HomeMy WebLinkAbout04_Eleve Longevity Lounge Minor Use Permit_PA2025-002203/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 29, 2025
Agenda Item No. 4
SUBJECT: Eleve Longevity Lounge (PA2025-0022)
Minor Use Permit
SITE LOCATION: 2901 West Coast Highway, Suite 100
APPLICANT: Jennifer Karsting, Eleve Health
PLANNER: Jerry Arregui, Assistant Planner
jarregui@newportbeachca.gov, 949-644-3249
LAND USE AND ZONING
General Plan Land Use Plan Category: Mixed-Use Water 1 (MU-W1)
Zoning District: Mixed-Use Water (MU-W1)
Coastal Land Use Plan Category: Mixed-Use Water Related (MU-W)
Coastal Zoning District: Mixed-Use Water (MU-W1)
PROJECT SUMMARY
A request for a minor use permit to allow the operation of a health and wellness lounge
within a 3,726 square-foot tenant space within an existing office building. The applicant will
improve the space to provide a waiting area, eight therapy rooms, an office, a changing
room, and two restrooms. The health and wellness lounge will offer services such red light
beds, saunas, cryotherapy, a salt room, and intravenous therapy. The requested hours of
operation are 6:00 a.m. to 9:00 p.m. Monday to Friday, and 7:00 a.m. to 7:00 p.m. Saturday
and Sunday. Late-hour operations (i.e., after 11:00 p.m.) are not proposed.
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; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving the Minor Use Permit
filed as PA2025-0022 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located on West Coast Highway, within the Mariners’ Mile
Corridor. The property is zoned Mixed-Use Water (MU-W1) and is categorized as
Mixed-Use Water 1 (MU-W1) by the Land Use Element of the General Plan.
The Property is located within the Coastal Zone. The proposed service use does not
increase the parking requirement for the property and is not considered an
intensification of use, therefore, a coastal development permit is not required.
The property is currently developed with multi-story office building, as shown in
Figure 1 below. The property has a total of 239 parking spaces within the onsite
surface parking lot, subterranean parking lot, and an offsite parking lot. The
property is adjacent to a variety of other uses along West Coast Highway including
marine related uses, professional and medical offices, service uses, retail uses,
and restaurants.
Figure 1: Oblique Image of Project Site
The project will improve a vacant, 3,726 square-foot suite to operate a health and
wellness lounge. As provided in the Applicant’s Project Description (Attachment No.
ZA 3), the lounge will offer services such as red-light beds, saunas, cryotherapy, salt
room, and intravenous therapy. Approximately five clients and three staff members
are expected to be on site at any given time.
Eleve Longevity Lounge
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Section 20.70 (Definitions) of the Newport Beach Municipal Code (NBMC)
provides specific examples of personal services, restricted land uses including day
spas, healing arts, tanning salons, and body piercing studios. The NBMC does not
have a health and wellness land use, nor does it provide a definition for one. The
project will operate like a day spa, where a variety of personal services are offered,
and would therefore be categorized as personal services, restricted land use.
Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit
Requirements) of the NBMC allows personal services, restricted land uses within
the MU-W1 Zoning District, subject to approval of a minor use permit (MUP).
Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC requires an
off-street parking rate of one space per 250-square-feet of gross floor area for
personal service uses. The tenant space is 3,726 square feet which results in a
parking requirement of 15 spaces. Pursuant to Section 20.38.060 (Nonconforming
Parking) of the NBMC, a use with nonconforming parking may be changed to a
new use allowed in that zoning district without providing additional parking,
provided there is no intensification or enlargement (e.g., increase in floor area, or
lot area), and the new use requires a parking rate of no more than one space per
250 square feet of gross floor area. The project requires a parking rate of one
space per 250 square feet of gross floor area and does not increase the gross floor
area of the tenant space; therefore, no additional parking is required.
The other uses on the property all professional office uses. Condition of Approval
No. 11 limits hours of operations between 6:00 a.m. and 9:00 p.m. Monday to Friday
and 7:00 a.m. and 7:00 p.m. on Saturday and Sunday. The hours are also generally
consistent with the other professional offices on the property and surrounding uses
in the area. These hours allow for the provision of before and after work services
to workers of the Mariners’ Mile Corridor and surrounding area.
