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Home My WebLink About04_Kickstand LLC Temporary Soda Trailer Limited Term Permit and Coastal Development_PA2025-0074CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT July 24, 2025 Agenda Item No. 4 SUBJECT: Kickstand LLC Temporary Soda Trailer (PA2025-0074) ▪Limited Term Permit > 90 days ▪Coastal Development Permit SITE LOCATION: 2001 West Balboa Boulevard APPLICANT: Richard Hancock OWNER: Kent McNaughton PLANNER: Melinda Whelan, Assistant Planner 949-644-3221 mwhelan@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: Mixed-Use Water 2 (MU-W2) •Zoning District: Mixed-Use Water (MU-W2) •Coastal Land Use Plan Category: Mixed-Use Water Related (MU-W) •Coastal Zoning District: Mixed-Use Water (MU-W2) PROJECT SUMMARY A request for a limited term permit and coastal development permit to authorize a temporary trailer for the service of non-alcoholic beverages (i.e. sodas) for up to a one- year term at the existing Kickstand bike rental shop parking lot. The temporary trailer, including a protected customer queuing area, will occupy two of the three existing on-site parking spaces. No late hours are proposed (i.e. after 11:00 p.m.). The project site is within the Coastal Zone and requires the approval of a coastal development permit. 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 a Limited Term Permit and Coastal Development Permit filed as PA2025-0074 (Attachment No. ZA 1). 1 The Kickstand LLC Soda Trailer (PA2025-0074) Zoning Administrator, July 24, 2025 Page 2 Tmplt: 01/18/23 DISCUSSION •The applicant proposes to introduce soda sales as an accessory service to the existing bike rental shop. The existing bike shop structure was built around the 1960s with an outdated floor plan that cannot accommodate the soda service without major remodeling. Prior to investing in a remodel of the existing building, the applicant proposes to serve soda from a 16-foot by 8.5-foot temporary mobile trailer. A protected customer queuing area will be provided on the side of the trailer. The trailer and queuing area will be within two existing parking spaces on-site. •The soda sales will include prepackaged canned beverages, freshly poured sodas with limited food preparation such as fresh lemons, limes, creamers and coffee flavors. No alcohol will be served or sold at the business. The hours of operation will mirror the bike rental shop, 10:00 a.m. to 5:00 p.m., daily and until 7:00 p.m. during the spring and summer. A condition of approval is included allowing the closing time at 8:00 p.m., daily to provide flexibility for the operator. •The mobile trailer is constructed under the California Department of Housing and Community Development (HCD) guidance and approval. HCD requires mobile food trailers to be reviewed and approved with an HCD insignia to confirm the trailer’s compliance with state safety and construction standards. This approval is necessary for obtaining an orange county health department permit. •The mobile trailer is specifically designed for food and beverage service. The mobile trailer including soda service equipment, has been reviewed and approved by the Fire Department and Building Division and conditions of approval are included in the resolution. •The queuing area for customers, adjacent to the side of the trailer, is conditioned to be protected by substantial water-filled barricades (K-Rails) per specifications approved by the Public Works Department and as depicted on the site plan. The traffic division of the Public Works Department has reviewed and approved the proposed site plan for circulation and conditions of approval are included in the resolution. •The Limited Term Permit will expire one year from the date of approval, with the potential of a one-year extension pursuant to Section 20.52.040 (J) (Extension of Limited Term Permit) of the Newport Beach Municipal Code. •The project site is not located adjacent to a coastal view road or public access way. The closest public viewpoint is approximately 500 feet south on the Newport Pier and not visible from the subject site. The site is located approximately 300 feet north from the West Ocean Front public boardwalk and beach and vertical access 2 The Kickstand LLC Soda Trailer (PA2025-0074) Zoning Administrator, July 24, 2025 Page 3 Tmplt: 01/18/23 is provided along 20th Street The temporary mobile trailer will not impact public access along these routes. •The temporary mobile trailer and protected customer queuing area are located within two existing parking spaces on the property. The project will provide an additional commercial amenity that is accessory to the bike rental shop to serve visitors and the surrounding neighborhood. The temporary mobile trailer complies with the 10-foot-rear alley setback and is consistent with the existing pattern of development on the Balboa Peninsula. The two parking spaces are being used temporarily for the use and the additional amenity of soda service at the bike shop is not expected to generate additional vehicular traffic. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. ENVIRONMENTAL REVIEW 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. 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 scope of work includes the placement of the temporary mobile trailer for soda service within two existing parking spaces at an existing bike rental shop. Therefore, the project qualifies under the parameters of the Class 1 exemption. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of these exemptions. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners and residential occupants of the 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: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 20 (Planning and Zoning) and Title 21 (Local 3 The Kickstand LLC Soda Trailer (PA2025-0074) Zoning Administrator, July 24, 2025 Page 4 Tmplt: 01/18/23 Coastal Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: LAW/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description ZA 4 Project Plans 4 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A LIMITED TERM PERMIT AND COASTAL DEVELOPMENT PERMIT FOR THE KICKSTAND TEMPORARY TRAILER FOR THE SERVICE OF NON-ALCOHOLIC BEVERAGES LOCATED AT 2001 WEST BALBOA BOULEVARD (PA2025-0074) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Richard Hancock, concerning property located at 2001 West Balboa Boulevard, and legally described as Lot 2 Block O in Tract No.323 requesting approval of a limited term permit and coastal development permit. 2.The applicant requests a limited term permit to authorize a temporary trailer for the service of non-alcoholic beverages (i.e. sodas) for up to a one-year term at the existing Kickstand bike rental shop parking lot. The temporary trailer, including a protected customer queuing area, will occupy two of the three existing on-site parking spaces. No late hours are proposed (i.e. after 11:00 p.m.). The project site is within the Coastal Zone and requires the approval of a coastal development permit. 3.The subject property is designated Mixed-Use Water 2 (MU-W2) by the General Plan Land Use Element and is located within the Mixed-Use Water (MU-W2) Zoning District. 4.The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use Water Related (MU-W) and it is located within the Mixed-Use Water (MU-W2). 5.A public hearing was held on July 24, 2025, online via Zoom. A notice of the 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) pursuant to Sections 15301 and under Class 1 (Existing Facilities), respectively, 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 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 scope of work includes the placement of the temporary mobile trailer within two 6 Zoning Administrator Resolution No. ZA2025-### Page 2 of 10 07-29-24 existing parking spaces at an existing bike rental shop. Therefore, the project qualifies under the parameters of the Class 1 exemption. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.040.(G) (Limited Term Permits – Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A.The operation of the limited duration use at the location proposed and within the time period specified 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 requested limited duration use; Facts in Support of Finding: 1.The limited term permit will allow the operation of a temporary trailer for soda service until July 24, 2026, unless an extension is granted pursuant to Section 20.52.040. (J) (Limited Term Permits – Extension of Limited Term Permit) of the NBMC. 2.The proposed operation is conditioned to be accessible to all persons, including those with disabilities, in accordance with the Americans with Disabilities Act (ADA). 3.The permitted use shall adhere to applicable State of California and Orange County Health Care Agency guidelines for the safe operation of the use. It is the responsibility of the permittee to implement and follow industry-specific guidance of the State of California and the Orange County Health Care Agency guidelines. 4.The overall plan includes appropriate delineation of outdoor use spaces with physical barriers or markers. Finding: B.The subject lot is adequate in size and shape to accommodate the limited duration use without material detriment to the use and enjoyment of other properties located adjacent to and in the vicinity of the lot; Facts in Support of Finding: 1.The subject lot is approximately 0.08 acres in size and is adjacent to West Balboa Boulevard. Based on the site plan, there is an adequate area to accommodate the temporary mobile trailer without impacting pedestrian circulation or vehicular circulation on-site. 7 Zoning Administrator Resolution No. ZA2025-### Page 3 of 10 07-29-24 2.The proposed temporary mobile trailer, including a protected customer queuing area, will occupy two of the three on-site parking spaces and will not encroach into the drive aisle or the 10-foot alley setback. 