HomeMy WebLinkAboutPA2023-0035_20230215_Project Description31026 Aliso Circle
Laguna Beach, California 92651
949-529-9070
www.alderjames.com
February 9, 2023
Ben Zbeda
Principal Planner
City of Newport Beach Planning Department
100 Civic Center Drive
Newport Beach, CA 92660
Dear Mr. Zbeda,
The proposed project is a 610 square foot tenant improvement Gelato take-out establishment
within an existing shell building at 3500 E Coast Hwy in Corona Del Mar.
We trust staff and the Commission will agree with our findings (Section 20.52.020 F) that;
1.The intended use is consistent with the General Plan for the CC Commercial Corridor zoning
district, intended to provide a wide variety of neighborhood-serving retail and service uses
along street frontages and foster pedestrian activity.
2.The use is allowable within the CC Commercial Corridor zoning district under a Minor Use
Permit (Table 2-5 NBMC 20.20.020 - within 500 feet of a residential zone) and it complies
with all other applicable provisions of the Zoning Code and the Municipal Code.
3.The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity. The proposed Gelato shop fits within an existing shell, built and
approved recently and appropriately in size and scale. The design and operation support
vibrant pedestrian activity and is highly compatible with the adjacent uses in the area
which include restaurants, cafes, retail stores, and professional services, and offices.
4.The site, located directly adjacent to two major public right-of-ways within the vibrant CDM
commercial core with well established infrastructure, is physically suitable in terms of
design, location, shape, size, operating characteristics, and the provision of public and
vehicle access and public services and utilities.
5.Operation of the small Gelato shop at this location 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.
The proposed project is a tenant improvement within an existing building. No expansion of floor
area is proposed. The following pertinent characteristics describe the proposed use in detail:
Use:Gelato Take-out Service - Limited (no late hours)
Parking:Public on street - 7 spaces curbside directly adjacent
Number of Employees:3 to 4 part-time
Number of Seats:0 - Take out only
Hours of Operation:Mon: Closed
Tue-Wed: 1pm-8pm
Th-Sat: 1pm-9pm
Sun: 1pm-8pm
31026 Aliso Circle
Laguna Beach, California 92651
949-529-9070
www.alderjames.com
We appreciate your review and consideration of the proposed project and trust you will find it
meets with the City’s own goals for the district and would be a welcome addition to the fabric of the
neighborhood. I am readily available, should you like to request any clarifications.
Sincerely,
Matthew James Gummow, NCARB
Principal Architect