HomeMy WebLinkAbout02_Salt & Straw Minor Use Permit_PA2022-015CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 16, 2022
Agenda Item No. 2
SUBJECT: Salt & Straw (PA2022-015)
Minor Use Permit No. UP2022-002
SITE LOCATION: 2001 Westcliff Drive, Suite 102
APPLICANT: Salt & Straw, LLC c/o RSI Group, Inc.
OWNER: Hankey Investment Company LP c/o Waterpointe Commercial LLC
PLANNER: Caitlyn Curley, Planning Technician
949-644-3235 or ccurley@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: CG (General Commercial)
Zoning District: CG (Commercial General)
PROJECT SUMMARY
A request for a minor use permit to establish a take-out service, limited, eating and
drinking establishment in the form of a gourmet ice cream parlor within The Walk
Shopping Center. The proposed ice cream parlor will have approximately 419 square feet
of interior net public area and will not include any on-site seating, late hours or alcohol
service.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No._, approving Minor Use Permit
No. UP2022-002 (Attachment No. ZA 1).
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Salt & Straw (PA2022-015)
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DISCUSSION
The subject property is located at the southeast corner of Irvine Avenue and
Westcliff Drive. The parcel is approximately 3.36 acres and is developed with
multiple commercial buildings, surface parking, and a parking structure. The
commercial buildings include eating and drinking establishments and various
commercial retail and office uses. Adjacent properties to the north, east and west
are commercial uses. There are multiple-unit residential uses to the south.
The proposal is to establish a new take-out service, limited, eating and drinking
establishment in the form of a gourmet ice cream parlor. The gourmet ice cream
parlor proposes a 419-square-foot customer area (net public area) with no seating.
The menu includes both staple and seasonal ice cream varieties. The hours of
operation will be 11:00 a.m. to 11:00 p.m. on Monday through Sunday.
The proposal complies with Zoning Code standards for a take-out service, limited,
eating and drinking establishment, including solid waste storage.
The subject property is designated as General Commercial within the Land Use
Element of the General Plan and is located in the Commercial General (CG)
Zoning District. The CG designation is intended to provide a wide variety of
commercial activities oriented primarily to serve citywide or regional needs. Take-
out service, limited, eating and drinking establishments, within 500 feet of
residential districts, are permitted subject to the approval of a minor use permit.
Required parking is provided within the on-site shared parking structure and
surface parking for The Walk. The parking requirement for a take-out service,
limited eating and drinking establishment is one space per 250 square feet of gross
floor area (GFA). The one space per 250 square feet of GFA is appropriate for this
type of use based on several physical design and operational characteristics. For
example, the operation includes take-out service only, there is no seating proposed
on the floor plan, and the net public area is only 419 square feet with 1,037 square
feet of gross floor area. The project does not include outdoor dining. A detailed
parking summary is provided on Sheet A1.01 of the plans in Attachment No. ZA 4.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
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Salt & Straw (PA2022-015)
Zoning Administrator, June 16, 2022
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The Class 1 exemption includes 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 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:
MKN/cnc
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MINOR
USE PERMIT NO. UP2022-002 FOR A NEW TAKE OUT-
SERVICE, LIMITED EATING AND DRINKING ESTABLISHMENT
LOCATED AT 2001 WESTCLIFF DRIVE, SUITE 102 (PA2022-015)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Salt & Straw, LLC, with respect to property located at 2001
Westcliff Drive, and legally described as Parcel 1 of Lot Merger No. LM2013-005
requesting approval of a minor use permit.
2. The applicant requests a minor use permit to establish a take-out service, limited eating
and drinking establishment in the form of a gourmet ice cream parlor within The Walk
Shopping Center. The proposed ice cream parlor will have approximately 419 square
feet of interior net public area and will not include any on-site seating, late hours or
alcohol service.
3. The subject property is designated General Commercial (CG) within the Land Use Element
of the General Plan with a Commercial General (CG) Zoning District designation.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on June 16, 2022, online via Zoom. A notice of time, place and
purpose of the hearing 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 hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The proposed project involves minor interior improvements to an existing commercial
space and involves no expansion in floor area.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020.F (Finding and Decision) of the Newport Beach
Municipal Code (NBMC), 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 General Commercial (CG) and is intended to
provide a wide variety of commercial activities oriented primarily to serve citywide or
regional needs.
2. The proposed gourmet ice cream parlor use is consistent with the CG designation as it
is intended to provide a service not only to visitors, but also to residents within the
immediate neighborhood and surrounding area.
3. The proposed gourmet ice cream parlor is within an existing commercial space in The
Walk commercial center. The Walk includes various commercial retail and office uses
including eating and drinking establishments, which are complementary to the
surrounding commercial and residential neighborhood.
4. 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 this Zoning Code and the Municipal Code;
Facts in Support of Finding:
1.The property is located in the Commercial General (CG) Zoning District. The proposed
take-out service, limited, eating and drinking establishment in the form of a gourmet ice
cream parlor is a permitted use subject to the approval of a minor use permit pursuant
to Newport Beach Municipal Code Section 20.22.020 (Commercial Zoning Districts Land
Uses and Permit Requirements).
2. The parking requirement for a take-out, limited, food service eating and drinking
establishment is one (1) space per 250 square feet of gross floor area (GFA). The
existing parking for the commercial space is also one (1) space per 250 square feet of
gross floor area so the proposed establishment does not result in an increase of code
required parking. The one (1) space per 250 square feet of GFA is appropriate for this
type of use based on several physical design and operational characteristics. For
example, the net public area is 419 square feet in area and no seating proposed on the
floor plan. The operation includes take-out service only. The project does not include
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outdoor dining. Lastly, live entertainment, dancing, and alcohol service are not permitted
for a take-out service limited use and no late hours are proposed.