3.The lot frontage is on West Balboa Boulevard and the existing bike rental shop occupies the entire one-story structure that was constructed in the 1960s. The temporary mobile trailer for non-alcoholic beverage service will provide an additional amenity to visitors and the surrounding neighborhood. The accessory use will not impede the use and enjoyment of the properties in the area. Finding: C.The subject lot is adequately served by streets or highways having sufficient width and improvements to accommodate the kind and quantity of traffic that the limited duration use would or could reasonably be expected to generate; Facts in Support of Finding: 1.The parking area on the subject property will remain accessible from the alley and West Balboa Boulevard. 2.The temporary mobile trailer, including the protected customer queuing area, will occupy two existing parking spaces. The queuing area contains substantial barriers to protect the area from the drive aisles and parking areas and will not encroach into the drive-aisles or the alley setback. 3.The proposed temporary mobile trailer is small in scale and intended to support existing visitors and residents of the Balboa Peninsula, therefore, potential traffic and parking impacts would be negligible. Finding: D.Adequate temporary parking to accommodate vehicular traffic to be generated by the limited duration use would be available either on-site or at alternate locations acceptable to the Zoning Administrator; and Facts in Support of Finding: 1.The temporary mobile trailer, including the protected customer queuing area, will occupy two parking spaces with appropriate delineation and temporary substantial physical barricades. One parking space will be maintained for bike rental use during the limited term permit. 2.The Balboa Peninsula mixed-use area provides public on-street parking along West Balboa Boulevard. 8 Zoning Administrator Resolution No. ZA2025-### Page 4 of 10 07-29-24 Finding: E.The limited duration use is consistent with all applicable provisions of the General Plan, any applicable specific plan, the Municipal Code, and other City regulations. Facts in Support of Finding: 1.The General Plan land use designation is Mixed-Use Water 2 (MU-W2) and Zoning designation for this site is Mixed-Use Water (MU-W2). The MU-W2 designation is intended to provide a range of general commercial, visitor-serving commercial intermixed with marine related uses and residential dwelling units on upper floors. The temporary mobile trailer for soda service is an accessory to the existing bike rental shop, will be utilized for a limited duration on-site, and will contribute to the visitor and neighborhood serving use. 2.The Limited Term Permit for temporary mobile trailer for soda service would complement and be consistent with the other commercial uses permitted within the Mixed-Use Water area in that it provides an amenity that support the visitors to the area as well as for those who live and work in the neighborhood, consistent with General Plan Land Use Element Goal LU2, below. Additional benefits include providing opportunities for the continuation of local businesses that generate sales tax and providing opportunities for employment, which is consistent with General Plan Land Use Element Policy LU 2.4 (Economic Development), also copied below: Goal LU 2 A living, active, and diverse environment that complements all lifestyles and enhances neighborhoods, without compromising the valued resources that make Newport Beach unique. It contains a diversity of uses that support the needs of residents, sustain and enhance the economy, provide job opportunities, serve visitors that enjoy the City’s diverse recreational amenities, and protect its important environmental setting, resources, and quality of life. Policy LU 2.4 Economic Development Accommodate uses that maintain or enhance Newport Beach’s fiscal health and account for market demands, while maintaining and improving the quality of life for current and future residents. (Imp 1.1, 24.1) 3.Council Policy D-9 recognizes the need to balance economic development objectives with protection of the environment and the health and safety of the community. The policy recognizes the need to provide effective and efficient structures for implementing economic programs, utilizing staffing to provide healthy, thriving businesses, and maintain a healthy economy while preserving the unique commercial villages in Newport Beach. The proposed limited term permit would support a local business and economic prosperity while maintaining the unique character of the Balboa Peninsula. 4.The site is not located within a specific plan area. 9 Zoning Administrator Resolution No. ZA2025-### Page 5 of 10 07-29-24 Coastal Development Permit In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: F.Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1.The project site is not located adjacent to a coastal view road or public access way. The closest public viewpoint is approximately 500 feet south on Newport Pier. The site is located approximately 300 feet north from the West Ocean Front public boardwalk and beach. The temporary mobile trailer stands approximately 9 feet tall, less than the height of typical one-story commercial buildings and will remain within the two parking spaces on private property. Therefore, it will not impact views or public access. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 2.The Property is located in the coastal zone and the proposed improvements require a coastal development permit in accordance with Section 21.52.035(C)(2) (Projects Exempt from Coastal Development Permit Requirements) of the NBMC. The improvements constitute a change in the intensity of the existing use by adding a temporary mobile trailer for soda service within two existing parking spaces on-site. The location of the mobile trailer does not pose a conflict to coastal resources, coastal access, or other adverse environmental effects. 3.The service will provide an additional commercial amenity accessory to the bike rental shop serving visitors and the surrounding neighborhood. The temporary mobile trailer complies with all applicable Local Coastal Program (LCP) development standards and is consistent with the existing pattern of development on the Balboa Peninsula. 4.There are no existing City utilities within the two parking spaces being utilized for the temporary mobile trailer and protected customer queuing area. 5.Development authorized by this permit is not located in any environmentally sensitive habitat area. The proposed operation does not contain Environmentally Sensitive Habitat Areas (ESHA), wetlands, or sandy beach area. 6.The authorized development is not located in an area in which the California Coastal Commission retains direct permit review authority. 10 Zoning Administrator Resolution No. ZA2025-### Page 6 of 10 07-29-24 Finding: G.Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1.The subject property is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The site is located approximately 300 feet north from the West Ocean Front public boardwalk and beach, which provides lateral access. Vertical access is provided at the terminus of 20th Street and the public boardwalk. The temporary mobile trailer would not obstruct access along these routes, 2.The public access to the coast will not be blocked. Coastal access is increased by allowing an added amenity to the existing commercial bike shop, promoting an additional service to the public visiting coastal areas 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 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 Limited Term Permit and Coastal Development Permit filed as PA2025-0074, 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 or call for review is filed with the Community Development Director by the provisions of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Implementation Plan), of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 11 Zoning Administrator Resolution No. ZA2025-### Page 7 of 10 07-29-24 PASSED, APPROVED, AND ADOPTED THIS 24th DAY OF JULY 2025. _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2025-### Page 8 of 10 07-29-24 EXHIBIT “A” CONDITIONS OF APPROVAL Planning Division 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 approval of this Limited Term Permit and Coastal Development Permit shall be effective for up to a one-year term, from August 8, 2025, to August 8, 2026. The applicant shall be required to cease all permitted operations and remove any temporary improvements made in the parking lot including removing the temporary soda trailer, unless an extension is granted pursuant to Section 20.52.040 (J) (Limited Term Permits - Extension of Limited Term Permit) of the NBMC. 3.The hours of operation shall be limited to between 8:00 a.m. and 8:00 p.m., daily. 4.The mobile trailer, including the protected customer queuing area, shall only occupy up to two of the onsite parking spaces (maximum). 5.Prior to the operation of the mobile trailer providing soda service, the operator shall abide by all applicable Orange County Health Care Agency and state requirements including obtaining necessary permits. 6.Substantial water-filled barricades shall be provided to protect the queuing area from the adjacent drive aisle and alley public-right-of-way. 7.The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 8.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 Limited Term Permit. 9.This Limited Term 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 property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 10.Any change in operational characteristics, expansion in the area, or other modification to the approved plans, may require an amendment to this Limited Term Permit. 11.A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans before issuance of the building permits. 13 Zoning Administrator Resolution No. ZA2025-### Page 9 of 10 07-29-24 12.All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise control requirements of the NBMC. 13.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. 14.No outside paging system or amplified sound shall be utilized in conjunction with this establishment. 