HomeMy WebLinkAboutThe Natural Solution Directcare (PA2005-287) 359 San Miguel DrCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 3
February 9, 2006
TO: PLANNING COMMISSION
FROM: Planning Department
Brandon Nichols, Assistant Planner
(949) 644 -3234, bnichols @city.newport- beach.ca.us
SUBJECT: Appeal of Planning Director's Use Permit No. 2005 -053
(PA2005 -287) 359 San Miguel Drive, Suite 107
APPELANT: Clinique Ergonique
ISSUE
Appeal of the decision on Planning Director's Use Permit No. 2005 -053 (Exhibit 1)
RECOMMENDATION
Staff recommends that the Planning Commission deny the appeal and uphold the
Planning Director's approval of Use Permit No. 2005 -053.
BACKGROUND
On January 4, 2006, the Planning Director approved Use Permit No. 2005 -053 allowing
the introduction of an independent massage facility in conjunction with
acupressure /acupuncture and wellness center. As part of the approval, a waiver was
also granted allowing the massage use to be located within 500 feet of an existing
massage establishment located at 359 San Miguel Drive. On January 13, 2006, the
proprietor of the existing massage facility appealed the Planning Director's decision to
approve the Use Permit. Both massage facilities are located in the APF (Administrative,
Professional, and Financial Commercial) Zone.
DISCUSSION
Appeal
In the appeal, the appellant cited the following reasons for appealing the Planning
Directors approval:
Appeal of Planning Director's Use Permit No. 2005 -053
February 9, 2006
Page 2
The proposed business will be in direct competition with the appellant's existing
business.
The proposed business will offer some of the same services provided by the
appellant's existing business. As a result, potential clients may confuse the
identities of the competing tenants.
The appellant has been in business for a number of years and has made a
substantial investment to establish the business and its clientele.
Analysis
Massage establishments are permitted in the APF zone subject to the approval of a Use
Permit pursuant to Chapter 20.87 (Massage Establishments) of the Newport Beach
Municipal Code (Exhibit 2). Chapter 20.87 regulates massage uses and establishes
conditions required for their approval. The stated purpose of the Chapter is to protect
the health, safety and general welfare by regulating the location of massage
establishments thereby preventing their concentration in certain non - commercial areas
of the City. The intent of the Chapter is to "promote the operation of legitimate massage
services and prevent problems of blight and deterioration that can be brought about by
the concentration of large numbers of massage establishments'. The Chapter is not
intended to regulate economic competition and contains no language allowing or
establishing grounds for denial based on economic considerations.
To regulate the location and concentration of massage uses, Chapter 20.87 establishes
two location requirements:
1. Massage establishments cannot be located within 500 feet of any public or
private school, park or playground, civic center, cultural site or church site;
or,
2. Within 500 feet of any other massage establishment site.
The Chapter also permits the Planning Director to waive these location requirements if
certain findings can be made. In this case, a waiver was approved to permit the location
of the proposed massage use within 500 feet of the appellant's existing massage
facility. It was the Planning Director's determination that the waiver of the location
requirement would not be detrimental to the community for the following reasons:
The massage establishment is not located within 500 feet of a public or private
school, playground, civic center, cultural site or church site.
The massage use will be located in a managed commercial center.
The proposed use will not create a concentration of massage establishments that
would be detrimental to the neighborhood or create neighborhood blight since the
proposed massage use is part of a larger facility that specializes in acupressure
and acupuncture services.
Appeal of Planning Director's Use Permit No. 2005 -053
February 9, 2006
Page 3
Should complaints be received about the proposed use, the Planning Director or
Planning Commission may add or modify the conditions of approval or revoke the
Use Permit. (Exhibit 1, Standard City Requirement #4).
Similar waiver requests have become more common as beauty salons, day spas
and acupuncture /acupressure facilities have sought to add massage services as
an amenity for their customers. In situations where waivers have been approved,
neither the Planning Department nor the Police Department have received
complaints regarding the operation of the massage facilities.
CONCLUSION
As stated, the purpose and intent of Chapter 20.87 is to establish regulations that
protect the health, safety and general welfare of the community and promote the
operation of legitimate massage services. It is the opinion of staff that the Use Permit
and location waiver, as conditioned, are consistent with the legislative intent of the
Chapter 20.87
The appellant's grounds for appeal are based upon the potential economic competition
created by the proposed business. It is staffs opinion that neither the Zoning Ordinance
in general, nor Chapter 20.87 in particular, contain any language requiring or permitting
the denial of a Use Permit due to economic competition. Staff is therefore
recommending that the appeal be denied and the approval of the Planning Director be
upheld.
ENVIRONMENTAL REVIEW
This project has been reviewed, and it has been determined that it is categorically exempt
from the requirements of the California Environmental Quality Act under Class 1 (Existing
Facilities). The proposed massage use will require only minor tenant improvements to the
exisitng commercial building.
PUBLIC NOTICE
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property and posted at the site a minimum of 10 days in advance of this
hearing consistent with the Municipal Code. Additionally, the item appeared on the
agenda for this meeting, which was posted at City Hall and on the city website.
ALTERNATIVES
Uphold the appeal, and deny the Use Permit.
