HomeMy WebLinkAboutPA2023-0193_20231010_Project Description and Justification PROJECT DESCRIPTION & JUSTIFICATION
Eastbluff Drive & Vista Del Sol
Starbucks - Pop-In Café
2523 Eastbluff Drive, Newport Beach, Ca 92660
Project Description
Eastbluff Village Center is a neighborhood serving commercial/retail center located within the established community of East Bluff that is located/bound by the Upper Newport Bay and
Jamboree Road. The community is predominantly residential with public schools, parks and recreation facilities such as the Boys and Girls Club of Newport Beach and the Newport Beach Tennis Club. The shopping center offers +-73,250 square feet and has two anchor tenants,
CVS and a Ralphs Fresh Fare grocery which were recently remodeled along with eleven other eclectic businesses providing a mix of dining, specialty retail and services. General Plan Designation
The CN – Neighborhood Commercial designation is intended to provide for a limited range of
retail and service uses developed in one or more distinct centers oriented to primarily serve the
needs of and maintain compatibility with residential uses in the immediate area.
Existing Land Use and Zoning
The property is zoned CN (Commercial Neighborhood).
Fast Food / Food Services is a permitted use. and will require a Minor Use Permit for extended hours before 7am and after 11pm.
• UP3651 which was approved April 29, 2019 for the location currently permits hours from 6:00am to 12:00 midnight, daily.
Surrounding Land Uses and Zoning
• North: PC-49 (Newport Tennis Club)
• South: R-1 Single-Unit Residential
• East: R-1-6000 Single-Unit Residential
• West: PF-Public Facilities (Eastbluff Elementary School) & PR-Parks and
Recreation (Boys & Girls Club of Newport Beach)
Project Overview/Operational Components
Starbucks is proposing to lease the space of +- 1,553 sq. ft. and modify it into a pop-in cafe with five (5) interior and fifteen (15) patio seats for customers (20 total customer seats). The tenant space is single story located in a large multi-tenant building of approx. +-50,025 sq. ft. The existing unit is part of a larger grocery anchored/daily needs shopping center with Ralphs Fresh Fare and a CVS Pharmacy. The leasable space is directly adjacent to CVS Pharmacy’s main entrance.
Seating – Twenty (20) total customer seats
• Five (5) interior customer seats
• There is an existing outdoor common seating area that is directly in front of the store that
will have fifteen (15) patio seats
Starbucks may have approximately 8 to 9 employees during peak times in the store and up to approximately 30 total employee count.
Parking for the Shopping Center is shared.
• 343 parking stalls are provided within the shopping center.
• This number comes from a parking waiver/traffic study performed by The Irvine Co.
Minor Use Permit Request: Hours of Operation
The proposed project is part of an existing fully developed shopping center. Starbucks will be a tenant within the existing shopping center. Starbucks' use is permitted within the shopping center and the requested extended hours of operation are in line with the hours of operation of
other businesses within the shopping center.
• There is also an existing Use Permit (UP3651) for the location which allows hours from
6:00am to 12:00 midnight daily. We would be seeking to extend the hours to 4:30am to
12:00 midnight daily.
Architectural Design and Site Modifications
The overall existing building style will remain the same. Starbucks will replace the existing storefront as it needs repair. To rebrand the tenant space, Starbucks will utilize new signage. The conversion of two (2) regular parking stalls to short term ‘Pick-Up’ only stalls directly in front of the CVS main doors and the new Starbucks location. These stalls will be identified accordingly within the CC&R’s and the City of Newport Beach governing regulations.