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 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. 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 exterior of the business shall be always maintained free of litter and graffiti. 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.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). 19.Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays unless otherwise approved by the Director of Community Development and may require an amendment to this Use Permit. 20.Storage outside of the building in the front or at the rear of the property shall be prohibited, except for the required trash container enclosure. 21.To the fullest extent permitted by law, the 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 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 14 Zoning Administrator Resolution No. ZA2025-### Page 10 of 10 07-29-24 or indirectly) to City’s approval of Kickstand LLC Temporary Soda Trailer including, but not limited to, PA2025-0074. 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 the applicant, City, and/or the parties initiating or bringing the such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Building Division 22.Any areas used for temporary commercial or institutional use shall be accessible to disabled persons: a. A minimum 4-foot-side accessible path to all functional areas shall be provided; b. access to restrooms shall be provided at all times; c. accessible parking stalls shall not be used for seating areas when onsite parking is provided. 23.All exiting paths shall be a minimum 36 inches free and clear. All public walks and sidewalks shall be minimum 48 inches free and clear. 24.Where food or drink is served for consumption at a counter exceeding 34 inches (864 mm) in height, a portion of the main counter 60 inches (1525 mm) minimum in length shall be provided in compliance with Section 11B-902.3 (California Building Code [CBC] 11B226.3). 25.A portion of the counter surface that is 36 inches (914 mm) long minimum and 34 inches (864 mm) high maximum above the finish floor shall be provided. A clear floor or ground space complying with Section 11B-305 shall be positioned for a parallel approach adjacent to the 36 inch (914 mm) minimum length of counter (CBC 11B-904.4.1). Public Works Department 26.The parking layout shall comply with City Standard 805. 27.The substantial water-filled barricades shall not encroach into the required drive aisle widths or the 10-foot rear alley setback. 28.The applicant shall prohibit vehicles from queuing into the West Balboa Boulevard or alley public-rights-of-way. 29.Patrons shall be prohibited from standing or waiting within the drive aisle or impacting the public right-of-way. 15 Attachment No. ZA 2 Vicinity Map 16 VICINITY MAP Limited Term Permit and Coastal Development Permit (PA2025-0074) 2001 West Balboa Boulevard Subject Property 17 Attachment No. ZA 3 Project Description 18 Updated Parking Lot Conﬁguration Plan Project Address: 2001 W Balboa Blvd, Newport Beach, CA 92663 Applicant: The Kickstand LLC Permit Application: Coastal Development Permit (PA2025-0074) Proposed Two-Stall Conﬁguration for Mobile Refreshment Trailer The Kickstand LLC proposes a revised parking layout utilizing two existing stalls along the western edge of the private lot, closest to the alley. This conﬁguration minimizes disruption to vehicular ﬂow and enhances customer safety. Trailer Placement •The mobile soda trailer (16’ long x 8.5’ wide) will be parked across the rear half of Stall 1 and the front half of Stall 2. •This allows the trailer to remain fully within private property and maintain a 12-foot clearance from the alleyway. •The trailer will not obstruct the drive aisle, which retains over 18 feet of maneuvering space. Protective Barrier Zone •A safety zone for customer interaction and order pickup will be installed within the front half of Stall 1 (the stall closest to the alley). •This area will measure 8 feet deep by 9 feet wide and will be enclosed with ULINE water-ﬁlled trafﬁc barriers (Model H-4583). •The customer zone is completely conﬁned within Stall 1 and will not encroach into drive aisles or adjacent parking stalls. •Barriers provide a highly visible, impact-resistant boundary to protect customers from vehicle movement. Parking Stall Count •While two stalls are used to accommodate the trailer, this will still allow one open stall for parking. •This conﬁguration improves safety and operational ﬂow without reducing minimum circulation standards. 19 Summary This revised plan enhances safety, retains adequate circulation clearances, and ensures the soda trailer and service area remain entirely within private property boundaries. The use of protective barriers and intentional stall division creates a clearly deﬁned and secured area for both vehicle and pedestrian trafﬁc. The Kickstand LLC respectfully submits this updated layout for consideration and approval. 