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HomeMy WebLinkAbout06_Starbucks MUP_PA2023-0193CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 15, 2024 Agenda Item No. 6 SUBJECT: Starbucks (PA2023-0193) Minor Use Permit SITE LOCATION: 2523 Eastbluff Drive APPLICANT: Kevin Stracner, on behalf of Starbucks OWNER: Irvine Company PLANNER: Daniel Kopshever, Assistant Planner 949-644-3235, dkopshever@newportbeachca.gov LAND USE AND ZONING General Plan: CN (Neighborhood Commercial) Zoning District: CN (Commercial Neighborhood) PROJECT SUMMARY The Applicant requests a Minor Use Permit (MUP) to operate a "Take Out Service, Fast Casual" Eating and Drinking Establishment (Starbucks), within an existing shopping center. The Applicant proposes a minor tenant improvement to an existing 1,601 square foot suite and will expand Starbucks branded outdoor seating into what is currently a common seating area for a maximum of 20 total seats. The proposed hours of operation are from 4:30 a.m. to 12:00 a.m. midnight, daily, and no alcohol service is proposed. An MUP is required as the project proposes late hours and is within 500 feet of residential uses. If approved and implemented, Use Permit No. UP3651 would be superseded. RECOMMENDATION 1)Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 3) Adopt Draft Zoning Administrator Resolution No. _ approving the Minor Use Permit filed as PA2023-0193 (Attachment No. ZA 1). 1 Starbucks (PA2023-0193) Zoning Administrator, February 15, 2024 Page 2 Tmplt:04-17-14 DISCUSSION As shown in Attachment No. ZA 2 (Vicinity Map), the project site is located within the Eastbluff Village Center shopping center. Uses within the shopping center include pharmacy, personal services general, eating and drinking establishments, grocery store, postal services, retail, and financial institutions. The shopping center is abutted by the North Bluff Club House of the Newport Beach Tennis Club, approximately 120 feet north of the subject property. The Eastbluff Park and the Boys and Girls Club is located 100 feet to the west, across Vista Del Oro. Corona del Mar High School is located approximately 1,500 feet south of the Eastbluff Shopping Center, along Eastbluff Drive. Our Lady Queen of Angels Church is located approximately 2,800 feet south of the shopping center, also along Eastbluff Drive. The nearest residential and recreational uses are buffered from the shopping center by support buildings, Eastbluff Drive, and Vista del Sol. The project site is zoned Commercial Neighborhood (CN) and is categorized as Neighborhood Commercial (CN) by the Land Use Element of the General Plan. The CN zone provides areas appropriate for a limited range of both retail and service uses developed in one or more distinct centers oriented to serve primarily the needs of and maintain compatibility with residential uses in the immediate area. Eating and drinking establishments, such as a Starbucks coffee shop, are consistent with both the zoning and General Plan land use category. Starbucks is proposing to lease a vacant 1,601 square foot suite adjacent to CVS Pharmacy. The tenant space is single story and is located within a multi-tenant building of approximately 50,025 square feet. The suite previously operated as Bistro Le Crillon, a full-service eating and drinking establishment, permitted under Use Permit No. 3651. A minor tenant improvement will be needed to improve the suite into a coffee shop. No additional square footage is proposed to be added to the suite. Project Plans are available as Attachment No. ZA 3. A total of 20 customer seats will be provided, five seats are proposed within the interior of the coffee shop and 15 seats are proposed as outdoor patio seating. Condition of Approval No. 8 limits the total number of seats accordingly. Proposed hours of operation are from 4:30 a.m. to 12:00 a.m. midnight, daily A maximum of nine employees are proposed to work during peak hours of operation. A description of operational characteristics as provided by the Applicant is included as Attachment No. ZA 4. 2 Starbucks (PA2023-0193) Zoning Administrator, February 15, 2024 Page 3 Tmplt:04-17-14  While Take-Out Service, Fast Casual is permitted by right in the CN zoning district, a MUP is required pursuant to Table 2-4, Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements) due to the late hours of operation and proximity to residential uses.  Although the project includes late hours after 11:00pm, there are no components that would negatively impact the residential areas adjacent to the site such as excessive noise, odor, live entertainment, or alcohol service.  A trash enclosure is provided onsite and is accessed by employees through a rear door. The existing trash enclosure is adequately screened and sized per NBMC 20.30.120 (Solid Waste and Recyclable Materials Storage), but the enclosure does not have a covered roof. Condition of Approval No. 15 requires the trash enclosure be upgraded to provide a solid roof. PARKING  Parking in the shopping center is provided by a shared 343-space surface parking lot.  On December 1st, 2023, the Community Development Director approved Staff Approval (PA2023-0124) allowing a 20% reduction in the required off-street parking for the shopping center. A copy of the approval is included as Attachment No. ZA 5.  The Staff Approval assumed a Take-Out Service, Fast Casual land use would occupy the project space that Starbucks will occupy.  The Staff Approval required the creation of a designated ride share parking space and required the existing bicycle parking to be maintained. The ride share stall requirement has been included as Condition of Approval No. 10.  To help encourage rapid turnover and the availability of parking, two regular parking spaces directly in front of the proposed Starbucks entrance will be converted into “Pick-Up Only” parking stalls. These stalls are to be identified accordingly within the Covenants and Restrictions of the Lease Agreement, per Starbucks’ initiative. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality 3 Starbucks (PA2023-0193) Zoning Administrator, February 15, 2024 Page 4 Tmplt:04-17-14 Act) under Class 1 (Existing Facilities). The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project involves extending hours of operation and repurposing an existing outdoor seating area. These changes of operational characteristics are well within the thresholds identified in CEQA Guidelines Section 15301. If denied, projects which a public agency rejects or disapproves are not subject to the California Environmental Quality Act (CEQA) review, pursuant to Section 15270 of the CEQA Guidelines. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3235. Prepared by: JP/djk Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans ZA 4 Project Description ZA 5 Parking Waiver Staff Approval 4 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2024-#### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING A MINOR USE PERMIT TO ALLOW A TAKE-OUT SERVICE - FAST CASUAL EATING AND DRINKING ESTABLISHMENT WITH LATE HOURS LOCATED AT 2523 EASTBLUFF DRIVE (PA2023-0193) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Kevin Stracner of Greenberg Farrow (Applicant) , with respect to property located at 2523 Eastbluff, and legally described as Parcels 1 and 2 of Lot Line Adjustment No. 98-14, (Property) in the City of Newport Beach, requesting approval of a minor use permit. 2. The applicant requests a Minor Use Permit (MUP) To operate a "Take Out Service, Fast Casual" eating and drinking establishment (Starbucks Coffee Shop), within an existing shopping center. The Applicant proposes a minor tenant improvement to an existing 1,601 square foot suite and will expand Starbucks outdoor seating into what is currently a common seating area for a maximum of 20 total seats. The proposed hours of operation are from 4:30 a.m. to 12:00 a.m. midnight, daily, and no alcohol service is proposed. An MUP is required as the project proposes late hours and is within 500 feet of residential uses. If approved and implemented, Use Permit No. UP3651 would be superseded (Project). 3. The subject property is located within the Commercial Neighborhood (CN) Zoning District and the General Plan Land Use Element category is Neighborhood Commercial (CN). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on February 15, 2024, online via Zoom. A notice of the time, place, and purpose of the hearing was given in accordance with Chapter 20.62 (Public Hearings) of the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, 6 Zoning Administrator Resolution No. ZA2024-#### Page 2 of 9 07-22-2014 does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 3. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project involves operating a coffee shop within an existing commercial space and repurposing an existing outdoor seating area. These changes of operational characteristics are well within the thresholds identified in CEQA Guidelines Section 15301. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the Newport Beach Municipal Code, the following findings, and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan categorizes the site as CN (Neighborhood Commercial). This category is intended to provide areas appropriate for a limited range of retail and service uses developed in one or more distinct centers oriented to serve primarily the needs of and maintain compatibility with residential uses in the immediate area. 2. The proposed coffee shop is a commercial use within an existing shopping center, and is intended to serve nearby residents, the surrounding community, and visitors to the City of Newport Beach. Therefore, it is consistent with the CN designation. 3. The Project aligns with General Plan Land Use Policy LU3.2, “Growth and Change”, by allowing for infill and reducing commuting distance between homes and jobs. 4. The Project aligns with General Plan Land Use Policy LU1.5, “Economic Health” as the project will bring a successful commercial tenant into a space that has been vacant for over three years. 5. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 7 Zoning Administrator Resolution No. ZA2024-#### Page 3 of 9 07-22-2014 1. The property is located in the Commercial Neighborhood (CN) Zoning District. The CN Zoning District is intended to provide for areas appropriate for a limited range of retail and service uses developed in one or more distinct centers oriented to serve primarily the needs of and maintain compatibility with residential uses in the immediate area. 2. The Project site is located approximately 250 feet from a residential neighborhood and will likely serve the adjacent residential uses. 3. While the Take-Out Service, Fast Casual land use can be permitted by right within the CN zoning district, an MUP is required pursuant to Table 2-4, Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements) due to the late hours of operation and proximity to residential uses. 4. Table 3-10 (Off-Street Parking Requirements) of the NBMC section 20.40.040 (Off- Street Parking Spaces Required) establishes the parking requirement for a Take- Out Service, Fast Casual at one space per 250 square feet of gross floor area. The Staff Approval filed as PA2023-0124 and approved on December 1, 2023 allowed a 20% reduction in the required off-street parking for the entire Eastbluff Village Center. This approval assumed that a Take-Out Service, Fast Casual land use would occupy the vacant space that the coffee shop now proposes to occupy under this same land use category. The 20% parking waiver allows for the 29 spaces required by the proposed Starbucks Coffee to be allocated from the existing 343 spaces, and notes that a 108 parking space surplus was observed during peak times of parking demand. 