The property abuts the Newport Harbor and is not immediately adjacent to any
residential neighborhoods. The nearest residential development is a multi-family
building, approximately 250 feet west of the property. The nearest residential
neighborhood is approximately 700 feet northeast of the property across West
Coast Highway. No impacts to any residential uses are expected due to the
distance, intervening uses and proposed operations of the project.
The property has several trash dumpsters located on the first floor parking area.
The project is not anticipated to generate an abnormal amount of trash and is
similar to that of professional office uses. The lounge will be cleaned daily, and
trash will be disposed onsite and any hazardous material (e.g. IV needles) will be
disposed offsite.
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The Building Division and Fire Department have reviewed the project and have no
objections to the project, subject to the appropriate conditions of approval, which
have been incorporated into the draft resolution. Condition of Approval No. 23
requires the Applicant obtain a building permit for the project which ensures the
proposed equipment and tenant layout complies with Building and Fire Codes.
The project includes conditions of approval to help ensure that potential conflicts
with the surrounding land uses are minimized to the greatest extent possible.
Condition of Approval No. 12 requires the business operator to take reasonable
steps to discourage and correct objectionable conditions that constitute a nuisance
in parking areas, sidewalks and areas surrounding the property and adjacent
properties during business hours, if directly related to the patrons of the
establishment. Based on the NBMC requirements and the proposed conditions of
approval, the project should not result in a detriment to the surrounding community.
ENVIRONMENTAL REVIEW
This project has been determined to be categorically exempt under the requirements of the
California Environmental Quality Act under Section 15301 under Class 1 (Existing
Faclities). The exceptions to this categorical exemption under Section 15300.2 are not
applicable. The Class 1 exemption authorizes minor alterations of existing structures
involving negligible or no expansion of use. The project is to improve a vacant suite within
an existing office building to operate as a health and wellness lounge with no increase in
floor area and no intensification of use. Therefore, the Class 1 exemption is applicable.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners and
occupants 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 Community Development Director within 14 days following
the date of action. For additional information on filing an appeal, contact the Planning
Division at (949) 644-3200.
Prepared by:
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JP/ja
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A MINOR USE
PERMIT FOR PERSONAL SERVICES, RESTRICTED LAND USE
LOCATED AT 2901 WEST COAST HIGHWAY, SUITE 100
(PA2025-0022)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Jennifer Karsting (Applicant) concerning the property located
at 2901 West Coast Highway, Suite 100 and legally described as Parcel 1 of Page 39 of
Book 199 of Miscellaneous Maps as recorded in the Office of the County Recorder of
Orange County (Property) requesting approval of a minor use permit.
2.The Applicant proposes to operate a health and wellness lounge within a 3,726 square-
foot tenant space within an existing office building. The Applicant will improve the space to
provide a waiting area, eight therapy rooms, an office, a changing room, and two
restrooms. The health and wellness lounge will offer services such red light beds, saunas,
cryotherapy, salt rooms, and intravenous therapy. The requested hours of operation are
6:00 a.m. to 9:00 p.m. Monday to Friday, and 7:00 a.m. to 7:00 p.m. Saturday and Sunday.
Late hour operations (i.e., after 11:00 p.m.) are not proposed (Project).
3.The Property is categorized as Mixed-Use Water 1 (MU-W1) by the Land Use Element of
the General Plan and is located within the Mixed-Use Water (MU-W1) Zoning District.
4.The Property is located within the Coastal Zone. The Coastal Land Use Plan category is
Mixed-Use Water Related (MU-W) and is located within the Mixed-Use Water (MU-W1)
Coastal Zoning District. The proposed service use does not increase the parking
requirement for the Property and is not considered an intensification of use, therefore, a
coastal development permit is not required.
5.A public hearing was held on May 22, 2025, online via Zoom. A notice of time, place, and
purpose of the hearing was given in accordance with 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) under 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. The exceptions to this categorical exemption under Section
15300.2 are not applicable.
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2.The Class 1 exemption authorizes minor alterations of existing structures involving
negligible or no expansion of use. The Project will improve a vacant suite within an
existing office building to operate as a health and wellness lounge with no increase in
floor area and no intensification of use. Therefore, the Class 1 exemption is applicable.
