HomeMy WebLinkAboutPA2022-156_20220720_Project Description30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581-2888 • Fax (949) 581-3599
July 20, 2022
Mr. Jim Campbell
Deputy Community Development Director
City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660
Subject: Conditional Use Permit Application for Medi-Spa Use
906 Avocado, Corona Del Mar Plaza
Dear Mr. Campbell:
On behalf of Alchemy 43, CAA Planning, Inc. (CAA) submits the enclosed Conditional Use Permit (CUP) application for medical office (medi-spa) use to be located at 906 Avocado in Corona Del Mar Plaza. Corona Del Mar Plaza is an existing shopping center located at the northwest corner of E. Coast Highway and MacArthur Boulevard. The Newport Beach Central Library and City Hall are located to the north, residential is located to the east and south, and Corporate Plaza is located to the west of Corona Del Mar
Plaza.
Corona Del Mar Plaza is designated as General Commercial (CG) by the General Plan and is a part of the Newport Village Planned Community (NVPC), PC-27. The CG designation provides opportunity for a wide range of retail, entertainment, service, and supporting uses to serve local and regional residents. The
NVPC allows for retail, restaurants, and other uses which are service in nature in Corona Del Mar Plaza.
Uses permitted by right in Corona Del Mar Plaza are listed in Section V. A. of the NVPC and include uses such as retail, specialty food service, specialty stores, and personal service establishments. NVPC Section V.C. 3. requires that a use not listed in Section V.A. but specified as a permitted use in the RSC district
(former CG district) secure a use permit for operation in Corona Del Mar Plaza. Medical office is notlisted as a use in the NVPC but was a permitted use in the RSC district that was in place at the time theNVPC was adopted in 1998 and is a permitted use in the modern-day CG district. At the time the NVPCwas adopted, there was no distinction made between a conditional use permit and a minor use permit.Through coordination with City staff, it was determined that a conditional use permit is the appropriate
permitting path.
Proposed Project Alchemy 43 will be located at 906 Avocado, which is currently occupied by O My Sole. Alchemy 43 proposes to construct the Tenant Improvements (T.I.) new medi-spa, which will include a two treatment
rooms, a consultation room, wellness room, waiting area, and a reception and retail area. Other ancillary
space such as a bathroom, staff room, and office will also be included Approximately 228 sf of the store entrance area will be dedicated to reception and retail skin care products available for purchase and home use.
PA2022-0156
Mr. Jim Campbell July 20, 2022
Page 2 of 3
The gross floor area (GFA) will not change and will remain at approximately 1,150 sf. Table 1 below
illustrates how the space will be allocated between the medical, retail, and ancillary uses.
TABLE 1
GFA1 Retail/ Reception Treatment Rooms Consultation Room Wellness Room Waiting Area Staff Room/BOH Office/Med Room
1,150 sf 228 sf 180 sf 102 sf 88 sf 135 sf 186 sf 52 sf 1 Approximate gross floor area also includes a restroom, corridor, and other areas required by the PC text that not listed on the table above. The Corona Del Mar Plaza is parked at a rate of 4.9 spaces per every 1,000 sf of GFA as outlined in Section V. D.4 of the NVPC. The proposed medi-spa use at Corona Del Mar Plaza will be replacing and existing retail use and does not contemplate an increase of GFA in the shopping center. The hours of
operation for Alchemy 43 will be from 10 a.m. to 7 p.m. Monday through Saturday. There will be between
2 to 5 employees working each shift and the business typically sees 6-12 clients per day primarily on an appointment-only basis with the potential for walk-ins depending on availability. Consistency
Under the Land Use and Development Regulations for PC-27, uses not specifically list as permitted uses
but are allowable by the CG zoning district (formerly RSC), such as medical office establishments, are
allowed with the issuance of a CUP. The Land Use Element of the General Plan identifies the location of the project site as being CG, which is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The proposed medi-spa and retail services that will be provided by Alchemy 43 are consistent with the intent of Corona Del Mar Plaza and will meet a city-
wide and regional need.
Required Action
As authorized by Section V.C.3 of the Newport Village Planned Community Development Plan, Alchemy 43 requests approval of a CUP by the Planning Commission to allow for medical office use at Corona Del Mar Plaza. Please 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
PA2022-0156
Mr. Jim Campbell July 20, 2022
Page 3 of 3
Attachments: Architectural Drawings Planning Application
Owner/Landlord Acknowledgement
Applicant/Tenant Authorization Public Noticing
cc: Nicci Levy, Alchemy 43
Brandon Mucha, Irvine Company
PA2022-0156