HomeMy WebLinkAboutPA2023-0114_20230815_Planning Response August 15, 2023
209.571.8158
616 14th street
modesto • california • 95354
www.commercialarch.com
City of Newport Beach – Community Development Department
100 Civic Center Drive
Newport Beach, CA 92658
Attn: Jenny Tran
Re: Minor Use Permit Application
2600 East Coast Highway, Suite 120
Newport Beach, CA
Dear Jenny,
The following are responses to your letter regarding the Minor Use Permit Application at the above
referenced address.
1. Submit the signed Discretionary Application Owner’s Affidavit form.
Please see attached document.
2. Submit the signed Authorization for Use and Copying of Architectural Drawings form.
Please see attached document.
3. Submit a Preliminary Title Report not more than six (6) months old that identifies the
legal description of the property.
Please see attached document.
4. Parking
The Parking Analysis provided calculated the parking rate for Suite 120 as 1 per 250 sf for retail
use. A Massage Establishment requires a parking rate of 1 per 200 sf and requires 2 more
parking spaces than what was considered in the parking analysis.
Approval of this use permit can determine a less intensive parking rate of 1 per 250 sq ft. (8
parking spaces required). However, a Condition of Approval would be included to ensure no more
than 8 parking spaces can be used for this massage establishment, including any employees.
If this Condition of Approval does not work for your operation, then Section 20.40.110(D) of the
Newport Beach Municipal Code allows for a 20% reduction in parking with a Director’s approval.
This property may qualify for this reduction and an updated parking analysis with updated
parking calculations must be provided to account for the increase in parking rate.
The applicant would will adhere to a Condition of Approval that would ensure no
more than 8 parking spaces can be used for this massage establishment, including
any employees.
5. Clarify in the plans if the “Journey Rooms” will provide privacy screening.
The journey rooms are screened with canvas dividers, please see the attached,
revised floor plan for clarification.
6. The plans indicate the Gross Project Area as 2,003 SF on Sheet GP.1 and 1,903 SF on
Sheet A-1.0. Additionally, the Parking Analysis table indicates that Suite 120 is 1,929 SF. Clarify
this discrepancy in the square footage of this suite space.
The drawings have been revised to indicate the following:
Drawing P-G-1.0 indicates that the gross project area is 1,930 sf.
Drawing G-A-1.0 indicates that the gross project area is 1,929 sf +/-.
7. This project is pending review from the Building Department and Police Department.
Once their review is complete, comments/corrections will be provided and must be
addressed, if any.
Noted.
Should you have any questions regarding the documents or answers to the above questions, please don’t
hesitate to contact me.
Thank you!
Sincerely,
Stacey Wellnitz, Architect
swellnitz@commercialarch.com