Minor Use Permit
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits -
Findings and Decision) of the NBMC, 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 Land Use Element of the General Plan categorizes the Property as Mixed-Use
Water 1 (MU-W1). Table LU1 (Land Use Plan Categories) of the Land Use Element
specifies that the MU-W1 designation applies to waterfront locations along the Mariners’
Mile Corridor in which marine-related, visitor-serving, commercial and residential uses
are intermixed with buildings that provide residential uses above the ground floor. The
Project is consistent with the MU-W1, as it provides a personal service use that
complements the other uses within the Mariners’ Mile Corridor and will provide an
additional amenity for visitors, the surrounding commercial and office uses, and the
community at large.
2.Land Use Policy LU2.1 (Resident-Serving Land Uses) of the Land Use Element of the
General Plan encourages uses that support the needs of Newport Beach’s residents
including housing, retail, services, employment, recreation, education, culture,
entertainment, civic engagement, and social and spiritual activity that are in balance with
community natural resources and open spaces. The Project diversifies the allowed uses
within the building and helps to provide an additional service to nearby residents and
visitors to the City, in an otherwise vacant tenant space, and is therefore consistent with
Land Use Policy LU2.1.
3.The Property is not located within 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:
1.The Property is located within the Mixed-Use Water (MU-W1) Zoning District. Similar to
the Land Use categorization of Mixed-Use Water 1 (MU-W1), the WU-W1 Zoning District
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is also intended to apply to waterfront properties along the Mariners’ Mile Corridor in
which non-residential uses and residential dwelling units are intermixed. The Project is
service use and is therefore consistent with the intent of the MU-W1 Zoning District.
2.Section 20.70 (Definitions) of the NBMC defines personal services, restricted land use
as a personal service use that may have a blighting and/or deteriorating effect on
surrounding areas and that may need to be dispersed from other similar uses to
minimize adverse impacts. The NBMC provides specific examples of personal services,
restricted land uses including day spas, healing arts, tanning salons, and body piercing
studios. The NBMC does not have a health or wellness land use, nor does it provide a
definition for one. The Project offers red light beds, saunas, cryotherapy, a salt room, and
intravenous therapy. The Project will operate like a day spa, where a variety of personal
services are offered, and would therefore be categorized as personal services, restricted
land use.
3.Pursuant to Table 2-9 (Mixed Use Zoning Districts Permit Requirements) of Section
20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements) of the
NBMC, a personal services, restricted use is permitted within the MU-W1 Zoning
District, subject to approval of a minor use permit (MUP).
4.Table 3-10 (Off-Street Parking Requirements) of Section 20.40.040 (Off-Street Parking
Spaces Required) of the NBMC requires an off-street parking rate of one space per 250-
square-feet of gross-floor area for personal services. The tenant space is 3,726 square
feet which results in a parking requirement of 15 spaces. Pursuant to Section 20.38.060
(Nonconforming Parking) of the NBMC, a use with nonconforming parking may be
changed to a new use allowed in that zoning district without providing additional parking,
provided there is no intensification or enlargement (e.g., increase in floor area, or lot
area), and the new use requires a parking rate of no more than one space per 250
square feet of gross floor area. The Project requires a parking rate of one space per 250
square feet of gross floor area and does not increase the gross floor area of the tenant
space; therefore, no additional parking is required.
Finding:
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 Property is located within a multi-tenant office building within the Mariners’ Mile
Corridor. Mariners’ Mile is a mixed-use corridor that is developed with variety of uses
including marine related uses, professional and medical offices, service uses, retail
uses, and restaurants. The Project provides a personal service that is compatible with
the uses of the surrounding area.
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2.The Project is not anticipated to generate public inconveniences or nuisances such as
noise, light, or odors. Approximately five clients and three staff members are expected
to be on site at any given time.
3.Condition of Approval No. 12 limits hours of operations between 6:00 a.m. and 9:00 p.m.
Monday to Friday, and 7:00 a.m. and 7:00 p.m. on Saturday and Sunday. These hours of
operation would allow for the provision of before and after work services to employees
of the Mariners’ Mile Corridor and surrounding area. There are no sensitive uses that
are directly abutting the Property that would be affected by the morning or evening
operation of the Project. The hours are also generally consistent with the other uses on
the Property and surrounding uses in the area.
