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30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581-2888 • Fax (949) 581-3599
December 8, 2021 Mr. Jim Campbell
Deputy Community Development Director
City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660
Subject: Minor Use Permit Application for Alcohol Sales
Neighborhood Goods, 343 Newport Center Drive Fashion Island Regional Shopping Center Dear Mr. Campbell:
On behalf of Neighborhood Goods, Inc., CAA Planning, Inc. (CAA) submits the enclosed Minor Use Permit (MUP) application for alcohol sales at the proposed café to be located within the proposed Neighborhood Goods department store at 343 Newport Center Drive in the Fashion Island Regional Shopping Center.
Fashion Island is an existing regional shopping center located in the middle of Newport Center and is designated as Regional Commercial (CR) in the General Plan and is a part of the North Newport Center Planned Community (NNCPC), PC-56. A wide range of retail, entertainment, service, and supporting uses to serve local and regional residents is permitted. Consistent with the
NNCPC, eating and drinking establishments are permitted by right in Fashion Island, but a Minor
Use Permit is required for the sale of alcohol. Proposed Project Neighborhood Goods will be located at 343 Newport Center Drive, which was formerly occupied by Z Galerie. Neighborhood Goods proposes to construct the Tenant Improvements (T.I.) for their new department store, which will include a café with an outdoor patio and alcohol sales as shown
on the attached menu. The gross floor area (g.f.a.) will not change and will remain at 9,169 square feet (s.f.). Table 1 below illustrates how the 9,169 s.f. will be allocated between the retail and café uses. There will be a 410 s.f. outdoor patio associated with the café, which does not count toward the g.f.a. under the NNCPC Development Plan.
TABLE 1 343 NCD Space G.F.A. 1 Retail Café Patio 2
Z Galerie 9,169 9,169 -- --
Neighborhood Goods 9,169 8,214 955 410 1 Gross floor area in square feet 2 Patio area does not count as g.f.a. under the NNCPC Development Plan
CAA PLANNING
PA2021-293
Mr. Jim Campbell December 8, 2021 Page 2 of 2 The café will be parked at the Fashion Island rate of 3 spaces per every 1,000 s.f. of g.f.a., or 28 spaces, as outlined in Table 4 of Section III.C.1 of the NNCPC Development Plan. The net public
area (n.p.a.) will be 800 s.f. for the café interior and 410 s.f. for the café patio resulting in a total
of 1,210 s.f. The total seating will be 20 seats for the café interior and 20 seats for the café patio resulting in a total of 40 seats. The hours of operation for Neighborhood Goods, retail and café will be from 10 a.m. to 9 p.m. daily. The number of employees for the retail operation will 3-5 per shift and for the café operation 5 per shift.
Consistency
Under the Land Use and Development Regulations for PC-56, retail and eating and drinking establishments are permitted by right. However, the sale of alcohol requires a minor use permit with the Zoning Administrator as the approving authority.
The CR designation of the Land Use Element of the General Plan identifies the location of the
project site as being Regional Commercial (CR), which is intended to provide retail, entertainment, service, and supporting uses that serve local and regional residents. In addition, as part of the PC-56 Zoning District, the Fashion Island Subarea is intended to be a regional retail and entertainment center and a day/evening destination with a wide variety of uses that will serve visitors, residents,
and employees of the area. The proposed retail department store and café serving alcoholic
beverage will continue a commercial use that serves visitors, residents, and employees and, therefore, is consistent with the purposes of the North Newport Center Planned Community District for the Fashion Island Subarea. Other department stores in Fashion Island with cafés that sell alcohol are Bloomingdale’s and Nieman Marcus.
Required Action
As authorized by Section II.A.1, Table 1 of the North Newport Center Planned Community Development Plan, Neighborhood Goods, Inc. requests approval of an MUP by the Zoning Administrator to allow Neighborhood Goods to provide for the on-site sale and consumption of alcoholic beverages at the proposed department store café. aPlease do not hesitate to contact me at (949) 581-2888 if you have any questions or concerns.
Sincerely, CAA PLANNING, INC.
Shawna L. Schaffner Chief Executive Officer
Attachments: Architectural Drawings (3-24”x36”, 4-11”x17”) Café Menu Electronic File (via email)
PA2021-293
Mr. Jim Campbell December 8, 2021 Page 3 of 2
c: Patti Keiser – Neighborhood Goods, Inc.
Brandon Mucha – Irvine Company Retail Properties
PA2021-293