HomeMy WebLinkAbout03_Sundays Coffee and Co. Minor Use Permit_PA2025-0115CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 11, 2025
Agenda Item No. 3
SUBJECT: Sundays Coffee & Co. (PA2025-0115)
▪Minor Use Permit
SITE LOCATION: 408 31st Street
APPLICANT: Josh Stephanoff
OWNER: Osage LLC
PLANNER: Daniel Kopshever, Assistant Planner
949-644-3235 dkopshever@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Mixed-Use Horizontal (MU-H4)
•Zoning District: Mixed-Use Cannery Village and 15th Street (MU-CV/15TH ST)
•Coastal Land Use Plan Category: Mixed-Use Water Horizontal (MU-H)
•Coastal Zoning District: Mixed-Use Cannery Village and 15th Street (MU-CV/15TH ST)
PROJECT SUMMARY
The applicant requests approval of a minor use permit (MUP) to operate a “Take Out
Service, Fast Casual” eating and drinking establishment (Sundays Coffee & Co.) within
an existing, approximately 1,200-square-foot, two-story commercial building. The
applicant proposes minor tenant improvements to convert the space from a retail
clothing store into a coffee shop with a patio, coffee bar area, bathroom, middle
hallway room, storage room, and upper seating room on the second floor and a lounge
area on the ground floor with 20 seats maximum, inclusive of both the customer area and lounge. The applicant is not
proposing alcohol service, or late hours (after 11p.m).
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 Minor Use Permit filed
as PA2025-0115 (Attachment No. ZA 1).
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Sundays Coffee & Co. (PA2025-0115)
Zoning Administrator, September 11, 2025
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DISCUSSION
• Sundays Coffee & Co. is proposed within an existing commercial building on 31st
Street on the Balboa Peninsula. The project site is zoned Mixed-Use Cannery
Village and 15th Street (MU-CV/15TH ST) and is categorized as Mixed-Use
Horizontal (MU-H4) by the Land Use Element of the General Plan.
• The MU-H4 is intended to establish the character of a distinct and cohesively
developed district or neighborhood containing multi-family residential with clusters
of mixed-use and/or commercial buildings in such locations as the interior parcels
of Cannery Village and 15th Street on the Balboa Peninsula. A take-out restaurant
is consistent with both the zoning and General Plan land use category.
• The subject property is abutted to the rear by an approximately 14-foot-wide alley
with mixed-use properties beyond, as shown in Figure 1 below. The Newport
Beach Municipal Code (NBMC) allows for a take-out restaurant within 100 feet of
residential uses, subject to the approval of a MUP.
• The subject property is developed with an approximately 1,200-square-foot, two-
story building. The tenant improvement will convert the space from a retail clothing
store into a coffee shop with a patio, coffee bar area, customer seating area, and
bathroom on the upper floor and a lounge area on the ground floor. The coffee shop
will have a maximum of 20 seats, inclusive of all seating areas. Project plans are
available as Attachment No. ZA. 4.
Figure 1: Oblique Image of Project Site
Sundays Coffee & Co.
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Sundays Coffee & Co. (PA2025-0115)
Zoning Administrator, September 11, 2025
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•The proposed hours of operation are from 7a.m. to 2p.m. and from 5p.m. to
10p.m., daily, as described in the applicant’s project description available as
Attachment No. ZA. 4. The project has been conditioned to limit the allowed
hours of operation from 7a.m. to 10p.m., daily, which allows for flexibility and
minimizes the potential for disturbances to surrounding land uses.
•The sale, service, or consumption of alcohol is prohibited.
•The subject property is considered legal nonconforming for parking, as it was
developed prior to current zoning requirements and does not provide the minimum
number of parking spaces required.
•Section 20.38.060 (Nonconforming Parking) of the NBMC allows a change of use
on sites with nonconforming parking. An existing use may be changed to a new
use allowed in that zoning district without providing additional parking, provided no
intensification or enlargement (e.g., increase in floor area, or lot area) occurs and
the new use requires a parking rate of no more than one space per 250 square
feet of gross building area. The parking requirement for a take-out service fast
casual, eating, and drinking establishment is one space required per every 250
square feet of gross floor area, and since the project does not add floor area, the
project is allowed without providing additional parking.
•There are three uncovered parking spaces on-site, accessed from the rear alley.