5. The proposed establishment complies with NBMC 20.20.030 (Commercial Zoning Districts General Development Standards) for eating and drinking establishments, including those specific to the Take-Out Service, Fast Casual land use classification. Condition of Approval No. 8 addresses the maximum of 20 seats allowed by the use classification and there is no alcohol service proposed. Condition of Approval No. 21 prohibits alcohol being sold, served, or given away at the site. Condition of Approval No. 4 requires that a new use permit be obtained should the operational characteristics of the use change. Alcohol being incorporated into the use would constitute such a change and thus a new use permit would then be required. 6. A trash enclosure is provided onsite and is located behind the tenant space, in the rear parking lot. The size of the trash enclosure is adequate to accommodate the proposed use and it is conveniently located where materials can be deposited and collected. The enclosure does not block or impede access to the parking spaces. The existing trash enclosure is adequately screened pursuant to NBMC 20.30.120 (Solid Waste and Recyclable Materials Storage), however it lacks a solid roof. Condition of Approval No. 15 requires the trash enclosure be upgraded to provide a solid roof. Finding: 8 Zoning Administrator Resolution No. ZA2024-#### Page 4 of 9 07-22-2014 C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The Newport Beach Tennis Club is located 120 feet north of the subject property, along Eastbluff Drive. The Eastbluff Park and Boys and Girls Club is located 100 feet to the west, across Vista Del Oro. Corona del Mar High School is located approximately 1,500 feet south of the Eastbluff Shopping Center, along Eastbluff Drive. Our Lady Queen of Angels Church is located approximately 2,800 feet south of the shopping center, also along Eastbluff Drive. The nearest residential and recreational uses are buffered from the shopping center by support buildings, Eastbluff Drive, and Vista del Sol. 2. Eating and drinking establishments with incidental alcohol service have existed at the subject location since the original construction of the shopping center in 1966. The proposed removal of the Type 47 Alcoholic Beverage Control (ABC) license associated with Use Permit 3651, which authorized the sale of beer, wine, and distilled spirits on the premises in conjunction with substantial sales of meals, will not negatively alter the operational characteristics of the use. 3. As conditioned, the allowed hours of operation will be 4:30 a.m. to 12 a.m., daily, which would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Conditions of Approval No.11 prohibits excessive noise and Condition of Approval No. 17 ensures maintenance to control odors caused by the proposed use. Condition of Approval No. 14 prohibits deliveries and refuse collection between the hours of 10:00 p.m. and 8:00 a.m., daily which will prevent conflicts with adjacent uses. 4. The proposed hours of operation are not anticipated to cause a conflict with the allowed uses in the vicinity, as there will be no elevated noise levels and no increased trash and recycling collection activities. Increased pedestrian and vehicular traffic activity during late night and early morning hours would be supported by the existing facilties, namely lighting and parking. 5. The Project is not an intensification of use because this suite operated formerly as an eating and drinking establishment. The Project will extend the hours of operation but will not increase the number of seats, as the new land use classification requires a maximum of 20 seats and the previous use authorized 21 seats. Finding: 9 Zoning Administrator Resolution No. ZA2024-#### Page 5 of 9 07-22-2014 D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The project site is accessible from the Eastbluff Shopping Center parking lot, which provides convenient access to motorists, pedestrians, and bicyclists. 2. Parking in the shopping center is provided by a shared 343-space surface lot. The existing parking lot provides adequate circulation for patrons. 3. The site has been reviewed by the Fire Department to ensure adequate public and emergency vehicle access is provided. 4. Any proposed site and tenant improvements will comply with the development standards of the NBMC and all Building, Public Works, and Fire Codes. 5. The Project is proposed within an existing shopping center and has demonstrated, via previous and similar land uses, that it is physically suitable in terms of design, location, shape, and size to support the use and hours of operation. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. Eating and drinking establishments have historically operated within the Eastbluff Village Center without detrimental impacts. The site previously supported, an eating and drinking establishment with a Type 41 ABC License and late hours, an eating and drinking establishment with live entertainment and patio dining, and a specialty food service with outdoor dining. 2. The proposed late hours should not constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing in or working in the neighborhood of the proposed use. The Conditions of Approval address noise, odors, cleaning, and maintenance of the facility. While late hours are proposed, there will be no live entertainment or alcohol. 3. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct 10 Zoning Administrator Resolution No. ZA2024-#### Page 6 of 9 07-22-2014 objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 4. The proposed Project will help revitalize the project site, provide an economic opportunity for the property owner to update the tenant space, and provide additional services to residents and visitors. 