HomeMy WebLinkAboutPA2022-018_20220118_DescriptionI PROPERTIES
250 Newport Center Drive, Suite 300, Newport Beach, CA 92660
Office. 949.720.81661 Fax. 949.720.81841 www.dmpproperties.com
January 18, 2022
Planning Division I Community Development Department
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
RE: Conditional Use Permit (CUP) Application for Proposed Use Change from Financial
Institution to Eating and Drinking Establishment at 1501 Westcliff Drive (APN 117-631-22)
To Whom It May Concern:
Due to the changes in MU-DW Zoning District, the addition of expanded uses for our property have greatly
aided our leasing efforts at the property. We now have a new restaurant tenant (Juliette's Cafe).
This proposed tenant falls into the fast-casual definition of Eating and Drinking Establishments with no late
hours. The restaurant operations are consistent with the ITE (Institute ofTranspo1iation Engineers) Parking
Generation Manual, 5°1 Edition Fast Casual land use designation. This CUP application by the Owner on
behalf of these tenants is in relation to the use change of approximately 3,585 square feet of ground floor
area ( see plan check #0167-2021) from Financial Institution to Eating and Drinking Establishment.
We have confirmed that this change in use to Eating and Drinking Establishment is consistent with the
General Plan and our MU-DW Zoning District, as well as also being compatible with the existing physical
design and location of the prope1iy. These proposed tenants are complimentary and consistent to those in
the surrounding neighborhood and should prove to be a welcomed amenity to the local community. A
detailed description on the proposed use change is enclosed, as well as a parking survey supporting our
property's ability to integrate this new use, and the other application requirements as noted below.
We thank you for your consideration and appreciate your suppo1i.
Enclosu 1;_~s-:
• VJ-a-~ Permit
• Preliminmo/'fit-1 eport
• Project Description & Justification Statement
• Parking Survey by R.K. Engineering
• Plans (Site Plan and Floor Plans)
• Public Hearing Noticing Requirements (Radius Map, Mailing Labels & Affidavit)
• Check No. 1941 for the CUP Application and Public Noticing Fees
PA2022-018
Juliette’s Café
1501 Westcliff Dr.
Newport Beach, CA 92660
Introduction
Juliette’s Café will be an upscale fast-casual café (no table service) and retail market. The café will be
placing an emphasis on to-go orders via a custom mobile app and other mainstream online food apps.
Food orders will also be placed on-site for either to-go or self-seating. Customers opting to eat on-site
will place orders at the counter and be handed a number in return to display at their table for a food
runner to deliver.
This Juliette’s Café is not to be confused with its sister/predecessor, Juliette’s Kitchen and Bar. This is to
be a neighborhood café and take-away market to mainly serve the local surrounding neighborhood and
immediate business owners and their employees. There will be no bar seating and no full-service alcohol,
only wine and limited beer offerings will be available. Current planned hours of operation are from 8:00
am - 6:30 pm.
Café
The café will host a third-wave coffee station, bakery selection, deli counter, and wine selection.
Customers will be able to start their morning with limited breakfast and coffee offerings including in-
house roasted coffee and espresso, fresh-baked pastries, cookies and more, and various traditional
breakfast items such as waffles, frittatas, oatmeal, and egg dishes. Moving into lunch service, the deli
counter will offer options from sandwiches with in-house-cured meats to fresh soups and salads. As the
day moves into late afternoon/early evening, wine, cheese and charcuterie pairings will be available with
some small tapas dishes and a few day-round menu items carrying over from breakfast and lunch.
Retail Market
The retail market will carry a variety of coffee, bakery, and wine supplies and accessories, along with pre-
packaged to-go items, kits, bottles, etc. The market will include items such as fresh ground coffee, bulk
tea, coffee/tea supplies and equipment, house-made granola, pastries and cookies, packaged mixes,
sauces, kitchenware, dishes, glasses, bottle openers and other items related to wine, cheese, and
charcuterie. Also included is a separate retail display area of pots and small plants available to purchase
while enhancing the ambiance and décor.
PA2022-018