The spaces are proposed to be restriped and reconfigured without a change in the
number of spaces, to meet the current code requirements listed in Section
20.40.070 (Development Standards for Parking Areas) of the NBMC. The Property
was developed prior to current zoning code requirements and is considered legal
nonconforming for parking.
•The proposed coffee shop is not anticipated to result in increased vehicular or
pedestrian activity, as the restaurant is a take-out operation of a convenience
nature. Many of the restaurant patrons will likely be residents, employees of nearby
businesses, or visitors already parked in one of the several parking lots within this
area of the Balboa Peninsula. In support of this, the applicant provided
observational counts of a similar operation, Alta Coffee, to show how many patrons
arrived and which mode of travel they used. The observational counts showed that
on a Monday morning from 7:30 a.m. to 11:30 a.m., 68 percent of 93 total patrons
walked to the location.
•A trash enclosure is not currently provided on-site. Condition of Approvals No. 22
and 23 require the operator to construct and maintain a trash enclosure such that
odors are controlled appropriately and that all waste and dumpsters are screened.
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Sundays Coffee & Co. (PA2025-0115)
Zoning Administrator, September 11, 2025
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•The subject property is within the coastal zone; however, a coastal development
permit is not required because the project does not result in an increased demand
for parking and is not considered an intensification of use.
•The applicant is required to obtain Health Department approval prior to opening
for business.
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 exceptions to this categorical exemption under
Section 15300.2 are not applicable. The Class 1 exemption authorizes minor alterations
to existing structures involving negligible or no expansion of use. The project involves
alterations to the interior floor plan of an existing commercial space with no expansion in
floor area and no increase in parking demand which results in a negligible 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 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 or call for review may be filed with the Director of Community Development within
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
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Attachments: ZA 1
ZA 2
ZA 4
Draft Resolution
Vicinity Map
Applicant’s Project DescriptionProject Plans
ZA 3
4
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A MINOR USE PERMIT FOR A FOR A NEW TAKE-OUTSERVICE FAST CASUAL RESTAURANT LOCATED AT 408 31st Street (PA2025-0115)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Joshua Stephanoff (Applicant), with respect to property located
at 408 31st Street, and legally described as Lot 27, Block 331, Section 4, of the Lancasters
Addition to Newport Beach (Property), requesting approval of a minor use permit.
2.The Applicant proposes to operate a new take-out service, fast casual eating and drinkingestablishment (Sundays Coffee & Co.) within an existing, approximately 1,200-square-
foot, two-story commercial building. The Applicant proposes minor tenant improvementsto convert the space from a retail clothing store into a coffee shop with a patio, coffee bararea, customer seating area, and bathroom on the upper floor and a lounge area on theground floor. The coffee shop will have a maximum of 20 seats, inclusive of all seatingareas. The proposed hours of operation are from 7a.m. to 2p.m. and from 5p.m. to 10p.m.
daily, with no alcohol service proposed. (Project).
3.The Property is located within the Mixed-Use Cannery Village and 15th Street (MU-CV/15TH
ST) Zoning District and the General Plan Land Use Element category is Mixed-UseHorizontal (MU-H4).
4.The Property is located within the coastal zone. The Coastal Land Use Plan category isMixed-Use Water Horizontal (MU-H) and it is located within the Mixed-Use Cannery Villageand 15th Street (MU-CV/15TH ST) Coastal Zone District. The Project does not increase theparking requirement and therefore is not considered an intensification of use that would
require a coastal development permit.
5.A public hearing was held on September 11, 2025, online via Zoom. A notice of time,place and purpose of the hearing was given in accordance with the Newport BeachMunicipal 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 Codeof Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have asignificant effect on the environment. The exceptions to this categorical exemption underSection 15300.2 are not applicable.
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Zoning Administrator Resolution No. ZA2025-### Page 2 of 9
2.The Class 1 exemption authorizes minor alterations to existing structures involving
negligible or no expansion of use. The Project involves alterations to the interior floorplan of an existing commercial space with no expansion in floor area and no increase inparking demand. Therefore, the Project is a negligible intensification of use and theClass 1 exemption is applicable.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) 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 this Property as MU-H4 (Mixed-Use Horizontal). Table LU 1 (Land Use Plan Categories) of the Land Use Elementspecifies that the MU-H4 category is intended to establish the character of a distinct and
cohesively developed district or neighborhood containing multi-family residential with
clusters of mixed-use and/or commercial buildings in such locations as the interiorparcels of Cannery Village and 15th Street on the Balboa Peninsula. The Project is fora coffee shop, which is a commercial use, and will serve nearby residents andcomplement the land uses of the surrounding community. Therefore, the Project is
consistent with the MU-H4 designation.