5. The applicant is required to obtain Health Department approval prior to opening for business and comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves the Minor Use Permit filed as PA2023-0193, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 3. This resolution supersedes Use Permit No. 3651, which upon vesting of the rights authorized by this minor use permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF FEBRUARY, 2024. _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2024-#### Page 7 of 9 07-22-2014 EXHIBIT “A” CONDITIONS OF APPROVAL PLANNING 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Minor Use Permit. 3. This Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 4. Any change in operational characteristics, expansion in area, or other modification to the approved plans, will require review by the Planning Division and may require an amendment to this Minor Use Permit or the processing of a new use permit. 5. Hours of operation shall be limited to between 4:30 a.m. and 12:00 a.m., daily. 6. The use of the rear door shall be limited to deliveries and employee use only, use by customers as an entry shall be prohibited. 7. The use of the rear door is prohibited between 10:00 p.m. and 8:00 a.m., daily, except by employees exiting the facility or depositing trash after the closing of the restaurant. 8. Maximum seating and/or stand-up counter space for no more than five customers shall be maintained inside the subject eating and drinking establishment and a maximum of 15 seats shall be available in the outdoor patio area for both patrons and the general public. 9. All employees shall park on-site. 10. Prior to the issuance of a building permit, one rideshare stall shall be provided and maintained within the center. 11. No amplified sound, other than background music, is allowed. Any background music shall not be audible from outside of the building. 12 Zoning Administrator Resolution No. ZA2024-#### Page 8 of 9 07-22-2014 12. Physical elements associated with the outdoor patio area (e.g., awnings, covers, furniture, umbrellas, etc.) that are visible from public rights-of-way shall be compatible with one another and with the overall character and design of the principal structure. 13. A covered wash-out area for refuse containers and kitchen equipment shall be provided and the area shall drain directly into the sewer system, unless otherwise approved by the Building Division and Public Works Department in conjunction with the approval of an alternative drainage plan. This covered washout area can be located either inside or outside of the facility but must be fully enclosed, when in use, to prevent rainwater from entering the sewer system. 14. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 15. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 16. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 17. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 19. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 20. No outside paging system shall be utilized in conjunction with this establishment. 21. No alcohol shall be served, sold, or given away on the premises. 22. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 13 Zoning Administrator Resolution No. ZA2024-#### Page 9 of 9 07-22-2014 23. Future owners or assignees shall be notified of the conditions of this approval by the current business owner, property owner or the leasing company, in the event this business is sold or otherwise comes under different ownership. 24. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner related (directly or indirectly) to the City’s approval of the Starbucks Minor Use Permit including, but not limited to Minor Use Permit No. PA2023-0193. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, the City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages which the City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. BUILDING 25. The Applicant is required to obtain all applicable permits from the City’s Building Division. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 26. Prior to the Issuance of a building permit, approval from the Orange County Health Department is required. FIRE 27. Modification to the sprinkler system shall require a permit and plans to be submitted to NBFD. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Minor Use Permit (PA2023-0193) 2325 Eastbluff Drive Subject Property 16 Tmplt:04-17-14 Attachment No. ZA 3 Project Plans 17 DN 54321 6 78 9 10 PATIO SEATING CAFE AREA WORK AREA BACK-OF-HOUSE RESTROOM MANAGER AREA COMMON AREA ADJACENT SPACE NOT A PART ADJACENT SPACE NOT A PART NOT A PART NOT A PART NOT A PART COPYRIGHT NOTICE This drawing is the property of the above referencedProfessional and is not to be used for any purposeother than the specific project and site named herein,and cannot be reproduced in any manner without theexpress written permission from the Professional.4695 MACARTHUR COURT,SUITE 1450NEWPORT BEACH, CA 92660T:657 251 5168 11/28/2023 STARBUCKS EASTBLUFF & VISTA DEL SOL NEWPORT BEACH, CA 20230748.0 1 FLOOR PLANSCALE: 1/4" = 1'-0" 18 Tmplt:04-17-14 Attachment No. ZA 4 Project Description 19 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) 20 Project Overview/Operational Components Starbucks is proposing to lease the space of +- 1,601 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. 21 Tmplt:04-17-14 Attachment No. ZA 5 Parking Waiver Staff Approval 22 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov COMMUNITY DEVELOPMENT DIRECTOR ACTION LETTER Subject: Eastbluff Village Center Parking Reduction (PA2023-0124) ▪ Staff Approval Site Location 2523 Eastbluff Drive Applicant Irvine Company Legal Description Parcel 2 of Lot Line Adjustment 98-14 On December 1, 2023, the Community Development Director approved a staff approval, authorizing a 20% reduction of required off-street parking requirements for an existing shopping center based on a parking study, addition of bicycle parking and the addition of a rideshare space, as further described below. LAND USE AND ZONING • General Plan Land Use Plan Category: CN (Neighborhood Commercial) • Zoning District: CN (Commercial Neighborhood) EXISTING CONDITIONS The subject property, Eastbluff Village Center, is located in the Eastbluff