HomeMy WebLinkAbout03_Soul Shine OC Minor Use Permit_PA2016-145 COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768,Newport Beach, CA 92658-8915
FOR�a+P 949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 15, 2016
Agenda Item No. 3
SUBJECT: Soul Shine OC Minor Use Permit (PA2016-145)
425 Old Newport Boulevard, Suite D
■ Minor Use Permit No. UP2016-040
APPLICANT: Soul Shine OC
OWNER: Tailwind, LLC
PLANNER: David Lee, Planning Technician
(949) 644-3225, dlee@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
Zone: OG (Office General)
General Plan: CO-G (General Commercial Office)
PROJECT SUMMARY
A minor use permit to allow the operation of a day spa, which includes massage,
acupuncture, and medical nail services (Personal Services, Restricted). The
establishment will provide four (4) treatment rooms, office, employee break room, and
reception area. Included is a request to waive location restrictions associated with
massage establishments.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2016-040 (Attachment No. ZA 1).
DISCUSSION
The applicant proposes to establish a day spa (Personal Services, Restricted). The
spa will offer various spa services including massage, acupuncture, and medical
I
Soul Shine OC Minor Use Permit (PA2016-145)
Zoning Administrator, December 15, 2016
Page 2
nail services, and will occupy a 714-square-foot tenant space in an existing one-
story commercial building.
Other existing uses in the building include a 2,875-square-foot medical office and
a 718-square-foot acupuncturist office. Adjacent properties on Old Newport
Boulevard include a mixture of professional and medical offices, as well as retail
and service uses. The proposed day spa will provide a service to residents and
visitors in the surrounding area.
The proposed establishment is not located within 500 feet of a public or private
school, park or playground, civic center, cultural site or religious institution.
However, three massage therapists currently operate within 500 feet (404
Westminster Avenue Suites 3 and 5 and 408 Westminster Avenue Suite 8).
Therefore, the applicant requests to waive location restrictions contained in
Section 20.48.120 (Massage Establishments and Services) of the Zoning Code.
The day spa is located in a separate development and is sufficiently separated
from the other massage services. The day spa offers various spa services and
does not operate exclusively as a massage establishment.
The operation will consist of four (4) treatment rooms, a reception area, an office,
and a break room, all of which are included in the existing commercial space. The
hours of operation for all services within the day spa are 9:00 a.m. to 6:00 p.m.,
Monday through Friday. A maximum of two massage therapists will be on-site at
one time.
The subject property is located in the Office General (OG) Zoning District and
designated General Commercial Office (CO-G) in the Land Use Element of the
General Plan. The intent of these designations is to provide for administrative,
professional, and medical offices with limited accessory retail and service uses.
Pursuant to Table 2-4 of Zoning Code Section 20.20.020 (Commercial Zoning
Districts Land Uses and Permit Requirements), a massage establishment and
acupuncture office (Personal Services, Restricted) are service uses that may be
permitted in the OG Zoning District subject to the approval of a minor use permit.
The proposed establishment intends to serve nearby residents, the surrounding
community, and visitors to the City of Newport Beach. Therefore, the use is
consistent with the CO-G land use designation.
Pursuant to Table 3-10 of 20.40.040 (Off-Street Parking Spaces Required), a
massage establishment has a parking rate of one (1) space for every 200 square
feet of gross floor area. The proposed day spa is 714 square feet. Other uses
within the building include a 2,875-square-foot medical office, which has a
parking rate of one (1) space for every 200 square feet, and a 718-square-foot
acupuncturist office, which has a parking rate of one (1) space for every 250
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Soul Shine OC Minor Use Permit (PA2016-145)
Zoning Administrator, December 15, 2016
Page 3
square feet of gross floor area. Therefore, a total of 21 parking spaces are
required for the uses on site. Currently, 23 parking spaces are provided, resulting
in a surplus of two (2) parking spaces.
The applicant is required to obtain an Operator's Permit from the Newport Beach
Police Department in compliance with Chapter 5.50 (Massage Establishments) of
the Municipal Code.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption
authorizes minor alterations to existing structures involving negligible or no expansion of
use. The proposed project involves the establishment of massage services and does
not result in an intensification of use, parking, or expansion in floor area.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
David S. Lee, Planning Technician
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
-4-
RESOLUTION NO. ZA2016-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2016-040 FOR A DAY SPA WHICH INCLUDES
MASSAGE, ACUPUNCTURE, AND MEDICAL NAIL SERVICES
LOCATED AT 425 OLD NEWPORT BOULEVARD, SUITE D
(PA2016-145)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Soul Shine OC, with respect to property located at 425 Old
Newport Boulevard, Suite D, and legally described as Lot 16 and a portion of Lot 17 of
Block 9 of Tract 27, requesting approval of a minor use permit.
