HomeMy WebLinkAboutPA2023-0191_20231009_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
October 9, 2023
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 CIVIC CENTER DRIVE
NEWPORT BEACH, CA 92660
RE: 5930 W COAST HWY
APNS 045 115 01, 045 115 08, 045 115 10, 045 114 08, 045 114 09
MINOR USE PERMIT & LOT MERGER APPLICATION
Dear Ms. Westmoreland:
This minor use permit for Cappy’s Cafe proposes the replacement of the temporary canopy
structure used for outside dining during the Covid pandemic (Limited Term Permit PA 2022-
0270) with a permanent covered structure as well as surface parking lot improvements.
As this proposed outdoor dining area crosses a parcel boundary, this application also proposes
a lot merger of the two parcels which contain the project area (APN 045 115 08 & APN 045 115
01).
Cappy’s Cafe has been in business for over 40 years serving the community. The restaurant is
located in the Newport Shores neighborhood on Pacific Coast Highway, walking distance to the
beach. They proudly serve both locals, visitors and tourists. Before Cappy’s Cafe, the site has
historically operated as a restaurant since the early 1960’s.
Our team began corresponding with the Planning Division in May of this year to understand the
appropriate application process for this project. Through several meetings with yourself and
Jaime Murillo, we have implemented all requested edits which are reflected in the attached
architectural plan set.
The total site consists of five parcels located at West Pacific Coast Highway and 60TH Street.
Parcels 045 115 01, 045 115 08, and 045 115 10, are on Coast Highway and include the
building, existing outdoor dining area, and 13 auto parking spaces. These three parcels also are
the location of the proposed outdoor dining area, 5 motorcycle spaces, and 6 bike parking
spaces. Parcels 045 114 08 and 045 114 09 are located on 60th Street and solely consist of 20
Auto Parking Spaces for the exclusive use of Cappy’s Cafe.
The proposed outdoor dining area is located in the Northwestern corner of the on-site parking
lot and replaces three parking spaces that have not been utilized since 2019 which was prior to
the pandemic limited term permit. The additional outdoor dining space enabled the restaurant to
5930 COAST HWY
MINOR USE PERMIT & LOT MERGER
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
operate through the pandemic restrictions and continues to benefit the business because the
demand for being outside is still prevalent for older customers and immunocompromised.
FINDINGS FOR 1 PER 50-SF PARKING RATIO
With a proposed Net Public Area of 1,634 SF this project is compliant with a 1 parking space per
50-SF of Net Public Area parking ratio, which would require 33 Parking Spaces. We understand
that this is the lowest allowed parking ratio for Food Service use. This rate is appropriate with
consideration to Cappy’s specific operational characteristics:
• Limited Hours of Operation
o Breakfast and lunch only – no dinner service
o Weekday Hours of Operation: Monday - Friday 8AM-2PM
o Weekend Hours of Operation: Saturday - Sunday 8AM-3PM
• Fast-Casual Dining
o Diners’ visits last 45 minutes on average
o Parking spaces turn over at the same rate
• Large amount of local patrons walk-in or bike to the restaurant
o 6 bike parking spaces proposed
• Location on PCH brings in motorcyclists for breakfast and lunch
o 5 Designated motorcycle spaces proposed
• Parking attendant for busiest hours – all weekends & holidays
o Directs patrons to available parking spaces
o Manages the overall traffic flow within the parking lot
With these factors in mind, we respectfully request staff’s recommendation of approval to the
Zoning Administrator.
Sincerely,
Coralee S. Newman
MATERIALS UPLOADED TO PORTAL
1. Owners Authorization Affidavit
2. Architectural Plan Set 3. Lot Merger Plan Set
4. Public Notification Requirements
5. Title Report
NET PUBLIC AREA
Interior Dining Area 1,032 SF
Existing Patio Area 228 SF
Proposed New patio Area 632 SF
NET PUBLIC AREA
(Excluding the first 25% or 1,000-SF of
outdoor dining area, whichever is less)
1,634 SF
AUTO PARKING
ADA Parking Spaces 2
Regular Parking Spaces 31
TOTAL PARKING SPACES 33
OTHER PARKING
Motorcycle Parking Spaces 5
Bike Parking Spaces 6