4.The Property abuts the Newport Harbor and is not immediately adjacent to any
residential neighborhoods. The nearest residential development is a multi-family
building, approximately 250 feet west of the Property. The nearest residential
neighborhood is approximately 700 feet northeast of the Property across Coast
Highway. No impacts to any residential uses are expected due to the distance,
intervening uses and proposed operations of the Project.
Finding:
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 Property is flat, rectangular in shape, and measures approximately 21,666 square
feet in area. It is developed with multi-tenant office building and a total of 239 parking
spaces within the surface parking lot, subterranean parking lot, and offsite parking lot.
The Project is located within a 3,726 square foot vacant tenant space within a three-
story office building.
2.The Property is located within a developed, commercial, area and is adequately served
by existing public services and utilities.
3.Existing vehicular and pedestrian access points to the Property from West Coast
Highway will be maintained, providing adequate public and emergency vehicle access.
4.The Property has several trash dumpsters located on the first floor parking area. The
project is not anticipated to generate an abnormal amount of trash and is similar to that
of professional office uses. The lounge will be cleaned daily, and trash will be disposed
in the onsite dumpsters and any hazardous material (e.g. IV needles) will be disposed
offsite.
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5.The Project is not anticipated to generate an abnormal amount of trash and is similar to
that of professional office use. The tenant space will be cleaned daily, and all trash will
be disposed of offsite.
6.The Building Division and Fire Department have reviewed the Project and have provided
Conditions of Approvals. Condition of Approval No. 24 which requires the Applicant to
obtain all applicable permits from the City’s Building Division and Fire Department which
ensures the proposed equipment and tenant layout complies with Building and Fire
Codes. The applicant is also required to apply for a building permit for a change in use
and/or change of occupancy.
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.The Project adds a personal service use to an existing office building where professional
offices exist. The Project diversifies the allowed uses within the building and helps the
property owner lease the currently vacant space. The Project is not anticipated to
endanger, jeopardize, or otherwise constitute a hazard to the public.
2.The Project is not authorized to provide accessory massage services. Condition of
Approval No. 6 requires an amendment to this Minor Use Permit should the Applicant
propose to add massage services at a later time.
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. Condition of Approval No. 13 requires the business operator take reasonable
steps to discourage and correct objectionable conditions that constitute a nuisance in
parking areas, sidewalks and areas surrounding the Property and adjacent properties
during business hours, if directly related to the patrons of the establishment. Based on
the NBMC requirements and the proposed conditions of approval, the Project should
not result in a detriment to the surrounding community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act under Section 15301
under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
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Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Minor Use
Permit filed as PA2025-0022 subject to the conditions outlined in Exhibit “A,” which is
attached hereto and incorporated by reference.
3. 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 Section 20.54.060 (Time Limits and
Extensions) of the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF MAY 2025.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.The Project shall be in substantial conformance with the approved floor plans stamped and
dated with the date of this approval (except as modified by applicable conditions of
approval).
2.The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
3.The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may cause the revocation of this Minor Use
Permit.
4.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 are detrimental to the public health, welfare, or materially injurious to the
Property or improvements in the vicinity or if the Property is operated or maintained to
constitute a public nuisance.
5.Any change in operational characteristics, expansion in the area, or other modification
to the approved plans shall require review by the Planning Division. An amendment to
this Minor Use Permit or the processing of a Minor Use Permit may be required.
6.Massage services are prohibited under this Minor Use Permit. Any provision of massage
services, whether incidental or primary to the approved use, shall require subsequent
review by the Planning Division and an amendment to this Minor Use Permit.
7.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 Section 20.54.060 (Time Limits and Extensions) of the
NBMC.
8.Prior to the issuance of a building permit, a copy of this Resolution including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
9.Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
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10.Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the NBMC, which restricts hours of noise-generating construction
activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m. Monday
through Friday, and 8:00 a.m. and 6:00 p.m. on Saturdays. Noise-generating
construction activities are not allowed on Sundays or Holidays.
11.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
NBMC.
12.The hours of operation shall be limited to between 6:00 a.m. and 9:00 p.m. Monday to
Friday and 7:00 a.m. and 7:00 p.m. on Saturday and Sunday.
13.The business operator shall take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the Property and adjacent properties during business hours, if directly
related to the patrons of the establishment.