neighborhood on the corner of Vista Del Oro, Vista Del Sol and Eastbluff Drive (see attached Vicinity Map on Attachment No. CD 1). The center consists of five parcels, includes 77,103 square feet of commercial floor area, and includes a 343-space surface parking lot. The center includes a variety of uses, including a retail, eating and drinking establishments, service uses, a bank, and medical offices. Through a separate application, the applicant is proposing to expand the outdoor dining patio of Suite 2523 from 130 square feet to 619 square feet. The suite is currently vacant but is proposed to be improved for a future eating and drinking establishment. REQUESTED PARKING REDUCTION For the purpose of flexibility with future tenants, the applicant is requesting a waiver of 20% of the off-street parking requirement. There is a total parking supply of 343 spaces (307 located in the front of the parking lot, 25 in the rear of the parking lot, and 11 total accessible spaces). Based on the existing tenants in the center, a total of 356 parking spaces are required, which results in a deficit of 13 spaces (Attachment No. CD 4). Through a separate application, the applicant is proposing to expand the outdoor dining patio of Suite 2523 23 Eastbluff Village Center Parking Reduction (PA2023-0124) December 1, 2023 Page 2 Tmplt: 07/25/19 from 130 square feet to 619 square feet. The expansion of the outdoor dining patio of Suite 2523 would increase the parking requirement to 369 spaces, which results in a total parking deficit of 26 spaces. The requested 20% reduction of required parking (including all existing uses and proposed expansion) reduces the total parking requirement to 296 spaces and a resulting 47-space surplus (Table 1, below). Table 1: Existing and Proposed Parking Parking Required Parking Provided Surplus/Deficit Existing 356 343 -13 Existing (w/ expansion) 369 343 -26 Proposed (w/ waiver) 296 343 47 FINDINGS Pursuant to Section 20.40.110(D) (Reduction of Required Off-Street Parking by Director) of the Newport Beach Municipal Code (NBMC), the Community Development Director may authorize a reduction of off-street parking by a maximum of 20% using a combination of the following: Finding: A. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available. Facts in Support of Finding: 1. A parking study dated October 24, 2023, was prepared by Stantec Consulting, Inc. which included parking counts for the Eastbluff Village Center on a Thursday, Friday, and Saturday in September. The study indicated a peak observed parking demand occurred during lunchtime on Thursday with a maximum of 235 of the 343 spaces occupied (approximately 69%) A total of 108 spaces were observed to be unoccupied during this peak time. 2. The parking study accounts for 1,863 square feet of unoccupied uses and the 619 square-foot future patio expansion that is proposed to be constructed. Per the NBMC, 22 parking spaces are required for these uses and were added to the observed peak 235 space occupancy, resulting in an anticipated parking demand of 257-spaces and an 86-space surplus. The parking demand, including anticipated demand of the unoccupied uses, are expected to be less than the required number of parking spaces for the center. 24 Eastbluff Village Center Parking Reduction (PA2023-0124) December 1, 2023 Page 3 Tmplt: 07/25/19 Finding: B. On-Site Bicycle Facilities. Required nonresidential off-street parking may be reduced where there is a demonstrated use of bicycles as a mode of transportation. The Director may reduce the number of required parking spaces by one space for every three bicycle parking spaces provided on the same site they serve, up to five percent of the total requirement in compliance with the following conditions: i. The applicant has provided sufficient evidence to substantiate that there exists a demand for bicycle parking; and ii. The bicycle parking spaces are located completely within the private property they serve. iii. An additional five percent reduction may be allowed when enhanced end-of- trip facilities are provided on the same site they serve, including, but not limited to, showers and locker facilities. Facts in Support of Finding: 1. The Eastbluff Village Center is located on the corner of Eastbluff Drive and Vista Del Sol. It is surrounded by residential uses to the north, east, and south. It is also adjacent to the Newport Beach Tennis Club to the north and Eastbluff Elementary School and Boys and Girls Club to the west across Vista Del Oro. The center experiences a substantial amount of bicycle traffic due to a combination of residential uses with multiple recreational uses and an elementary school. The center includes a grocery store, in-line retail establishments, eating and drinking establishments, and a bank, which is convenient for the surrounding neighborhood to access via bicycles. 2. There are 10 bicycle parking spaces located within the private property (Attachment No. CD 5), all within convenient and visible locations for patrons to park. Finding: C. Space for Shared Mobility. Required nonresidential off-street parking may be reduced by up to ten (10) percent in compliance with the following conditions: i. Exclusive of curb space needed for emergency access purposes (e.g., a fire lane), the development includes at least twenty (20) linear and contiguous feet of on-site dedicated curb-space located entirely on private property; or ii. There is one off-street parking space designated and with proper signage for the use of shared-mobility vehicles and/or pick-up/drop-off located on private property and on the same site it is intended to serve. Fact in Support of Finding: 1. The center is proposing one off-street parking space designated with proper signage for the use of rideshare. It is located on the northwestern corner of the parking lot near the commercial tenants and in a convenient area for pick-up and 25 Eastbluff Village Center Parking Reduction (PA2023-0124) December 1, 2023 Page 4 Tmplt: 07/25/19 drop-off. The rideshare space is located on private property in the center and intends to serve patrons for the various uses on the property. CONDITIONS 1. The development shall be in substantial conformance with the approved site plan stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Community Development Director and City Traffic Engineer may add to or modify conditions to this staff approval, or revoke this staff approval upon determination that the operations, which is the subject of this staff approval, causes injury, or is detrimental to the public health, safety, peace, or general welfare of the community or if the property is operated or maintained so as to constitute a public nuisance. 