20 Attachment No. ZA 4 Project Plans 21 Protective Barrier 12’ from Alley Protective Barrier 8’ x 9’ Trailer 8.5’ x 16’ Placement Stalls 1 & 2 12’ 22 Project Name:8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Manufactured by Quality Trailers Inc. 971-220-2626 for The Kickstand LLC 949-294-1898 Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date:1 of 14 0. Cover Sheet & Index of Sheets Project #:Q756 PLANS & SPECIFICATIONS CA INDEX OF SHEETS Index #Sheet Name Sheet # 0. Cover Sheet & Index of Sheets 1 1. Floor Plan 2 - 3 1a. Floor Plan Legend - Equipment & Finishes 2 - 3 2. Electrical Floor Plan, Circuit Diagram & Panel Shedule 4 3. Plumbing Riser & Waste Drainage Diagrams 5 4. Carbon Dioxide (CO2) Floor Plan 6 5. Cross Sections I & II 7 6. Cross Section III 8 7. Cross Section IV 9 8. Perspective Cross Section I 10 9. Perspective Cross Section II 11 10. Elevation Views 12 11. Front Perspective Views 13 12. Rear Perspective Views 14 13. APPENDIX A - Equipment Specification Sheets 1 - 21 -2021 IBC International Building Code -2021 IMC International Mechanical Code -2023 NEC National Electrical Code -2021 UPC Uniform Plumbing Code -2021 IFC International Fire Code -2021 IFGC International Fuel Gas Code -2024 NFPA Liquefied Petroleum Gas Code -2022 ANSI/RVIA Standard for Low Voltage Systems in Conversion & RV’s -2021 NFPA 96 Standard for Ventilation Control & Fire Protection of Commercial Cooking Operations -2021 ANSI/NFPA 1192, Standards on Recreational Vehicles (RV) Chapter 7 -2021 ICC/ANSI A117.1, Accessibility Standards -2024 California Retail Food Code The plans are compliant with but not limited to the current version of the applicable codes, as follows: Orange County 23 3a Wh e e l w e l l 5e Wh e e l w e l l 4e 6e 1e CA 8' - 6" 16 ' Co n c e s s i o n w i n d o w 3e 1d 1c 4d 1h 2h 1g 1f 2e 4' - 6 " 4a 2d 5a 7e 3g 3g 5d 1g Ac c e s s d o o r 1a 2a 27"36" 6a4g7a Co n c e s s i o n w i n d o w 6a4g Op e n i n g 7a 27 " 48 " 7" 48 " 8a 2c 3c 30 1/4" 1 1/2" 1" 39 1/2" 30 1 / 2 " 24 " 27 3 / 4 " 37 " 12 " 23 " 54 1 / 4 " 11 0 3 / 4 " 23 " 5h 9a 8e 1h 1h 39 " 26 " 28 " 10 " 3h Sa f e t y e x i t d o o r 5d 5d 5d 5d 5d 5d 22"54"20" 3d 7d 2g 8h 5g 28" 6d 6d Op e n i n g 3g Base 1g 1h 4h 7h 6h 35 3 / 4 " 2" Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date: 1. Floor Plan 2 of 14 1/2''=1'-0'' 24 Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date: 1a. Floor Plan Legend -Equipment & Finishes EQUIPMENT & FINISHES A - Structural* 1a. Double axle 16'L x 8.5'W trailer / 6,000 lb. 95'' straight axles, E-rated tires, electric breakers & breakaway kit 3a. 4.5ft Tongue & 2-5/16" ball hitch, jack stand & safety chains 4a. (4) Stabilizer scissor jacks welded to corners of chassis 5a. Entry door / 36''W x 72''H w/ self-closing mechanism 6a. (2) Operable window awnings / 48''W x 36''H 7a. (2) Plexiglass concession window / 48''W x 36''H w/ vertical self-closing opening / 16''W x 13''H & screening 16 mesh per square inch sceen 8a. Access door to Sandwich PT's rear / 28''W x 24''H 9a. Safety exit door / 26''W x 38''H B - Propane appliances N/A C - Refrigeration equipment 1c. Refrigerator / Everest EBR2 w/ left-hinged doors 2c. Sandwich prep table / Everest EPBNR1 w/ left-hinged door 3c. Ice machine / Ice-O-Matic ICEU300HA incl. water filtration system & drain D - Electrical equipment 1d. 50A electrical panel, power inlet & manual transfer switch 2d. Water heater / Rheem-Ruud EGSP10 / 10 gallon / 8 GPH 100°F 3d. Water pump / SHURflo 2088-594-154 / 3.3 GPM / 50 PSI 4d. 25ft 50A power cord / Reliance Controls 5d. AC unit 15000 BTUs E - Plumbing equipment 1e. 54'' Three-compartment sink / 10"W x 14"L x 12''D basins & dual drainboard / Steelton 522CS31014LK 2e. 12'' Hand sink / 9"W x 9"L x 5"D basin w/ dual splash guards / Steelton 522HS1216S 3e. Soap & paper towel dispensers 4e. Potable water tank / 80 gal. / Custom Rotomolding W-426 / 54''W x 13''D x 27''H 5e. Wastewater tank / 135 gal. / Custom Rotomolding GWT-135 / 72''W x 48''D x 11''H & 3'' waste valve assembly 6e. (2) Potable water inlets (incl.direct) w/ 3/4'' swivel connect w/ backflow prevention valve in a lockable box 7e. Pre-rinse assembly for 3-compartment sink F - Fire protection equipment 1f. Fire extinguisher / Amerex B402 A,B,C G - Finishes 1g. Stainless steel -SS work / prep surface / 23"D x 35"H 2g. SS work / prep surface / 24"D x 35"H 3g. SS storage shelving w/ lip / 71''H H - Additional features 1h. (4) Ventilation covers through wall/door w/ protective 16'' mesh screen for refrigeration equipment 2h. Platform for a future generator incl. electrical connections 3h. First aid kit -purchased & installed by the customer *Others •Wall assembly: Extruded aluminum top and bottom rails with 1 3/8" deep galvanized Z-shaped aluminum vertical posts installed 16" on center •Exterior finishes: 18-gauge riveted aluminum sheet •Interior finishes: 24-gauge SS sheet 304 incl. diamond quilted on 5/8" exterior grade CDX plywood sheathing •Insulation: FMI-EPS / 1’’thick expanded polystyrene foam board insulation covered w/ aluminum foil 3 of 14 5d. (6) LED flood lights 6d. (2) LED strip lights under the window awning 7d. Installation of customer-supplied Ice beverage