14.A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the NBMC to require such
permits.
15.All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign
Standards) of the NBMC.
16.All lighting shall conform to the standards of Section 20.30.070 (Outdoor Lighting) of the
NBMC. The Community Development Director may order the dimming of light sources
or other remediation upon finding that the site is excessively illuminated.
17.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.
18.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 the 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.
19.All trash shall be stored within the building, except when placed for pick-up by refuse
collection agencies. 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
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be done in compliance with the provisions of Title 14, including all future amendments
(including Water Quality related requirements).
20.Trash receptacles for patrons shall be conveniently located inside of the establishment.
21.Storage outside of the building in the front or at the rear of the Property shall be
prohibited, with the exception of the trash container on pick-up days.
22.Should the Property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or leasing agent.
23.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 relate (directly or indirectly)
to City’s approval of the Eleve Longevity Lounge including, but not limited to, the Minor
Use Permit filed as PA2025-0022. 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, 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 Division
24.The Applicant shall obtain all applicable permits from the City’s Building Division and Fire
Department, including a building permit for a change in use and/or change of occupancy.
The construction plans must comply with the most recent, City-adopted version of the
California Building Code.
25.The Applicant shall provide 5% or at least 1 of each service to be accessible.
26.The Applicant shall provide 5% or at least one changing room to be accessible.
27.Drape system at doorway is not permitted in an accessible path of travel unless the
drape system can be operated in the same manner as doors per California Building
Code Section 11B-206.4 and 11B-206.5.
28.An accessible path of travel from parking and public right-of-way to the subject tenant
space shall be required.
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Fire Department
29.Cryotherapy systems shall comply with Section 608 of the 2022 California Fire Code.
30.An annual fire operational permit shall be required prior to final inspection.
31.Alterations to the existing floor plan may require fire sprinkler alterations.
32.All saunas shall require a high temperature fire sprinkler to be installed.
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03/13/2018
Attachment No. ZA 2
Vicinity Map
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03/13/2018
VICINITY MAP
Minor Use Permit
(PA2025-0022)
2901 West Coast Highway, Suite 100
Subject Property
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Attachment No. ZA 3
Applicant’s Project Description
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OVERVIEW
ELEVE Longevity Lounge presents a unique opportunity at the forefront of the
wellness and health optimization industry. Located in well-to-do areas, the lounges
are poised to serve a demographic with fair to high disposable income and a keen
interest in innovative wellness solutions. The range of services such as Red-Light
Beds, Cryotherapy, Infrared Saunas, Vibro-Acoustics, PEMF, Salt Rooms and IV
Services, cater to a growing trend in personalized wellness.
OUR MISSION STATEMENT
At ELEVE Longevity Lounge, our mission is to be the leading and most esteemed
brand in the market and worldwide for wellness optimization. We are committed to
offering a serene escape with the highest quality products, fostering an environment
where clients can reset, recover, rejuvenate, restore, and optimize their health and
well-being. We strive to be a destination where people are eager to visit and become
part of our community.
ORGANIZATIONAL STRUCTURE & STAFFING
•Executive Management – 2 Staff Members – Provide overall strategic direction,
manages daily operations, oversees service quality and ensures operational
efficiency.
•Middle Management – 2 Staff Members – Implement strategies from Executive
Management, manage budgets, payroll, invoice/billing, advertising campaigns,
oversee recruitment, oversee staff evaluations and organize training sessions.
•Doctor/Medical Staff – 2 Staff Members – Provide consultations with clients to
better understand their needs for IV Services and provide IV Services
•Frontline Staff – 8 Staff Members -- Manage the day-to-day activities and interact
with the clients. Provides consultations with clients to understand their needs and
recommend appropriate services, manage appointments, handle inquiries, ensure
customer satisfaction, maintain cleanliness and functionality of the service areas and
equipment.