3. Required parking is adequately provided within the on-site shared parking structure and
surface parking for The Walk, which provides a total of 404 spaces. The total parking
requirements for the center based on the various existing and planned on-site uses,
including the five (5)-space requirement for the proposed gourmet ice cream parlor,
results in a total need of 370 spaces and a surplus of 34 spaces.
4. As conditioned, the proposed project will comply with Zoning Code standards for eating
and drinking establishments.
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 establishment will consist of 419 square feet of net public area with no seating. Back
of house areas of the 1,037-square-foot tenant space include a service area, food
preparation facilities, a walk-in refrigerator, indoor storage and washing areas, a
restroom, and a dedicated wash-down area that will drain directly into the sewer system.
2. The operation of the restaurant will be restricted to the hours between 11:00 a.m. and
11:00 p.m., daily. These hours are consistent with the business hours of other restaurants
and uses in the commercial area.
3. The restaurant is located within The Walk commercial center with access from Westcliff
Drive and Irvine Avenue. The existing commercial space is entered from a walkway off the
existing surface parking lot, which provides convenient access to motorists, pedestrians,
and bicyclists.
4. The Walk provides Code-required covered and enclosed trash enclosures for all of the
commercial tenants including the proposed Beaming Juice.
5. The surrounding area contains various retail, business office, and visitor-serving
commercial uses including restaurants and take-out eating establishments. The existing
restaurant is compatible with the existing and permitted uses within the area.
6. The operational conditions of approval prohibit alcohol sales, dancing, or live
entertainment unless an amendment to this use permit or a new use permit is approved.
This will help ensure compatibility with the surrounding uses unless further analysis and
review is performed.
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7. The design of The Walk provides a large parking structure behind the commercial buildings
along Sherington Place. This acts as a buffer between the commercial uses and the
residential uses across Sherington Place.
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; and
Facts in Support of Finding:
1.The Walk commercial center operates with various retail, offices and food services and
restaurants. The design of The Walk was intended for various service uses.
2. Original site plan approvals from 2013 for The Walk included a review to ensure
adequate public and emergency vehicle access, and that public services and utilities
are provided. The plans for the buildings with spec commercial suites were reviewed for
compliance with applicable building and fire codes.
Finding
E. 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, and safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The project has been reviewed and includes conditions of approval to 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 food service, eating and drinking establishment will serve the surrounding
community in a commercial area designed for such uses.
3. The operational conditions of approval for take-out service, limited, uses prohibit alcohol
sales, dancing and live entertainment, and there are no late hours of operation.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2022-002, subject to the conditions set forth in Exhibit A, which is attached hereto
and incorporated by reference.
3. 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 16 DAY OF JUNE, 2022.
_____________________________________
Jaime Murillo, Zoning Administrator
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CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
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.The hours of operation for the establishment shall be limited to 11:00 a.m. to 11:00 p.m.
Monday through Sunday
5.Live entertainment, dancing, and alcohol sales are prohibited for a take-out service,
limited, use.
6.The take-out service, limited eating and drinking establishment, shall be limited to a
maximum of six (6) seats. Customer queuing shall not be permitted in parking, drive
aisle, or public rights-of-way.
7.No outdoor seating is permitted unless an amendment to this Minor Use Permit or a
Limited Term Permit is acquired.
8.Customers shall not queue in parking stalls, drive aisles or any right of way areas.
9. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code.
10. Minor Use Permit No. UP2022-002 shall expire unless exercised within 24 months from
the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the
Newport Beach Municipal Code, unless an extension is otherwise granted.
11. This 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.
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12. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Use Permit or the processing of
a new Use Permit.
13. A copy of the Resolution, including conditions of approval Exhi
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
14. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
15. 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.
16. No outside paging system shall be utilized in conjunction with this establishment.
17. A covered wash-out area for refuse containers and kitchen equipment, with minimum
useable area dimensions of 36-inches wide, 36-inches deep and 72-inches high, shall
be provided, and the area shall drain directly into the sewer system, unless otherwise
approved by the Building Director and Public Works Director in conjunction with the
approval of an alternate drainage plan.
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.
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. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
21. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three [3] walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
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purposes. All trash dumpsters and/or receptacles shall have a solid cover or lid. The lid
shall remain closed when the dumpster is not in use.
22. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00
p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the
Director of Community Development, and may require an amendment to this Minor Use
Permit.
23. 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.
24. 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.
25. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
26. 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
approval of Salt & Straw including, but not limited to, Minor Use Permit No. UP2022-002
(PA2022-015). 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.
Electrical/Mechanical/Plumbing
27.Prior to the issuance of building permits, the project plans shall demonstrate that the
environmental (general) exhaust shall be at least 10 feet away from any forced outside
air intake.
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Building Division
28. The Applicant is required to obtain all applicable permits from the City Building Division
and Fire Department. 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.
29. Approval from the Orange County Health Department is required prior to the issuance of a
building permit.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Minor Use Permit No. UP2022-002
(PA2022-015)
2001 Westcliff Drive, Suite 102
Subject Property
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Attachment No. ZA 3
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Project 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.
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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.
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Attachment No. ZA 4
Project Plans
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