily interior that includes approximately
220 square feet of Net Public Area and 775 square feet of service area. The sales are for off-
site consumption and, although up to six (6) seats can be provided for incidental seating no
seating is being proposed at this time. There are no exterior modifications proposed to the
storefront. Any signage for the proposed use is not part of this Minor Use Permit
application and is subject to a separate application and review process.
There are 562 existing parking spaces available at Westcliff Plaza. The existing mix of uses
requires 538 parking spaces that results in a parking surplus of 24 parking spaces. The
general parking rate for Westcliff Plaza is one parking space per 250 square feet of floor
area, see Attachment 1. The previous use, Champagne's required four (4) parking spaces.
Consistent with Chapter 20.40 of the Zoning Code entitled "Off-Street Parking" the parking
rate for the proposed take-out service, limited food establishment is also one parking space
per 250 square feet of floor area. Therefore, the proposed use will require the same number
of parking spaces as the previous retail use. Therefore, the parking supply for the center
will not be negatively affected by the proposed use and will maintain a surplus of 24
parking spaces.
Conclusion
The request to establish and operate a take-out service, limited food establishment at
Westcliff Plaza is consistent with the requirements of the City's General Plan and Zoning
Code. Westcliff Plaza is intended to provide a limited range of retail and service uses to
serve the needs of, and maintain compatibility with the surrounding residential
community. Westcliff Plaza is an existing retail center and the proposed project does not
change the primary use, increase the square footage beyond what exists and, does not
modify the original intent of the underlying approval. There is adequate parking to
accommodate the existing and proposed uses while maintaining a surplus of 24 parking
spaces.
The following documents are enclosed:
1. Completed Planning Permit Application.
2. Letter of Justification and Findings
22
PA2014-114
Ms. Kimberley Brandt, AICP
Page 3
July 7, 2014
3. Three (3) full-size and four (4) half-size copies of the plans for Pressed Juicery.
4. Preliminary Title Report.
5. A check in the amount of$2,047.00 made payable to the City of Newport Beach.
6. Public Notice Material.
7. One (1) CD containing submittal information.
Mraberely, we look forward to working with staff in the review of this application and your
recommendation for approval to the Zoning Administrator. Please call me if you have any
questions regarding the enclosed application, or if you need any additional information.
Sincerely,
Peter K. Pirzadeh, P.E.
Principal
On behalf of Irvine Company Retail Properties
Enclosures
c: Tim Murphy, Irvine Company Retail Properties (w/o encl.)
Gina DiNapole, Irvine Company Retail Properties
PAI 1370(3)-WestcliffPlnzad uice ry-07072014-10 ra ndt-1 stSubmittal-Itr.psk
2S
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24
PA2014-114
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Letter of Justification and Findings
Minor Use Permit
Pressed Juicery— 1116 Irvine Avenue
Westcliff Plaza
July 7, 2014
1. The use is consistent with the General Plan and any applicable specific plan.
The proposed take-out service, limited eating and drinking establishment is
consistent with the Neighborhood Commercial (CN) land use designation of the
General Plan that is intended to provide for a limited range of retail and service
uses oriented to primarily serve the needs and maintain compatibility with the
adjacent commercial and residential uses in the surrounding area. The project
site is not governed by an underlying specific plan.
The proposed take-out service, limited eating and drinking establishment will be
located within Westcliff Plaza, which is an existing retail center that contains a
variety of retail, food, service, office and, health/fitness uses to serve the needs of
the community. The proposed project is compatible with similar land uses
typically found in retail centers and is consistent with the intent of the City's
development objectives to promote an integration of compatible uses and provides
a service for the community.
2. The use is allowed within the applicable zoning district and complies with all
other applicable provisions of this Zoning Code and the Municipal Code.
Take-out service, limited eating and drinking establishments are approved uses
within the Commercial Neighborhood zoning designation contained in the Zoning
Code. The proposed project will comply with all State, County, and City regulations, where
applicable, ensuring the public health, safety and welfare of the community is well protected
and enhanced.
3. The design, location, size, and operating characteristics of the use are compatible
with the allowed uses in the vicinity.
The proposed take-out service, limited eating and drinking establishment will be
located in an existing suite within Westcliff Plaza. Therefore, the design, location,
size, and operating characteristics of the use are compatible with the allowed uses
in the vicinity. The type of operation associated with the use is mainly take-out
that offers a limited menu and will serve patrons working and/or visiting the
center or living in the adjacent residential areas.
4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and vehicle (e.g. fire and medical)
access and public service.