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LOCATION
2901 W. Coast Hwy, Suite 100
Newport Beach, CA 92663
GROSS FLOOR AREA
3,726 Sq Ft
BUSINESS HOURS
Monday to Friday: 6 am - 9 pm
Saturday and Sunday: 7 am - 7 pm
At ELEVE LONGEVITY LOUNGE, we recognize the unique needs of both early risers
and those with demanding schedules. By opening early for the 5 a.m. club and
busy executives, we cater to individuals who prioritize wellness but may struggle to
fit it into their packed workday. This early access allows them to rejuvenate before
diving into their responsibilities, setting the tone for a productive day. Similarly, by
staying open later, we ensure that professionals and individuals with tight
schedules can unwind and invest in their health after hours. This extended
availability aligns with our commitment to fostering an inclusive, accessible
wellness experience that supports peak performance, stress reduction, and long-
term vitality, no matter what time of day. This approach demonstrates our
dedication to being a flexible, essential resource for wellness in Newport Beach's
dynamic community.
PARKING
Our Longevity Lounge offers the convenience of (6) six reserved parking stalls
located on the first level, just steps away from our entrance for easy access. In
addition to our designated spots, the parking structure provides ample additional
parking, including ADA-accessible spaces, ensuring a seamless and
accommodating experience for all guests. The attached parking structure offers a
total of 170 on-site parking stalls. This allocation is consistent with the prior use of
the suite as multi-use office spaces, ensuring that the parking provisions align with
the needs of the current use.
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OPERATIONAL PLAN
The ELEVE LONGEVITY LOUNGE will have Red Light Beds, Cryotherapy, Infrared Saunas, Dry
Float Beds, Single Person Salt Room Booths, Vibro-Acoustic Stations, and IV Stations,
focused on Personal Performance and Longevity. Staff will educate clients on the service
offerings to help them decide which modalities would best suit their needs. Clients will then
come in at the frequency of their choice to use the modalities they choose. The breakdown
of modalities in our Newport Beach location will be as follows:
•(2) Red Light Beds(220V) - Low Level Light Therapy (LLLT) delivers light energy to various
parts of the body through Light Emitting Diodes and is readily absorbed by the cells. Red
lights can promote cellular rejuvenation and enhance overall vitality.
•(2) Dry Float Beds(110V) - ELEVE Health’s E-Dry Float Bed offers portable relaxation
without water. Just lie down, and its innovative design cradles you in warmth, providing stress
relief and weightlessness, enhanced by soothing colors —all without getting wet or
undressed. Will be offered in standard and cryo.
•(3) Wellness Sauna Pods (110V) - The ELEVE Wellness Sauna Pod combines infrared heat,
vibration, and sound to promote relaxation, energy restoration, and balance. Perfect for
those looking to unwind, re-energize, and achieve a state of deep rejuvenation for body and
mind.
•(4) Infrared Saunas (110V) - The ELEVE Infrared Sauna combines far, mid, and near infrared
dry heat to penetrate the skin deeply to increase sweating and detoxification that can help
cleanse your body of unwanted toxins and bacteria.
•(2) Vibro-Acoustic Trio Stations (110V) - Vibro-Acoustic Technology involves passing pure
low-frequency sound wave vibrations into the body via a device with embedded speakers. It
stimulates endorphins and enhances a natural, relaxed state of the body and mind. The Trio
combines the benefits of Vibro-Acoustics, Red Light & PEMF.
•(1) Cryotherapy (230V) - Cryotherapy is a modern therapeutic technique involving brief
exposure to extremely low temperatures, often for just a few minutes. This treatment has
gained popularity for its potential to reduce inflammation, alleviate pain, and improve well-
being, making it a versatile choice for wellness and recovery. Fully electric cryotherapy
chamber, completely free of liquid nitrogen. Incredibly efficient and economical. Electric
compressors and air circulation technology combine to reach cryogenic temperatures.
.•(2) Salt Room Booth (120V)– The ELEVE Salt Room is a small, enclosed space designed to
delivery dry salt therapy, also known as halo-therapy. Inside the booth, fine particles of salt
are dispersed into the air, and the person breathes in the salt while relaxing in the space.
•(4) IV stations – IV therapy is an effective way to quickly rehydrate the body, infuse
vitamins and minerals, increase energy, improve immune function, and improve pain
management and recovery. This will be the only service that will be provided by Medical
personnel.
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PHOTOS OF MODALITIES:
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Tmplt: 04/03/18
Attachment No. ZA 4
Project Plans
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2 peopleSauna Room
ElevePowerhouseTrio
SaunaPod
Comrpession Boots +Vibro Chair + IV
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