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HomeMy WebLinkAboutZA2016-019 - MINOR USE PERMIT - ESTABLISH A JUICE BAR (TAKE-OUT SERVICE, LIMITED EATING AND DRINKING ESTABLISHMENT) - 609 Balboa Blvd E RESOLUTION NO. ZA2016-019 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-010 TO ALLOW OPERATION OF A JUICE BAR (TAKE-OUT SERVICE, LIMITED EATING AND DRINKING ESTABLISHMENT) IN AN EXISTING COMMERCIAL TENANT SPACE LOCATED AT 609 EAST BALBOA BOULEVARD (PA2016-040) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Green Element 365, Inc., with respect to property located at 609 East Balboa Boulevard, and legally described as an undivided 50% (one-half) interest in that portion of Parcel 1 of Parcel Map No. 2002-127, in the City of Newport Beach, County of Orange, State of California, recorded in Book 333, Pages 27 and 28 of Parcel Maps, as per map recorded in the office of the County Recorder of said county, shown and defined as "Common Area" on the Condominium Plan recorded June 18, 2007, as Instrument No. 07-386043 of Official Records of said county, requesting approval of a minor use permit. 2. The applicant proposes a juice bar (Take-Out Service, Limited Eating and Drinking Establishment) to operate in an existing 920-square-foot vacant ground floor commercial tenant space of a two-story mixed-use development. The project includes tenant improvements to create a food preparation area, front counter, retail area and signs. The proposed hours of operation are from 6:00 a.m. to 6:00 p.m., daily, with potential adjustments due to seasonal changes. 3. The subject property is designated Mixed Use Vertical (MU-V) by the General Plan Land Use Element and is located within the Mixed-Use Vertical (MU-V) Zoning District. 4. The subject property is located within the coastal zone. The designated land use within the Coastal Land Use Plan is Mixed Uses Vertical (MU-V). 5. A public hearing was held on April 14, 2016, 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 Section 15301 of the State CEQA (California Environmental Quality Act) Guidelines under Class 1 — (Existing Facilities). Zoning Administrator Resolution No. ZA2016-019 Page 2 of 7 2. This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves alterations to the interior floor plan of an existing commercial space with no expansion in use. 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 MU-V (Mixed-Use Vertical), which is intended to provide for the development of properties for mixed-use structures that vertically integrate housing with nonresidential uses including retail, office, restaurants and similar uses. 2. The proposed establishment is a commercial use intended to serve nearby residents, the surrounding community, and visitors to the City of Newport Beach and is consistent with the MU-V land use category. 3. A variety of small eating and drinking establishments exist nearby 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: 8. 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 Mixed-Use Vertical (MU-V) Zoning District. The proposed take-out service, limited eating and establishment, which includes kitchen facilities, 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 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements). 2. The property is also located within the Balboa Village Parking Management Overlay District. Pursuant to Municipal Code Section 20.28.030D, no off-street parking shall be required for any new nonresidential use or intensification of uses except the following 03-08-2016 Zoning Administrator Resolution No. ZA2016-019 Page 3 of 7 uses as defined by the Zoning Code: assembly/meeting facilities, commercial recreation and entertainment, cultural institutions, all marine services uses, schools, and visitor accommodations. The proposed use is a take-out service, limited eating and drinking establishment, and based upon the proposed design with a potential for limited seating, no additional parking is required. 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. 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 location of the proposed use is appropriate given the establishment will be accessible from East Balboa Boulevard, which provides convenient access to motorists, pedestrians, and bicyclists. 2. The mixed-use development contains four other tenant spaces occupied by various retail and service uses. The proposed establishment is compatible with the existing commercial and residential uses in the area. 3. As conditioned, the allowed hours of operation will be 6:00 a.m. to 10:00 p.m. daily, which should minimize any nuisances to residents living near the property. 4. Conditions of approval are also included to limit the hours of deliveries, to ensure adequate trash receptacles are provided for patrons, and to prohibit the sales and service of alcohol. 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 Fire Department found no deficiencies with the proposed use and adequate public and emergency vehicle access is provided. 3. Any proposed site improvements must comply with applicable provisions of the Zoning Code and all Building, Public Works, and Fire Codes. 03-0b-2016 Zoning Administrator Resolution No. ZA2016-019 Page 4 of 7 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. Conditions of approval such as those which limit the hours of operation and deliveries, require trash receptacles, and prohibit alcohol sales and services are included to help 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. 2. The proposed food service, eating and drinking establishment will help revitalize the project site and provide an economic opportunity for the property owner to update the tenant space, and provide additional services to the residents and visitors alike. 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. UP2016-010 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 14 days after the adoption of this Resolution unless within such time an appeal or call for review is filed with the Director of Community Development 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 APRIL, 2016. AreodW"isneski, Aling Administrator- 03-08-2016 Zoning Administrator Resolution No. ZA2016-019 Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Department 1 . The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. This Minor Use Permit may be modified or revoked by the Zoning Administrator if it is determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require subsequent review and may require an amendment to this Minor Use Permit or the processing of a new minor use permit unless determined to be in substantial conformance with the plans and conditions by the Community Development Director, 6. 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. 7. The hours of operation shall be limited between 6:00 a.m. and 10:00 p.m., daily. 8. The maximum number of seats, including stand-up counter area, for patrons shall be limited to a total of 6. The addition of any seating shall be reviewed and approved by the Building Division to ensure compliance with the Building Code. 9. There shall be no outdoor dining unless otherwise reviewed and approved by the Planning Division. 10. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use to an eating and drinking establishment. 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. Complete sets of drawings 03-08-2016 Zoning Administrator Resolution No. ZA2016-019 Pace 6 of 7 including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 11. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 12. There shall be no dancing allowed on the premises, no live entertainment, and no service of alcohol unless an amendment to this Minor Use Permit or the processing of a new minor use permit is first approved. 13. All proposed signs shall be in conformance with any approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 of the Newport Beach Municipal Code. 14. All lighting shall conform to the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 15. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. The 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 tirne periods unless the ambient noise level is higher: Between the hours of 7:OOAM Between the hours of and 10:OOPM 10:OOPM and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 45dBA 60dBA 45dBA 50dBA 100 feet of a commercial propert Mixed Use Property 45d3A 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 16. 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. 17. No outside paging system shall be utilized in conjunction with this establishment. 18. 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. Collection shall occur as frequently as necessary to prevent accumulation of trash. 03-08-2015 Zoning Administrator Resolution No. ZA2016-019 Page 7 of 7 19. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 20. 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. 21. 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. 22. 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. 23. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20, Planning and Zoning, of the Newport Beach Municipal Code. 24. 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 Green Element 365 Juice Bar including, but not limited to, Minor Use Permit No. UP2016-010 (PA2016-040). 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. 03-08-2016