dispenser / Lancer 4500 inc. water filtration system & drain •Flooring: Diamond-plate aluminum moisture resistant w/ seamless welded 3/8" radius base cove •Subflooring: Laminated, pre-undercoated shiplapped 1-1/8" hardwood •Ceiling: 24-gauge SS sheet 304 •Storage cabinetry: 24-gauge SS sheet 304 incl. diamond quilted •Appliances & equipment installed per manufacturer’s installation instructions & secured against displacement •Seams of SS walls/counters filled w/ caulk •Electrical wiring inside walls & rigid metal conduit •Interior ceiling lights completely enclosed w/ a plastic safety shield 2a. Custom-built 100 lb. CO2 cylinder [55''H x 14'' ] holder cage 4g. (2) Exterior fold-out shelving 5g. Reinforced SS counter & cabinet for Ice beverage dispenser / 33"D x 35"H 8e. Food grade wash down hose with a pistol grip 20-foot long in a dedicated storage room / hose included w/ (2) circular puck locks 4h. Dedicated chemical storage cabinet / 22.5''W x 21''H x 22''D / 6.0 cubic ft 5h. Dedicated cabinet for customer's purchased sanitizer bucket w/ a holding mechanism -purchased by customer 6h. Dedicated space buildout / 22''W x 22''D x 23.75''H for customer's purchased trash bin 8h. Space buildout / 18''W x 22''D x 5''H / for customer's purchased & installed cash drawer 7h. Utensil storage drawer w/ a safety latch / 18''W x 22''D x 5''H 25 Duplex oultet below counter Duplex oultet above counter Fourplex oultet below counter Fourplex oultet above counter Duplex oultet below counter w/ GFCI device Duplex oultet above counter w/ GFCI device Fourplex oultet below counter w/ GFCI device Fourplex oultet above counter w/ GFCI device Waterproof duplex outlet below counter Waterproofduplex outlet above counter 50A inlet Switch 50A panelat exterior Water heater Water pump Exhaust fan Circuit number LED light 12-AWG rigid metal conduit mounted to inside face of trailer wall 8-AWG copper bonding conductor between panel and chassis Electrical Plan Legend WH P 1 GFCI GFCI GFCI GFCI WP WP 120V 0.3A 120V 0.3A WH Pump 120V / 1.3A Water heater 120V / 16.7A Refrigerator 120V / 3.0A LED flood light #2120V / 0.4A P GFCI 1 GFCI A/C120V 16.0A LED flood light #3 120V / 0.4A LED flood light #4 120V / 0.4A LED flood light #5120V / 0.4A LED flood light #6 120V / 0.4A LED flood light #1 120V / 0.4A GFCI protected 120V 0.1A 120V0.1A 9 8 GFCI Ice machine120V / 11.1A Sandwich PT 120V / 2.5A GFCI protected 50A manual transfer switch 5 GFCI GFCI 3 GFCI protected GFCI 7 2 4 Ice beverage dispenser 120V / 3.0A J-box for a future generator 6 10 2. Electrical Floor Plan, Circuit Diagram & Panel Shedule 3/8"=1'-0"Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date:4 of 14 26 Water pump Water heater Faucet Ball valve Drain Indirect drain ABS in-line vent P-trap 3/4'' CPVC water line (up to water tank) 1/2'' CPVC water line 1/2'' CPVC water line (tank bypass) Cold water line (1/2'' Zurn pex tubing) Hot water line (1/2'' Zurn pex tubing) Flexible metal hot water line at first 18'' after water heater Waste water line (1-1/2'' ABS) Legend F WH V P 135 gal. wastewater tankHand sink F Three-basin sink P F Drain waste vent through roof WH Pre-rinse assembly V Pressure relief valve through floor Potable water tank drain valve through floor w/ mesh screening (16 mesh per square inch screen) Access port at the top of potable water tank equipped w/ a port cover assembly for inspection & cleaning purposes 80 gal. potable water tank Potable water inlet Direct potable water inlet Potable water tank overflow Wastewater tank outlet 3'' Bladex valve Water filtration system for Ice beverage dispenser Water filtration system for Ice machine Ice machine Ice beverage dispenser Food grade wash down hose with a pistol grip 20-foot long in a dedicated storage room Drain valve through floor 3. Plumbing Riser & Waste Drainage Diagrams 1/2"=1'-0"Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date:5 of 14 27 R Carbonator 100lb. Carbon Dioxide (CO2) cylinder [not included in the purchase] in lockable open-top cages CO2 Single stage flow gauge regulator C (6) Soda syrup bag-in-boxes & (6) individual pumps 1 2 3 4 5 6 Ice beverage dispenser L Low pressure regulator Cylinder valve Water filtration system for Ice beverage dispenser Carbon Dioxide Plan Legend Cylinder valve (Sherwood CGA320 3/4Ǝ NGT) Regulator (Harris 301-CD60-320) Low pressure regulator Carbonator Cold water line (1/4" ID braided PVC tubing / hose) CO2 line (1/4" ID braided PVC tubing) Carbonated water line (1/4" ID braided PVC hose) Low pressure carbonated water line (1/4" ID braided PVC tubing) R L C 4. Carbon Dioxide (CO2) Floor Plan 1/2"=1'-0"Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date:6 of 14 28 Wastewater tank Plumbing equipment Drain waste vent through roof 35 " 90 1 / 2 " 71 " 6" R 3/8 " R 3/8" R 3/8" 6''H base w/ 3/8" radius coving Refrigeration equipment 35 " 58 " 71 " Ice beverage dispenser Entry door Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date: 1/2" = 1'-0"1 Interior Front View 1/2" = 1'-0"2 Interior Rear View 5. Cross Sections I & II 7 of 14 