3. The Applicant is required to obtain all applicable permits from the City Building Division and Fire Department. Prior to the issuance of any building, mechanical, and/or electrical permits, architectural drawings and structural design plans shall be submitted to the City of Newport Beach for review and approval by the applicable departments. A copy of these conditions of approval shall be incorporated into the drawings approved for the issuance of permits. 4. A minimum of 10 bicycle parking spaces shall be maintained on-site in a location deemed appropriate by the Community Development Director. 5. Prior to the issuance of building permits for the expansion of Suite 2523, one rideshare stall shall be provided and maintained within the center. 6. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the Eastbluff Village Center Parking Reduction including, but not limited to, a Staff Approval (PA2023-0124). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 26 Eastbluff Village Center Parking Reduction (PA2023-0124) December 1, 2023 Page 5 Tmplt: 07/25/19 APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development or City Clerk, as applicable, within fourteen (14) days following the date the action or decision was rendered. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ___________________ David S. Lee Senior Planner Approved by: Assistant City Manager/Community Development Director JM/dl Attachments: CD 1 Vicinity Map CD 2 Applicant’s Project Description CD 3 Parking Study CD 4 Existing and Proposed Parking Requirements CD 5 Project Plans 27 Attachment No. CD 1 Vicinity Map 28 Tmplt: 07/25/19 VICINITY MAP Staff Approval PA2023-0124 2523 Eastbluff Drive Subject Property 29 Attachment No. CD 2 Applicant’s Project Description 30 July 13, 2023 David Lee Senior Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: Request for Director’s Parking Waiver - 2523 Eastbluff Dear Mr. Lee, Irvine Company is seeking a Director’s Parking Waiver for the Eastbluff Village Center. Specifically, we are questing to waive 20 percent of the required parking based on the provision of 10 bicycle parking spaces and through the provision of a dedicated ride-share space within the center. A future application is expected from a new tenant at 2523 Eastbluff Drive is expected seeking a modification to the existing use permit to allow an outdoor patio. This application will be processed by the tenant. I trust that the information provided in this letter along with the attached and previously submitted supporting documents meet applicable submittal requirements for the Director’s consideration. Should you have any questions concerning this matter, please contact me directly at 949.720.2412 or via email at bcurtis@irvinecompany.com. Sincerely, Barry Curtis, AICP Senior Director, Entitlement 550 Newport Center Drive, Newport Beach, California 92660-7011 949.720.2000 31 Attachment No. CD 3 Parking Study 32 Memo \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20231024.docx To: Chase Gilmore From: Sandhya Perumalla and Daryl Zerfass Irvine Company Retail Properties Stantec File: 2042625900 Date: October 24, 2023 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach The purpose of this memo is to present a parking analysis to determine the current level of parking utilization at the Eastbluff Village Center located at 2555 Eastbluff Drive in the City of Newport Beach, California. The project site is located on the northwest corner of the Eastbluff Drive and Vista Del Sol intersection, with three site access driveways—one on Eastbluff Drive (shared with the Newport Beach Tennis Club) and two on Vista Del Oro. The shopping center consists of a total of 343 parking spaces, and a total of approximately 76,839 square feet (SF) of retail and medical uses that are leased out to various tenants. Currently, 74,976 SF of the Project is leased for retail and medical uses, and the remaining 1,863 SF is vacant. A parking survey of the existing Eastbluff Village Center was conducted to identify peak parking usage. A professional traffic data collection firm, Transportation Studies Inc. (TSI), was engaged to conduct the parking survey. Parking counts were collected at approximately half-hour intervals over a twelve-hour period from 10 AM to 10 PM for three consecutive days—Thursday to Saturday—in September 2021. In total, there are 307 regular parking spaces and 11 handicap parking spaces in the front of the shopping center and an additional 25 parking spaces for the shopping center in the back of the lot, for a total of 343 spaces. A summary of the existing parking spaces is shown in Table 1. TABLE 1 - EXISTING PARKING SPACES Type No. of Parking Spaces Handicap 11 Regular – Front Lot 307 Regular – Back Lot 25 Total Shopping Center 343 The three days of parking counts that were collected at the site are summarized in Table 2. Regular and handicap parking spaces were counted, as well as parking spaces in the back lot. Based on the parking counts, the maximum parking demand occurred at approximately 12:30 PM on Thursday and Friday, with parking utilization of 235 spaces and 216 spaces, respectively. On Saturday, the maximum parking demand occurred at approximately 1:30 PM with a parking utilization of 218 spaces. This suggests that there are only about 69 percent, 63 percent, and 64 percent of the available parking spaces occupied at the peak time on a Thursday, Friday, and Saturday, respectively. See Figure 1 for a graphical illustration of the parking counts. 