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PA2014-114
Letter of Justification and Findings
Page 2
July 7, 2014
The proposed take-out service, limited eating and drinking establishment will be
located within an existing retail center and will not require any additional
and/or modification to infrastructure improvements or, require additional
services for its operation. The site is fully developed and has adequate pedestrian
and vehicle connectivity to the adjacent residential developments, and to the
public sidewalk and roadway network along Irvine Avenue, Westcliff Drive and
Rutland Road. A network of on-site drive aisles provides access to the parking
fields including accessible parking spaces and to the areas behind the in-line
retail stores.
5. Operation of the uses 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.
The proposed take-out service, limited eating and drinking establishment will
provide an amenity for the local workforce, patrons to the center and, residents
living in the adjacent residential communities and therefore, will be an
enhancement to the surrounding area.
20
Attachment No. ZA 4
Project Plans
27
INTENTIONALLY BLANK PAGE
22
PA2014- 114 Attachment No . ZA 4 - Project Plans
WESTCLIFF
RUTLAND ROAD
N
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48'-3" 263 15-10" 2315' 21'6`
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THE COUNTER
S CUSTOM BUILT BURGERS LL
PROJECT LOCATION & J
(PRESSED JUICERY)
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1116 55 PRESSED JUICERY —
975 SF w
1120
w CHRONICTACOS a
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w 1128A COFFEE BEAN 8
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San Diego Fwy 1405
73 Fwy
353 d
CHASE BANK E
soja"
1000 3nest ■weaalaD
4,000 SF O N Padle Coast Hwy
Map not to scale
Newport Beach, CA
•-THE IRVINE COMPANY ULC,2009L ALL RIGHTS RESERVED.FASHION ISLAND IS A REGISTERED TRADEMARK OF THE IRVINE COMPANY.THIS INFORMATION IS COMPILED FROM DATA BELIEVED TO BE CORRECT,BUTTHIS IRVINE AVENUE
COMPANY MAKES NO REPRESENTATION OR WARRANTY AS TO THE ACCURACY OR COMPLETENESS OF SUCH DATA.ALL PROPERTIES OFFERED FOR LEASE BY IRVINE REALTY COMPANY,A LICENSED REAL ESTATE BROKER.LIC.
01521891
THIS IS A LOCATION,
NUMATICPL IN EXTENT
OF ONLY TO SHOW THE IMPROVEMENTS
EGENEN HEREON
S F THEWELL SHOPPINGCENTERITIONA AND THE PROVEMNTSLNDLORD TION OF MAY ELIMHE INATE,
ADD
OATEANT ANYTIMIMPROVEMENTMAY S
TO ANY PORTION
IRVINE COMPANY RETAIL
LOCATION,NUMBER AND EMTENOF THE IMPROVEMENTS SHOWN HEREON,AS WELL AS ANY ADDITIONAL IMPROVEMENTS.LANDLORD LOC MAY ELIMINATE,ADD ES RELOCATE ANY IMPROVEMENTS TO ANY PORTION HE E. THE
SHOPPING CENTER,INCLUDING,WITHOUT LIMITATION,BUILDINGS,PARKING AREAS OR STRUCTURES,ROADWAYS,CURB CUTS,TEMPORARY OR PERMANENT KIOSKS,DISPLAYS OR STANDS,AND MAY ADD LAND TO AND/OR
WITHDRAW LAND FROM THE SHOPPING CENTER.PLAN MOTTO SCALE. Skce m4 PROPERTIES
FIRST SUBMITTAL JULYS?, 2014
INTENTIONALLY BLANK PAGE
30
PA2014-114 Attachment No. ZA 4 - Project Plans
A2.1/13 A2.1/11
14'-5" VIF
D.03
Y AI CURTAIN BV 24 X 60
C < TABLE
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= 105
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104
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65 SF
- 3-COMP SINK
i N HAND SINK
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/ T 102 z ♦ E
PREP AREA
TN j/UARRY TILE PREP SINK
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ABV FD i @ FLOORS
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83 6'-22'CLEAR 9q" 3'CLtAR
PROJECT DATA
POS POS CO TER OPPING PROJECT ADDRESS:
N @g WESTCLIFF PLAZA
SNEEZE 1116 IRVINE AVENUE
GUARD NEWPORT BEACH, CA 92660
SCOPE OF PROJECT:
INTERIOR TENANT IMPROVEMENT
OF FIRST FLOOR RETAIL SPACE IN
C? EXISTING BUILDING
in
101 GROSS LEASABLE AREA:
STORE 975 SF
HONED CONC
220SF NET USEABLE AREA:
897 SF
E) D.01
(E)STOREFRONT STORE FRONT: 220 SF
PREP/KITCHEN: 183 SF
11'-5" VIF 3' STORAGE: 236 SF
OTHER:258 SF
NO SEATING
N�
A2.1/13 A2.1/11
Jule
W
PRESSED JUICERY FLOOR PLAN 01 a o
CFl
'9A CK TO*40
FIRST SUBMITTAL JULY 7, 2014