1/2''=1'-0'' 29 35" 71" 29" Re f r i g e r a t o r w / 2' ' H S S l i p o n t o p Ut e n s i l st o r a g e d r a w e r Ch e m i c a l st o r a g e c a b i n e t Tr a s h b i n 58" Ca s h d r a w e r sp a c e b u i l d o u t Sa n i t i z e r bu c k e t c a b i n e t 6" 6' ' H b a s e w / 3 / 8 " ra d i u s c o v i n g 12 " SS s t o r a g e sh e l v i n g w / 1 ' ' H l i p 6. Cross Section III 1/2'=1'-0'' 1/ 2 " = 1 ' - 0 " 3 In t e r i o r D r i v e r S i d e V i e w Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date:8 of 14 30 Dr a i n w a s t e ve n t t h r o u g h r o o f Wa s t e w a t e r t a n k So a p & t o w e l dis p e n s e r Fi r s t a i d k i t Sa f e t y e x i t d o o r Pl u m b i n g eq u i p m e n t 71" 35" Ic e m a c h i n e 29" 58" Sa n d w i c h pr e p t a b l e Wa t e r h e a t e r & pu m p i n s i d e Ic e b e v e r a g e dis p e n s e r 6" R 3 /8 " 6'' H b a s e w / 3 / 8 " ra d i u s c o v i n g 18" AC u n i t 17 " SS s t o r a g e sh e l v i n g w / 1' ' H l i p 7. Cross Section IV 1/2''=1'-0'' 1/ 2 " = 1 ' - 0 " 4 In t e r i o r P a s s e n g e r S i d e V i e w Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date:9 of 14 31 Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date: 8. Perspective Cross Section I o f 14 1 Pe r s p e c t i v e C r o s s S e c t i o n I Re f r i g e r a t i o n e q u i p m e n t 32 Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date: 9.Perspective Cross Section II 11 of 14 Pl u m b i n g e q u i p m e n t 1 Pe r s p e c t i v e C r o s s S e c t i o n I I Sa f e t y e x i t d o o r Re f r i g e r a t i o n eq u i p m e n t 33 LE D f l o o d li g h t # 2 Po t a b l e w a t e r ta n k o v e r f l o w Po t a b l e wa t e r i n l e t Di r e c t p o t a b l e wa t e r i n l e t Sa f e t y ex i t d o o r Ac c e s s d o o r t o Sa n d w i c h P T ' s re a r 5' - 0" LE D f l o o d li g h t # 1 50 A w e a t h e r pr o o f i n l e t 50 A e l e c t r i c a l pa n e l 50 A m a n u a l tr a n s f e r s w i t c h 6' - 7" En t r y d o o r v11' (2 ) P le x i g l a s s co n c e s s i o n w i n d o w w/ s l i d i n g o p e n i n g s 16 " 13" 16 " 13" (2 ) Fold -ou t se r v i c e s h e l v i n g LE D f l o o d lig h t # 4 LE D f l o o d li g h t # 6 LE D f l o o d li g h t # 5 & p u c k l o c k s (4 ) S ta b i l i z i ng sc i s s o r j a c k s 8' - 6 " Pla t f o r m f o r a fu t u r e g e n e r a t o r LE D f l o o d li g h t # 3 55" CO 2 c y l i n d e r ho l d e r c a g e 1/ 4 " = 1 ' - 0 " 2 Ex t e r i o r P a s s e n g e r S i d e V i e w 1/ 4 " = 1 ' - 0 " 4 Ex t e r i o r R e a r V i e w 1/ 4 " = 1 ' - 0 " 1 Ex t e r i o r D r i v e r S i d e V i e w 1/ 4 " = 1 ' - 0 " 3 Ex t e r i o r F r o n t V i e w 10.Elevation Views 1/4'=1'-0''Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date:12 of 14 34 Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date: 2 Front Passenger Side Perspective View 11. Front Perspective Views 1 Front Driver Side Perspective View Note:The color displayed herein may not match the actual color of the trailer. 13 of 14 PPG color code:TBD 35 1 Rear Passenger Side Perspective View 12. Rear Perspective Views Scale:sales@qualityfoodtrailers.com / (971) 220-26265/21/2025 Project Name: 8.5' x 16' Double-Axle Food Trailer for The Kickstand LLC Project #: Q756 Revision Date: Sheet Issue Date: Note:The color displayed herein may not match the actual color of the trailer. 14 of 14 PPG color code:TBD 2 Rear Driver Side Perspective View 36 From: Jim Mosher <jimmosher@yahoo.com> Sent: July 23, 2025 11:45 AM To: CDD Subject: Comments on ZA Item 4 (7/24/2025 meeting) Regarding Item 4 (Kickstand LLC Temporary Soda Trailer Limited Term Permit (> 90 days) and Coastal Development, PA2025-0074) on the July 24, 2025, Newport Beach Zoning Administrator agenda: 1. Google Street Views of the property, which are available on a variety of dates, indicate that the parking stalls in the parking lot are lot clearly delineated, and that the drive aisle is frequently blocked by stored bicycles, kayaks, paddleboards and haphazardly parked (or stored?) vehicles: Should the approval be attempting to bring any order to this? Without that it is unclear that Fact in Support of Finding C.1 is accurate (access to onsite parking does not always seem to be available from both West Balboa Blvd and the alley). 2. In the same vein, Fact D.2 (that "The Balboa Peninsula mixed-use area provides public on-street parking along West Balboa Boulevard") seems a little misleading. While there is on-street parking in the next block east, and along 20th Street, there is no on- street parking along the block of West Balboa Boulevard where the bike shop is located. 3. In general, as welcome as the availability of drinks may be to the customers, this seems like an intensification of use coupled with a reduction in parking, which I thought was usually viewed as problematic. -- Jim Mosher Zoning Administrator - July 24, 2025 Item No. 4a - Additional Materials Received Kickstand LLC Temporary Soda Trailer Limited Term Permit and Coastal Development (PA2025-0074)