2. The applicant proposes to establish a day spa (Personal Services, Restricted). The spa
will offer various spa services including massage, acupuncture, and medical nail
services. The tenant space is 714 square feet and includes a reception area, office, four
(4) treatment rooms and a break room.
3. The subject property is located within the Office General (OG) Zoning District and the
General Plan Land Use Element category is General Commercial Office (CO-G).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on December 15, 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 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) of the Guidelines for CEQA.
2. The Class 1 exemption authorizes minor alterations to existing structures involving
negligible or no expansion of use. The proposed project involves the allowance of
massage services and does not result in an intensification of use, parking, or
expansion in floor area.
Zoning Administrator Resolution No. ZA2016-###
Page 2 of 8
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020.E (Conditional Use Permits and Minor Use Permits —
Findings and Decision) of the Newport Beach Municipal Code, the following findings and
facts in support of such findings are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The property is designated General Commercial Office (CO-G) in the Land Use
Element of the General Plan. This designation is intended to provide for
administrative, professional, and medical offices with limited accessory retail and
service uses.
2. The proposed day spa is consistent with the CO-G designation as it will provide
services that support the surrounding neighborhood as well as visitors to the area.
3. 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 the Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The subject property is located in the Office General (OG) Zoning District, which is
intended to provide for administrative, professional, and medical offices with limited
accessory retail and service uses.
2. Pursuant to Table 2-4 of Zoning Code Chapter 20.20.020 (Commercial Zoning
Districts Land Uses and Permit Requirements), a day spa (Personal Services,
Restricted) is a service use that may be permitted in the OG Zoning District subject
to the approval of a minor use permit. Acupuncture and massage services are also
permitted subject to the approval of a minor use permit.
3. Pursuant to Table 3-10 of 20.40.040 (Off-Street Parking Spaces Required), a
massage establishment has a parking rate of one (1) space for every 200 square
feet of gross floor area. The proposed day spa is 714 square feet. Other uses
within the building include a 2,875-square-foot medical office, which has a parking
rate of one (1) space for every 200 square feet, and a 718-square-foot
acupuncturist office, which has a parking rate of one (1) space for every 250
square feet of gross floor area. Therefore, a total of 21 parking spaces are required
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Zoning Administrator Resolution No. ZA2016-###
Page 3 of 8
for the uses on site. Currently, 23 parking spaces are provided, resulting in a
surplus of two (2) parking spaces.
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 day spa will occupy a 714-square-foot tenant space in an existing
one-story commercial building. The operation will consist of four (4) treatment
rooms, a reception area, an office, and a break room, all of which are included in the
existing commercial space.
2. The day spa offers acupuncture, massage, and medical nail treatment. The
proposed hours of operation for the day spa are Monday through Friday, 9:00 a.m.
to 6:00 p.m. The clients for all uses within the day spa are by appointment only.
The facility has proposed hours of operation that are compatible with the allowed
uses in the vicinity, as there will not be any late hours which would contribute to
noise in the area.
3. The project site and surrounding area consist of a mixture of professional and
medical offices, as well as retail and service uses which serve residents and
visitors in the surrounding area. The proposed day spa will provide a service that
supports residents and visitors, consistent with the existing uses in the area.
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 subject property is located on Old Newport Boulevard, between Hospital Road
and Orange Avenue. The property contains one single-story building with three
tenant spaces. The site is accessible from Old Newport Boulevard. The parking lot
provides a surplus of parking and is conveniently located for patrons and
employees.
2. Adequate public and emergency vehicle access, public services, and utilities are
provided on the property and the proposed massage establishment will not change
this.
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Zoning Administrator Resolution No. ZA2016-###
Page 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, 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 day spa has been conditioned with hours of operation that will minimize any
potential detriment to the area.
2. The day spa will provide additional services to the residents and visitors in the
surrounding area.
3. The proposal has been reviewed by the Building and Code Enforcement Divisions,
Public Works, Fire, and Police Departments, and recommended conditions of
approval have been included to limit any detriment to the City or general welfare of
persons visiting or working in the surrounding neighborhood.
