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HomeMy WebLinkAboutPA2023-0112_20230531_Project Description and Justification VICE LEGAL 2915 Red Hill Ave,. Suite C103 Telephone: (949) 903-6919 Costa Mesa, CA 92627 NolaWeis.com David@nolaweis.com PROJECT DESCRIPTION AND JUSTIFICATION FOR A MINOR USE PERMIT I. PREFATORY STATEMENT TO: Newport Beach Community Development Department DATE: May 29, 2023 Applicant: Social Pies IV, LLC Subject Property: 106 Main Street, Newport Beach, CA 92661 RE: Minor Use Permit Application II. PROJECT DESCRIPTION A) Lot Area, Width, and Depth. The Lot Area of the Subject Property is two thousand four hundred- and forty-one-point eight square feet (2,441.8 SF). The lot depth is eighty-one feet and 1 inch (81’1”) deep and the lot width is thirty feet and two inches (30’2”) wide. See the GIS map below. VICE LEGAL 2915 Red Hill Ave,. Suite C103 Telephone: (949) 903-6919 Costa Mesa, CA 92627 NolaWeis.com David@nolaweis.com B) Setbacks. The Subject Property is lot line to lot line has no setbacks on the north, east, and west sides. The Subject Property does have a setback on the southern border that is twenty point two feet (20’2.4”) on the southeastern point and has a set back of eighteen point 6 feet (18’7”) on the southwestern point. See the GIS map below. C) Total Gross Floor Area and Floor Area Ratio. The total gross floor area is two thousand three hundred twenty-six point zero three square feet (2,326.03 SF). The floor area ratio is ninety-five-point two percent (95.2%) which is derived from the division of 2,326.03 SF and 2,441.8 SF (2,326.02/2,441.8 = 95.2%). D) Building Lot Coverage and Height. The total building lot coverage is seventy-five-point nine percent (75.9%). This was derived from dividing the footprint of 1,855 SF by 2,441.8 SF (1,855/2,441.8 = 75.9%). The building height at the highest point is twenty three feet four inches (23’4”). E) Landscaping and Paving Percentage. The Subject Property currently has no landscaping at all because the building sits lot line to lot line on three sides thus making the landscaping percentage zero percent (0%). The back of the building has space that is used for deliveries and an emergency exit and can’t support VICE LEGAL 2915 Red Hill Ave,. Suite C103 Telephone: (949) 903-6919 Costa Mesa, CA 92627 NolaWeis.com David@nolaweis.com landscaping. The paving percentage is one hundred percent (100%) because the open space in the back is the only area the building does not contain, and it is all concrete. F) Parking. The Subject Property has no dedicated parking, and it does not have the ability to support dedicated parking. Employee and customer parking will take place in the public lot along the beach to the west of the Subject Property and within the street parking stalls along Balboa Blvd. Additional employee and customer parking can be found in the public lot on the corner of Balboa Blvd. and Palm St. G) Number of Employees. The Applicant will employ approximately 31 total employees with approximately 13-15 employees working on any given shift. The employee number and type are as follows: • 11 Kitchen Staff • 3 Managers • 9 Servers • 4 Bartenders • 4 Hosts H) Number of Seats. The total number of seats in the restaurant will be seventy-one (71) seats. There will be forty- three (43) seats downstairs of which sixteen (16) seats will be at the bar top and twenty-seven (27) seats will be at the tables. The upstairs will have a total of 28 seats all of which are at tables. I) Dwelling Units. There are no dwelling units attached to the Subject Property. J) Hours of Operation. The hours of operation will be as follows: • Monday to Thursday: 11am-10pm • Friday and Saturday: 11am-11pm • Sunday: 11am-9pm K) Use. The use will be a commercial restaurant specializing in pizza from four different regions of the United States. Those regions are Los Angeles, Detroit, Chicago, and New York. The restaurant will also contain a bar with full-service alcohol which will begin at the time of opening each day and end thirty (30) minutes prior to closing each night. VICE LEGAL 2915 Red Hill Ave,. Suite C103 Telephone: (949) 903-6919 Costa Mesa, CA 92627 NolaWeis.com David@nolaweis.com L) Justification for Approval of Subject Property Social Pies is a developing chain of pizza restaurants with established locations in Canoga Park and Tarzana. It is a family-oriented restaurant that focuses on 4 different styles of pizza. The customer gets to choose from Detroit Style, which is a square style pizza, Chicago Style, which is a deep-dish style pizza, New York Style, which is a hand tossed pizza with a particular type of dough, and Los Angeles Style, which is hand tossed with a particular kind of dough. Social Pies also offers an array of side orders including Buffalo Wings with several sauces and flavorings to choose from, as well as signature salads and breads. We are also in the midst of development of locations at the new Hollywood Park Retail Center near Sofi Stadium and a location at the Eastown Mixed Use Center on Hollywood Blvd. in Los Angeles. The concept permits all members of the family to enjoy the style of pizza that they love. With the popularity and frequency of families around Balboa Island, Fun Zone, and beach areas, we believe this concept will resonate well. Our new design of the Subject Property also permits a bar area for adults that are looking to enjoy their favorite style of pizza while they enjoy an adult beverage and socialize. Part of the concept of Social Pies is to promote a social environment for all walks of life. Giving our customers the ability to order several styles of pizza as they socialize over which is their favorite is our primary goal. The Subject Property makes for a perfect location for the expansion of the brand. The Subject Property was formerly a pizza restaurant called BJ’s, which was also known for being a family style pizza restaurant. The Subject Property requires no change of use for our venture and already contains a floor plan that can suit our needs. The addition of the bar and service of a full line of alcoholic beverages requires that submit for a Minor Use Permit which is the only substantial hurdle for our endeavor. We believe revitalizing this once notorious property back into a family style pizza restaurant will help the Balboa area flourish. Our addition of full-service adult beverages on the Subject Property will be solely for enjoyment during dining. We will not be a bar in the traditional sense, but rather a restaurant that permits adults that also want to partake in an adult beverage as they socialize. Our hours of service will be in line with those of a traditional restaurant, which will mitigate any impact of an additional location in the Balboa area that serves adult beverages. We will not have any live entertainment nor any amplified music, which also serves sincerity to the residences that surround the Subject Property. We believe our concept and business model is suitable for the Subject Property and it will help continue to allow the public to enjoy the beautiful Balboa area. For more information, please visit our website at https://www.socialpies.com/. Thank you. David L. Nola, Esq.