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HomeMy WebLinkAboutPA2023-0001_20230103_CUP Application Justification Letter MAIL: 1048 IRVINE AVE, NEWPORT BEACH, CA 92660 OFFICE: 901 DOVE ST, STE 130, NEWPORT BEACH, CA 92660 949-717-7943 • WWW.GOVSOL.COM January 3, 2023 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 RE: 3620 BIRCH STREET CONDITIONAL USE PERMIT APPLICATION PARKING WAIVER – MEDICAL OFFICE Dear Community Development Department: Our client, Dr. Joseph Cerni, (Birch Corridor LLC) owns a 10,958 SF building located at 3620 Birch Street. While medical office is a permitted use in this location (See attached 6-14-13 Memo by Jamie Murillo) the parking needs to be analyzed and a minor parking waiver may be deemed necessary. Our goal is for staff to review our application and determine if a traffic consultant is required to analyze the parking data. At that time, a traffic consultant’s services will be obtained. Birch Corridor LLC (Dr. Cerni) owns the entire 3620 Birch Street building. He will operate his business Forever Ageless in a portion of the building (formerly located at 20271 SW Birch St, Newport Beach). The remainder of the building is intended to be leased out to other businesses. Forever Ageless is a medspa and has been owned and operated by Dr. Joseph Cerni since 2009 and focuses on Aesthetic and Regenerative Medicine. Their services improve cosmetic appearance through the treatment of conditions including scars, skin laxity, wrinkles, excess fat, and unwanted hair. Operations include 4 full-time employees, and three part-time employees. The staff consists of one doctor (Dr Cerni), one nurse, three aestheticians and two administrative staff. The hours of operation are Monday through Friday 9AM to 6PM. PROJECT REQUEST A parking waiver to allow medical office which as we understand will require a Conditional Use Permit. PROJECT DESCRIPTION The project site, located at 3620 Birch. The site/building is already constructed and is part of an office complex with two other existing office buildings which are each individually owned: 3620 Birch (Subject Property), 3610 Birch & 3600 Birch. The three buildings each on their own respective parcel, are located at the north/west corner of Bristol Street and Birch Street. The business complex has access from both streets. The site has an expansive front yard set-back that straddles Birch Street and Bristol Street. For you reference, we’ve attached a set of site photos along with a labeled aerial. 3620 BIRCH STREET CONDITIONAL USE PERMIT JUSTIFICATION LETTER MAIL: 1048 IRVINE AVE, NEWPORT BEACH, CA 92660 OFFICE: 901 DOVE ST, STE 130, NEWPORT BEACH, CA 92660 949-717-7943 • WWW.GOVSOL.COM 2 Square Footage 3620 Birch 10,958 SF 3610 Birch 16,813 SF 3600 Birch 11,311 SF TOTAL 39,082 SF General Plan CO-6 General Commercial Office Zoning Newport Place Planned Community District (PC-11) Site 3A *Note: As of 6-14-13 the City has determined that permitted and conditionally permitted uses located within the Industrial Site 3A shall also include a parking waiver. PARKING As noted on page 42 of the Newport Place Planned Community District, the parking standards for professional office are calculated at 1 space for each 225 SF of NET floor area. Medical Office is calculated at 1 space for each 200 SF of GROSS floor area. It is assumed the existing buildings were parked at the net number. As part of our further parking analysis building take-offs will be generated to determine the net square footage of each building. If the existing parking space total of 165 is compliant with the net parking standard for professional office then a parking waiver will only be needed to accommodate the additional required parking for medical office. The common parking lot is shared by all three buildings and to date has not experienced a need for additional parking spaces. Parking is at grade and configured in a parking lot as well as cover parking below the buildings. The office park, originally known as Wattson Corporate center, operated under an Association made up of the three building owners. The association is managed by a set of CC&Rs (See Attached) and the parking is shared by all three building owners except for the reserved parking noted below and in the attached parking map. RESERVED PARKING Parking Area 1 – 3600 Birch Parking Area 2 – 3610 Birch Parking Area 3 – 3620 Birch 11 Parking Spaces 18 Parking Spaces 10 Parking Spaces COMMON AREA PARKING 126 Parking Spaces TOTAL PARKING 165 Parking Spaces ADJACENT BUILDING OWNERS The applicant’s broker did meet with the other two building owners. On initial review, they expressed no opposition to adding medical office to the office complex. 3610 Birch Street is owned and used by Apollo Security. Contact for this building is Cliff Crane. 3600 Birch Street is owned by Breevast US. The contact there is Christine Good. Both indicated no concerns for medical office being applied for through this application.