33 October 24, 2023 Page 2 of 5 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20231024.docx TABLE 2 - PARKING COUNTS SUMMARY Note: ‘Back Lot’ includes approximately 25 spaces for the retail center and an additional 14 spaces reserved for the apartment clubhouse that are not a part of this analysis. Regular HandicapBack lot Total Regular HandicapBack lot Total Regular HandicapBack lot Total 10:00 AM 150 2 15 167 131 4 18 153 137 5 17 159 10:30 AM 159 2 17 178 135 2 20 157 136 5 19 160 11:00 AM 170 4 22 196 140 4 20 164 150 4 19 173 11:30 AM 188 3 20 211 165 3 22 190 144 0 19 163 12:00 PM 180 5 21 206 158 4 22 184 140 4 19 163 12:30 PM 211 2 22 235 189 5 22 216 139 2 20 161 1:00 PM 197 3 22 222 180 2 22 204 154 6 20 180 1:30 PM 183 3 22 208 163 3 22 188 194 5 19 218 2:00 PM 172 4 20 196 168 3 24 195 179 4 22 205 2:30 PM 187 5 21 213 173 5 22 200 161 3 20 184 3:00 PM 184 3 19 206 163 5 21 189 165 4 21 190 3:30 PM 183 5 19 207 154 4 19 177 136 2 19 157 4:00 PM 144 5 21 170 152 4 21 177 140 3 22 165 4:30 PM 188 3 19 210 166 5 23 194 124 3 18 145 5:00 PM 166 1 22 189 181 5 22 208 129 3 18 150 5:30 PM 158 3 20 181 168 3 22 193 136 5 18 159 6:00 PM 168 2 19 189 160 5 18 183 131 4 15 150 6:30 PM 144 1 17 162 140 4 11 155 119 5 15 139 7:00 PM 128 2 14 144 124 1 9 134 101 3 11 115 7:30 PM 114 1 11 126 128 0 10 138 84 1 9 94 8:00 PM 91 0 9 100 106 2 11 119 82 0 9 91 8:30 PM 72 0 9 81 101 0 10 111 67 3 9 79 9:00 PM 43 0 7 50 75 1 10 86 57 0 8 65 9:30 PM 36 0 5 41 48 1 8 57 49 0 5 54 Count Period Thursday Friday Saturday 16-Sep-21 17-Sep-21 18-Sep-21 34 October 24, 2023 Page 3 of 5 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20231024.docx FIGURE 1 - PARKING COUNTS PARKING DEMAND Table 3 summarizes the measured parking demand for the existing tenants and the total number of parking spaces within the center. As shown, with 74,976 SF of occupied tenant space (1,863 SF was vacant), the maximum number of occupied parking spaces was 235, which represents 69% of the total number of parking spaces. At the peak time of parking demand, 108 parking spaces were unoccupied, which represents 31% of the total number of parking spaces. TABLE 3 PARKING DEMAND Use Amount (Square Feet) No. of Parking Spaces Peak Hour Demand for Shopping Center Parking Used (%) Surplus Surplus (%) Existing Leased Area 74,976 343 235 spaces 69% 108 31% 0 50 100 150 200 250 300 350 400 10 : 0 0 A M 10 : 3 0 A M 11 : 0 0 A M 11 : 3 0 A M 12 : 0 0 P M 12 : 3 0 P M 1: 0 0 P M 1: 3 0 P M 2: 0 0 P M 2: 3 0 P M 3: 0 0 P M 3: 3 0 P M 4: 0 0 P M 4: 3 0 P M 5: 0 0 P M 5: 3 0 P M 6: 0 0 P M 6: 3 0 P M 7: 0 0 P M 7: 3 0 P M 8: 0 0 P M 8: 3 0 P M 9: 0 0 P M 9: 3 0 P M Pa r k i n g D e m a n d Time of Day Eastbluff Village Center Parking Survey Data Thursday 16-Sep-21 Total Friday 17-Sep-21 Total Saturday 18-Sep-21 Total Shopping Center Parking Capacity 35 October 24, 2023 Page 4 of 5 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20231024.docx PARKING CODE REQUIREMENTS Based on the information provided by the client, the 1,863 SF vacancy includes 310 SF of medical office and 1,553 SF of restaurant for Suite 2523. There is also a 619 SF patio associated with the restaurant. Per the City's parking code, the medical office requires parking at a rate of 1 space per 200 SF. Therefore, 310 SF of medical office requires 1.6 parking stalls. The City’s parking rate for food service based on the City’s new parking code (Ordinance 2023-6, adopted on May 23, 2023) is 1 space per 100 SF, and 1 space per 150 SF for outdoor dining areas. The required parking is 15.5 spaces for the indoor restaurant and 4.1 spaces for the outdoor dining area based on the parking rate. See Table 4 for the parking code requirements for the vacant space, which shows the total parking spaces required for the current vacant space is 21.2 spaces. TABLE 4 PARKING REQUIREMENTS FOR VACANT SUITES Use Amount (Square Feet) Parking Rate Required Parking Spaces Medical 310 1/200 1.6 Restaurant 1,553 1/100 15.5 Outdoor dining 619 1/150 4.1 Total Spaces 21.2 Accounting for the 310 SF of vacant medical office (1.6 stalls) and the 1,553 SF (plus patio) for Suite 2523 (19.6 stalls), the expected parking demand for the entire retail center is 256 spaces (235 + 21.2 = 256.2), which represents an occupancy of 75% of the total number of 343 spaces. This results in a surplus of 87 spaces for the shopping center (25% of the total number of spaces). This indicates that with the entire shopping center leased with no vacant suites, full occupancy parking demand would not exceed current parking supply. CONCLUSION Parking counts were conducted for the Eastbluff Village Center on a Thursday, Friday, and Saturday, which indicated a peak observed parking demand of approximately 69% of the available spaces (a maximum of 235 of 343 spaces were occupied), with 108 spaces unoccupied. At the time of the parking counts, 1,863 SF of the center was unoccupied (310 SF of medical office and 1,553 SF of restaurant). There is also a 619 SF patio associated with the unoccupied restaurant. Based on City parking code requirements, the 1,863 SF of unoccupied uses, plus the unoccupied restaurant patio, would require a total of 21 spaces. Based on information provided by the applicant, approximately seven spaces are allocated to these uses per the center’s use permit. Therefore, the applicant is requesting a waiver of 14 parking spaces. With a peak surplus of 108 parking spaces unoccupied when the parking lot was counted, and based on full occupancy the estimated surplus would be approximately 87 spaces, the requested waiver of 14 parking spaces is not expected to negatively impact the center’s current parking supply. 