2.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:
1.The Property is located in the Mixed-Use Cannery Village and 15th Street (MU-CV/15th
ST) Zoning District. The Property is abutted to the rear by an approximately 14-foot-widealley with mixed-use properties beyond. Table 2-8 (Allowed Uses and PermitRequirements) of Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit
Requirements) of the NBMC allows for a take-out service, fast casual eating and drinkingestablishment within 100 feet of residential uses, subject to the approval of a minor usepermit (MUP).
2. There are three uncovered parking spaces on-site, accessed from the rear alley. The
spaces are proposed to be restriped and reconfigured without a change in the numberof spaces, to meet the current code requirements listed in Section 20.40.070
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Zoning Administrator Resolution No. ZA2025-### Page 3 of 9
(Development Standards for Parking Areas) of the NBMC. The Property was developed
prior to current zoning code requirements and is considered legal nonconforming for parking.
3.Section 20.38.060 (Nonconforming Parking) of the NBMC allows a change of use on
sites with nonconforming parking. Section 20.38.060 specifies that an existing use may
be changed to a new use allowed in that zoning district without providing additionalparking, provided no intensification or enlargement (e.g., increase in floor area, or lotarea) occurs and the new use requires a parking rate of no more than one space per250 square feet of gross building area.
4.Pursuant to Table 3-10 (Off-Street Parking Requirements) of Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC, the parking requirement for a take-outservice fast casual, eating, and drinking establishment is one space required per every250 square feet of gross floor area. As the Project does not constitute an intensification
in parking demand nor does it propose any enlargement, no additional parking is
required.
5.The Project will comply with zoning code standards for eating and drinkingestablishments, specific to the take-out service fast casual land use classification as
provided in 20.48.090 (Eating and Drinking Establishments) of the NBMC. This includes
a maximum of 20 seats, no alcohol service, and no late hours. Conditions of ApprovalNo. 4, 5 and 6 regulate hours of operation, alcohol service, and number of seats. Theseconditions help ensure that the restaurant operates per the aforementionedcharacteristics.
Finding:
C.The design, location, size, and operating characteristics of the use are compatible withthe allowed uses in the vicinity.
Facts in Support of Finding:
1.The Property can be accessed by pedestrians and cyclists from 31st Street. Directvehicle access to the Property is provided from the alley. Street parking is also available
near the main entrance fronting 31st Street.
2. 31
st Street is developed with a mix of uses including residential, retail, office, and eatingand drinking establishments. The Project is compatible with the mix of existing andallowed uses in the immediate area due to its similar hours of operation and being of a
convenience nature located in a high-turnover, pedestrian-focused area.
3. The proposed hours of operation are from 7a.m. to 2p.m. and from 5p.m. to 10p.m., daily.Condition of Approval No. 4 limits the allowed hours of operation from 7a.m. to 10p.m.,daily, which allows for flexibility and minimizes the potential for disturbances to
surrounding land uses.
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Zoning Administrator Resolution No. ZA2025-### Page 4 of 9
4.A trash enclosure is not currently provided on-site. Conditions of Approval No. 22 and
23 require the operator construct and maintain a new trash enclosure such that odorsare controlled appropriately and that all waste and dumpsters are screened.
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 located on the western end of 31st Street, near the corner of NewportBoulevard and 31st Street. There is heavy vehicular traffic and pedestrian activity onNewport Boulevard. The proposed coffee shop is not anticipated to result in increased
vehicular or pedestrian activity, as the restaurant is a take-out operation of a
convenience nature. Many of the restaurant patrons will likely be residents, employeesof nearby businesses, or visitors already parked in one of the several parking lots withinthis area of the Balboa Peninsula. In support of this, the Applicant provided observationalcounts of a similar operation, Alta Coffee, to show how many patrons arrived and which
mode of travel they used. The observational counts showed that on a Monday morning
from 7:30 a.m. to 11:30 a.m., 68 percent of 93 total patrons walked to the location.