In accordance with Section 20.48.120.13 (Massage Establishments and Services — Waiver of
Location Restrictions) of the Newport Beach Municipal Code, the following findings and facts
in support of such findings for a Minor Use Permit are set forth:
Finding-
F.
indin :F. The proposed use will not be contrary to the public interest or injurious to nearby
properties, and that the spirit and intent of this section will be observed.
Facts in Supporting of Finding:
1. The intent of the section is to promote the operation of legitimate massage services
and to prevent problems of blight and deterioration, which accompany and are
brought about by large numbers of massage establishments that may act as fronts
for prostitution and other illegal activity.
2. Although the proposed day spa with massage services is located within 500 feet of
other establishments offering massage, the day spa is located in a separate
development and is sufficiently separated from the other massage services. The
day spa offers various spa services and does not operate exclusively as a
massage establishment.
3. There will be no late hours of operation, as the proposed hours for all services within
the day spa are 9:00 a.m. to 6:00 p.m., Monday through Friday.
4. A condition of approval is included to ensure the applicant will obtain an Operator's
Permit from the Newport Beach Police Department in compliance with Chapter
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Zoning Administrator Resolution No. ZA2016-###
Page 5 of 8
5.50 (Massage Establishments) of the Newport Beach Municipal Code prior to
continuation of the business.
Finding:
G. The proposed use will not enlarge or encourage the development of an urban blight area.
Facts in Supporting of Finding:
1. The proposed use is located in a single tenant space within a managed, multi-
tenant commercial building which will prevent problems and discourage the
development of blight. The subject property is not located within a blighted area, is
well maintained, and is intended to provide a service that supports the surrounding
residents and visitors to Newport Beach.
Finding:
H. The proposed use will not adversely affect a religious institution, school, park, or
playground.
Facts in Supporting of Finding:
1. The proposed use is located adjacent to nonresidential and residential uses. There
are no public or private schools, parks, playgrounds, or religious institutions within
500 feet of the subject property.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2016-040, 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 following the date this Resolution
was adopted unless within such time an appeal or call for review 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 15th DAY OF DECEMBER, 2016.
Patrick J. Alford, Zoning Administrator
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Zoning Administrator Resolution No. ZA2016-###
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan and
floor plans stamped and dated with the date of this approval. (Except as modified by
applicable conditions of approval.)
2. The 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
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 an amendment to this Minor Use Permit or the
processing of a new Use Permit.
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. Strict adherence to Newport Beach Municipal Code 5.50 must be upheld.
8. The applicant business must apply for and obtain an Operator's Permit from the Chief
of Police, and keep said permit in good standing.
9. All employees of the applicant business who conduct massage on or off premises
must be certified by the CAMTC (physicians, physical therapists, and chiropractors
exempt).
10. As outlined in Newport Beach Municipal Code 5.50.030, the business must maintain
requirements of operation, and submit to inspections by officers of the Police
Department.
11. The owner, operator, or responsible manager's contact information for the massage
establishment shall be provided to the City of Newport Beach Code Enforcement
Division.
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Zoning Administrator Resolution No. ZA2016-###
Page 7 of 8
12. The names of employees shall be posted upon entry and contact information and list
of state certifications shall be provided upon request. A current list of employees shall
be kept onsite and maintained at all times.
13. All windows shall remain visible and transparent in nature. Window signage shall
comply with the City of Newport Beach Municipal Code.
14. The facility shall be maintained in a safe and sanitary condition.
15. No alcohol shall be served or offered onsite.
16. Violations of the Penal Code may invoke revocation of this permit.
17. The hours of operation shall be limited between 9:00 a.m. to 6:00 p.m., daily.
18. All employees shall park on-site.
19. A maximum of two massage therapists shall be on-site at any one time.
20. A maximum of two rooms shall be used for massage therapy.
21. All signs shall conform to the provisions of Chapter 20.42 of the Municipal Code.
22. 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.
23. 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.
24. 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.
25. 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 Soul Shine OC Minor Use Permit including, but not
limited to, Minor Use Permit No. UP2016-040 (PA2016-145). 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
05-26-2016
Zoning Administrator Resolution No. ZA2016-###
Page 8 of 8
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.
05-26-2016
1
Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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Minor Use Permit No. UP2016-040
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425 Old Newport Boulevard, Suite D
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Attachment No. ZA 3
Project Plans
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