36 October 24, 2023 Page 5 of 5 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20231024.docx Thank you for the opportunity to work with you and your team on this important parking study effort for the Eastbluff Village Center. Please feel free to contact Daryl or Sandhya if you have any questions or if you would like to discuss the above material. STANTEC CONSULTING SERVICES INC. Daryl Zerfass PE, PTP Sandhya Perumalla ENV SP Principal, Transportation Planning & Traffic Engineering Senior Transportation Planner Phone: (949) 923-6058 Phone: (949) 923-6074 Daryl.Zerfass@stantec.com Sandhya.Perumalla@stantec.com 37 Attachment No. CD 4 Existing and Proposed Parking Requirements 38 Eastbluff Village Parking Summary Suite Trade Name Use Square Feet Ratio Required Reference Total Building SF 77,103 356.0 2501 Bank of America Bank 5,271 1/250 21.1 2503 Eastbluff Medical Building Medical Office 11,320 1/200 56.6 2521 CVS Retail 9,759 1/250 39.0 2523 Vacant Food 1,553 7.0 2523P Vacant Food 619 0.0 2525 Images Nail Salon 1,200 1/80  15.0 2527 Supercuts Personal Service 1,200 1/250 4.8 2529 Sunrise Martial Arts Personal Service 1,440 1/250 5.8 2531 Mutt's Food 2,675 1/50  29.0 2545 Icicles Full Ser, SmSc 900 1 per 3 seats 4.0 2547 Sunny Fresh Cleaners Personal Service 1,800 1/250 7.2 2549A Z Pizza Food 1,380 1/250 per UP 6.0 2549B UPS Store Retail 1,014 1/250 4.0 2555 Ralphs Grocery 31,955 1/250 127.8 2509 Eastbluff Walk-In Clinic Medical Office 3,321 1/200 16.6 2515 Newport Orthodontics Medical Office 2,315 1/200 11.6 Summary 343 Total Stalls Required 356 Parking Surplus/(Deficit) (13) Total Stalls Provided Sav On UP3646 also includes SF UP3651 UP2009-021 Limits TT to 10 persons 1,250sf @ 1/50sf of npa, 490sf patio PA2013-069 for SA2013-004 UP2009-036 UP2002-047 Sav On UP3646 states SF for market 39 40 Attachment No. CD 5 Project Plans 41 15'30' 17' 23' 60' 60' 60' 15'-6" 60' 90' 120 ' 36'-7" EA S T B L U F F D R I V E VISTA DEL SOL V I S T A D E L O R O 23'- 8 " 30'-5" 43'-5" 26'- 1 " 38' - 1 0 " 22'-4" 61' 48' 72' 24' - 8 " 23'- 3 " 23'-9"23'-9"23'-9" 47' 23'- 3 " 24'- 8 " 23'-9"23'-9" 61' 19' - 3 " 23'- 4 " 195'-7" 55'-5" 120' 15' 28'- 6 " 15'15' 130 ' 41' 19' - 3 " 25'- 6 " 63'-5" 137 ' - 9 " 28'-8" 22'-11" 52'-8" 16'- 9 " 24'- 5 " 17'-8 " 9'-2" 9'-2" 58' - 1 1 " 63'-5" 28'-8"22'-11"52'-8" 137 ' - 9 " 19' - 3 " 2 3 ' - 4 " 19' - 3 " 15'30'17'23' 20'- 1 1 " 12'-2" 16'- 1 0 " SERVICE DRIVE 2555 27,663 SF PATIO934 SF 25 4 5 DE K A L A S H 90 0 S F PATIO619 SF 2525IMAGESA LUXURY NAIL SALON1,200 SF 25 4 7 YO G A S I X 1,8 0 0 S F 254 9 B TH E U P S S T O R E 1,0 1 4 S F 254 9 A Z P I Z Z A 1,3 8 0 S F 2527SUPERCUTS1,200 SF 2529SUNRISEMARTIAL ARTS1,440 SF 2523VACANT1,553 SF 2531MUTT'S LYNCH'S2,675 SF 2515NEWPORT ORTHODONTICS &CHILDREN'SDENTISTRY2,315 SF 2507VITALURGENT CARE3,321 SF 2503EASTBLUFF MEDICAL BUILDING11,320 SF 2501 5,271 SF 2521 9,000 SF ©2018 The Irvine Company LLC. All Rights Reserved. All properties are offered for lease by Irvine Management Company. Sources: Nielsen-Claritas 2018, OCTA 2017 Traffic Flow Map, Caltrans 2015, Sunnyvale Transportation and Traffic 2011. These are schematicplans intended only to show the general layout of the Shopping Center and the approximate location of the Premises. Fashion Island®, Irvine Spectrum®, Irvine Spectrum Center®, Irvine Towers®, Los Olivos®, Newport Center®, Newport Coast®, Newport Ridge®, OakCreek®, Oak Creek Golf Club®, Orchard Hills®, Pacific Ridge®, Portola Springs®, Quail Hill®, The Irvine Ranch®, The Square®, Turtle Ridge®, University Research Park®, and Westpark™ are registered trademarks of Irvine Management Company. Pelican Hill®,Pelican Hill Golf Club™, and The Resort at Pelican Hill® are trademarks of The Irvine Company LLC. Landlord, at any time, may change the shape, size, location, number and extent of the improvement shown hereon, as well as any additional improvements to anyportion of the Shopping Center, including, without limitation, buildings, parking areas or structures, roadways, curb cuts, temporary or permanent kiosks, displays or stands, and may add land to and/or withdraw land from the Shopping Center. PLAN NOT TO SCALE. May 2023 Newport Beach, CAMap not to scale Co s t a M e s a F w y 5 5 73 Fwy San Diego Fwy I-405 Pacific Coast Hwy Ja m b o r e e R d Eas t b l u f f D r Rideshare stall 42 43 44 45 110 Innovation Drive, Irvine, California 92617 949.720.3100 February 13, 2024 Daniel Kopshever, Assistant Planner via DKopshever@newportbeachca.gov City of Newport Beach Community Development Department 100 Civic Center Drive Newport Beach, CA 92660 RE: Starbucks Coffee Planning Permit Application PA2023-0193 2523 Eastbluff Drive, Eastbluff Village Center Good Afternoon Daniel: Please let this letter serve as certification that the property owner will address Condition #15, adding a decorative solid roof to an existing trash enclosure that is adjacent to rear egress of 2523 premises. Condition #15 will be resolve by Landlord prior to Tenant Work building permit obtaining final signature from City of Newport Beach for tenant improvement construction. If you need any additional information please do not hesitate to call me directly at (949) 720-3198, or email at bmucha@irvinecompany.com. I appreciate you taking the time to review this letter and have a good day. Best regards, Irvine Company Commercial Design & Construction Brandon Mucha Senior Director, Construction Services cc: Dave Waddell, Irvine Company Retail Properties Chase Gilmore, Irvine Company Retail Properties Mica Fisher, Irvine Company Retail Properties John Houldin, Irvine Company Commercial Design & Construction Jaime Murillo, City of Newport Beach, via Email Ben Zdeba, City of Newport Beach, via Email Daniel Kopshever, City of Newport Beach David Lee, City of Newport Beach, via Email Zoning Administrator - February 15, 2024 Item No. 6a Additional Materials Received Starbucks Minor Use Permit (PA2023-0193)