2.The Newport Beach Fire Department (NBFD) has reviewed the Project to ensureadequate public and emergency vehicle access is provided. NBFD accepted the Project
as proposed and provided two recommended Conditions of Approval; No. 36 regardingexit signage and No. 37 requiring that the lounge door remain unlocked while thebusiness is operating.
3.The tenant improvement required to convert the space from a retail business to a take-
out restaurant shall require a building permit and shall comply with all Building, PublicWorks, and Fire Codes.
4.The site is physically suitable for the proposed coffee shop, given its location, shape,and size, which previously accommodated retail use which has comparable operating
characteristics such as access, parking, and circulation.
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:
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Zoning Administrator Resolution No. ZA2025-### Page 5 of 9
1.The Project will add additional food and beverage options to the neighborhood and
provide an economic opportunity for the property owner to update the tenant space. TheProject includes conditions of approval to help ensure that potential conflicts with thesurrounding land uses are minimized to the greatest extent possible. Condition ofApproval No. 21 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 businesshours, if directly related to the patrons of the establishment.
2.The Applicant is required to obtain Health Department approval prior to opening for
business and comply with the California Building Code (CBC) to ensure the safety and
welfare of customers and employees.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project iscategorically exempt from the California Environmental Quality Act pursuant to Section15301 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 minor usepermit filed as PA2025-0115 subject to the conditions set forth 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 Resolutionwas adopted unless within such time an appeal or call for review is filed with theCommunity Development Director in accordance with the provisions of Title 20
(Planning and Zoning) of the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF SEPTEMBER, 2025.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2025-### Page 6 of 9
EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.The development shall be in substantial conformance with the approved site plan and floorplans stamped and dated with the date of this approval (except as modified by applicableconditions 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. Material violation ofany of those laws in connection with the use may be cause for revocation of this Minor
Use Permit.
4.The hours of operation for the establishment shall be limited to 7a.m. through 10p.m.,
daily.
5.The sale, service, or consumption of alcohol shall not be permitted unless a new use
permit is approved.
6.The maximum number of seats allowed shall be twenty (20).
7.No outdoor seating beyond the designated patio area shown on the approved plans is
permitted without an amendment to this minor use permit or the approval of a limited
term permit.
8.All signs shall be in conformance with the provisions of Chapter 20.42 (Sign Standards)
of the NBMC.
9.Employees of the restaurant shall not use the alley as a break area or smoking area.
10.Drop-off and pick-up of employes shall be prohibited within the alley.
11.This Minor Use Permit shall expire unless exercised within 24 months from the date ofapproval as specified in Section 20.54.060 (Time Limits and Extensions) of the NBMC,unless an extension is otherwise granted.
12.This Minor Use Permit may be modified or revoked by the Zoning Administrator ifdetermined that the proposed uses or conditions under which it is being operated ormaintained are detrimental to the public health, welfare or materially injurious to propertyor improvements in the vicinity or if the Property is operated or maintained so as toconstitute a public nuisance.
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Zoning Administrator Resolution No. ZA2025-### Page 7 of 9
13.Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review by the Planning Division and may
require an amendment to this minor use permit or the processing of a new minor use
permit.
14.Prior to the issuance of a building permit, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets ofplans.
15.The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negativeimpact on surrounding land uses or environmental resources. The Director may orderthe dimming of light sources or other remediation upon finding that the site is excessivelyilluminated.
16.Prior to the issuance of a building permit, the Applicant shall pay any unpaidadministrative costs associated with the processing of this application to the PlanningDivision.
17.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 theNBMC.
18.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 7a.m. and 6:30 p.m., Mondaythrough Friday. Noise-generating construction activities are not allowed on Saturdays,Sundays, or Holidays.
19.No outside paging system shall be utilized in conjunction with this establishment.
20.Trash receptacles for patrons shall be conveniently located both inside and outside ofthe establishment, however, not located on or within any public property or right-of-way.
21.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 thepremises and on all abutting sidewalks within 20 feet of the premises.
22.All trash shall be stored within a commercial trash bin with a solid lid kept closed at alltimes. The commercial trash bin(s) shall be stored within a dedicated trash enclosure
on a concrete pad with three walls and a self-latching gate. The trash enclosure shall
have a decorative solid roof for aesthetic and screening purposes.
23.The Applicant shall further ensure that the trash dumpsters and/or receptacles aremaintained 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
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Zoning Administrator Resolution No. ZA2025-### Page 8 of 9
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). If necessary, the frequency of refuse collection shall be increased to prevent an overflow of trash and/or recycling on-site.
