HomeMy WebLinkAboutPA2022-015_20220118_DescriptionProject Description and Justification for Minor Use Permit
Salt & Straw 2001Westcliff Dr #102, Newport Beach, CA 92660
Project Description:
The subject site is an inline space located within The Walk Shopping Center. The space was previously
approved as a retail or bank space. Per email discussions with Liz Westmoreland, City of Newport Beach
Planning Department, the characteristics of the proposed use (food service, no late hours, no alcohol, 6
seats or fewer) we would consider the business to be a “take out service limited” use which has the
same parking requirements as retail. However, because the site is within 500’ property line to property
line of residential (i.e. 880 Apartments) the project would need to obtain a minor use permit to operate.
The proposed use is Salt & Straw which is a gourmet Ice Cream Parlor. The space is approx. 1,116 sq. ft.
of new usable area with 832 sq. ft. dedicated to front of house area, 187 sq. ft. dedicated to back of
house area and 97 sq. ft. dedicated to freezer space. Of the 832 sq. ft. of front of house area, only 390
sq. ft. is dedicated for guest area (ordering / que area). The space will not have any on-site seating. The
proposed hours of operation are 11am to 11pm.
Refer to the below link for additional information:
https://saltandstraw.com/pages/about
Justification & Findings:
1. The use is consistent with the General Plan and any applicable specific plan;
Applicant Response: The General Plan allows commercial uses such as the proposed Ice Cream Parlor.
The proposed project is consistent with the intent of the general plan.
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;
Applicant Response: The proposed us is allowed in the zoning district subject to approval of a minor
use permit due to the proximity of the site to residential properties. The proposed project does not
include any late hours or alcohol related operational characteristics, therefore; would not create any
detrimental impact to the site or surrounding uses.
3.The design, location, size, and operating characteristics of the use are compatible with the allowed
uses in the vicinity;
Applicant Response: The site will be located in an existing mixed commercial use shopping center. The
center was approved to support commercial use such as the proposed. The project will not create any
new square footage or have any exterior modifications that would change the intent of the approval
of the overall Center.
PA2022-015
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 services and utilities; and
Applicant Response: The site will be located in an existing mixed commercial use shopping center. The
center was approved to support commercial use such as the proposed. The project will not create any
new square footage or have any exterior modifications that would change the intent of the approval
of the overall Center.
5. Operation of the use 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.
Applicant Response: The site will be located in an existing mixed commercial use shopping center. The
center was approved to support commercial use such as the proposed. The project will not create any
new square footage or have any exterior modifications that would change the intent of the approval
of the overall Center.
PA2022-015