24.Deliveries and refuse collection for the facility shall be prohibited between the hours of
10p.m. and 7a.m. on weekdays and Saturdays and between the hours of 10p.m. and9a.m. on Sundays and Federal holidays, unless otherwise approved by the Director ofCommunity Development. Delivery vehicles shall not park or idle in the alley adjacent tothe site.
25.Storage outside of the building shall be prohibited, with the exception of the requiredcommercial trash enclosure.
26.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-sitemedia broadcast, or any other activities as specified in the NBMC to require suchpermits.
27.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 thecurrent business owner, property owner or the leasing agent.
28.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 agentsfrom and against any and all claims, demands, obligations, damages, actions, causes ofaction, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (includingwithout limitation, attorney’s fees, disbursements and court costs) of every kind and naturewhatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Sundays Coffee & Co. including, but not limited to, the Minor Use Permitfiled as PA2025-0115. This indemnification shall include, but not be limited to, damagesawarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurredin connection with such claim, action, causes of action, suit or proceeding whether incurredby 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 Cityincurs in enforcing the indemnification provisions set forth in this condition. The Applicantshall pay to the City upon demand any amount owed to the City pursuant to theindemnification requirements prescribed in this condition.
Public Works
29.The Applicant is required to install a new sewer cleanout on the existing sewer lateral,per City Standard 406.
30.No outdoor dining shall be permitted within the public right-of-way.
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Zoning Administrator Resolution No. ZA2025-### Page 9 of 9
Building Division
31.The Applicant is required to obtain all applicable permits from the City’s Building Divisionand Fire Department. The construction plans must comply with the most recent, City-adopted version of the CBC. The construction plans must meet all applicable State
Disabilities Access requirements.
32.Approval from the Orange County Health Department is required prior to the issuance ofa building permit.
33.Hall widths shall comply with 11B-403.5. of the CBC.
34.An accessible path of travel from public right of way to the tenant space shall be required.
35.Interior spaces with one exit or exit access doorway shall comply with table 1006.2.1 of the
CBC.
Fire Department
36.The Applicant is required to provide illuminated exit signage at all doors.
37.The lounge door shall be arranged to have no means of locking while the restaurant isopen for business.
14
Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Minor Use Permit
(PA2025-0115)
408 31st Street
Subject Property
16
Attachment No. ZA 3
Applicant’s Project Description
17
Minor Use Permit – Sundays Coffee & Co.
Project Summary
Sundays Coffee & Co. is a family-owned, faith-inspired neighborhood coffee shop offering
specialty coffee, tea, and a curated selection of retail goods and local merchandise. The
space will include indoor seating, a service bar, and a small lounge area for additional
seating. Food offerings will include pastries, baked goods, and light packaged items (no full
kitchen or hood). No alcohol will be served.
Key Business Details:
- Hours of Operation:
• 7:00 AM – 2:00 PM (day service)
• 5:00 PM – 10:00 PM (optional evening hours for dessert/tea/wine service in future
phases)
- Customer Access: Main entrance on 31st Street; ADA-compliant route included
- Total Indoor SF: ~1,200 sq ft
- Seating Capacity: Approx. 20 patrons across loft and lounge
- Retail Component: Sundays-branded merchandise
Parking & Impact Notes:
- Use of existing on-site parking and street parking
- No live entertainment, amplified music, or events requiring special permits
- Low anticipated traffic impact based on size and hours
Attached Supporting Documents:
- Floor plan and furniture layout
- CASp review summary
- Draft counter/bar elevation plans
- Owner authorization
18
One-Pager Summary Sheet
Minor Use Permit – City of Newport Beach
Item Details
Business Name Sundays Coffee & Co.
Applicant Joshua Stephanoff
Address 408 31st St, Newport Beach, CA 92663
Use Type Coffee shop + retail merchandise
Square Footage ~1,200 SF
Seating Indoor + loft + porch/patio (20 patrons
est.)
Hours 7 AM – 2 PM; 5 PM – 10 PM (optional
evenings)
Food Service Pastries, baked goods, light packaged items
Alcohol Not currently requesting
Parking Street and on-site shared access
Submitted By Josh Stephanoff / General Contractor
Next Steps Minor Use Permit review; submission of TI
plans following approval
19
Attachment No. ZA 4
Project Plans
20
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