Appeal of Planning Director's Use Permit No. 2005 -053
February 9, 2008
Page 4
Prepared by: Submitted by:
Brandon Nichols, Assistant Planner Patricia L. Temple, Plar4ning Director
Exhibits: 1. Planning Director's Use Permit No. 2005 -053
2. Chapter 20.87 (Massage Establishments) of the NBMC
3. Letter to Property Manager (submitted with the appeal)
EXHIBIT 1
Use Permit No. 2005 -053
1
January 4, 2006
USE PERMIT NO. UP2005 -053
(PA2005 -287)
PLANNING DEPARTMENT
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92663
(949) 644 -3200 FAX (949) 644.3229
The Natural Solution Directcare
Attn: Lisa Sheridan
636 Veneto
Irvine, CA 92614
Staff Person: Javier S. Garcia, 644 -3206
Appeal Period: 14 days after approval date
Application: Planning Director's Use Permit No. UP2005 -053 (PA2005 -287)
Applicant: The Natural Solution Directcare
Site Address: 359 San Miguel Drive, Suite 107
Legal Description: APN 442- 091-01
as Modified and Approved.
To allow the introduction of an independent massage facility in conjunction with a
accupressure /accupuncture and wellness center. The 750 square foot facility is located
within an existing multi- tenant commercial building. No new construction is proposed with this
application and the massage use will be provided within one of the three treatment rooms.
Also included in the application is a request to waive the location requirements that limit the
distance between such independent massage establishments to a minimum of 500 feet.
There is an independent massage establishment located at 369 San Miguel Drive, Suite 125,
which provides massage services as its primary function. The subject facility is not solely a
massage establishment but provides massage services as an amenity to the primary
acupressure and acupuncture facility. The property is located in the APF (Administrative,
Professional, Financial Commmercial) District.
Director's Action: Approved January 4, 2006
FINDINGS:
The property is designated for "Administrative, Professional and Financial
Commercial" use by the Land Use Element of the General Plan. The personal
service facility specializing in acupressure, acupuncture and health is a permitted
use within that designation.
to
2. This project has been reviewed, and it has been determined that it is categorically
exempt from the requirements of the California Environmental Quality Act under
Class 1 (Existing Facilities).
3. The approval of Use Permit No. UP2005 -053 will not, under the circumstances of
this case, be detrimental to the health, safety, peace, morals, comfort, and general
welfare of the city for the following reasons:
• The proposed use is located in a managed commercial building with
coordinated tenant management and is not a blighted area.
There are no urban renewal or neighborhood conservation programs in
effect in the area.
• The proposed use is located within 500 feet of an existing independent
massage establishment. However, given the list of services provided by
the establishment it is not anticipated to create or cause any detrimental
affect on the surrounding commercial or residential uses and supports the
request for the waiver of the location requirement in this particular case.
The proposed use will not create a concentration of massage uses in the
neighborhood that would be detrimental to the neighborhood or create
neighborhood blight since the proposed facility provides services other
than solely massage services which supports the request for the waiver of
the location requirement in this particular case.
• The proposed use is not within 500 feet of a place of religious worship,
school or playground.
• Compliance with all other applicable regulations of the Municipal Code will
be required and enforced.
• The proposed operation of the massage establishment is an ancillary
service use to the commercial tenants and residents in the neighborhood
and is consistent with the legislative intent of Chapter 20.87 of the
Municipal Code.
4. The proposed massage establishment will not be contrary to the public interest or
injurious to nearby properties. It is consistent with the legislative intent and the
location requirements for massage establishments established in Chapter 20.87 of
the Municipal Code for the following reasons:
• The massage establishment is not within 500 feet of a public or private
school, playground, civic center, cultural site or church site.
• The massage establishment is part of a larger facility that specializes in
acupressure and acupuncture services, which is a use found in
commercial districts.
CONDITIONS:
1. The development shall be in substantial conformance with the approved floor plan.
January 4, 2006
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2. The tenant space will primarily be used as a personal service facility specializing in
acupressure and acupuncture services and limited group meditation instruction.
Massage services are provided as an amenity to the primary services.
3. Only one licensed massage technician shall be permitted to operate within the
facility at any one time, and the addition of any additional massage technicians to
the business shall be subject to an amendment of this Use Permit. No more than
one treatment room shall be permitted to provide massage services at any one
time.
4. The hours of operation of the personal improvement/massage therapy facility shall
be limited between the hours of 8:00 a.m. and 9:00 p.m., daily, and shall also be
subject to the operational requirements provided in Chapter 5.50 and 20.87 of the
Newport Beach Municipal Code. The massage use shall operate only between
8:00 a.m. and 9:00 p.m. of the regular business hours of the primary business
(personal service facility) and shall not operate at any time that the primary
business is closed or not in operation. That is to say that the massage use cannot
operate without the primary use in operation and in accordance with the provisions
of Chapter 5.50 of the Newport Beach Municipal Code cannot operate between
the hours of 10:00 p.m. and 8:00 a.m.
5. All applicable requirements of Chapter 5.50 of the Municipal Code shall be fulfilled
6. No temporary "sandwich" signs, balloons or similar temporary signs shall be
permitted, either on -site or off -site, to advertise the proposed use, unless
specifically permitted in accordance with the" Sign Ordinance of the Municipal
Code. Temporary signs shall be prohibited in the public right -of -way, unless
otherwise approved by the Public Works Department in conjunction. with the
issuance of an encroachment permit or encroachment agreement.
Standard City Requirements:
1. All signs shall conform to the provisions of Chapter 20.67 of the Municipal Code
2. The facility shall be designed to meet exiting and fire protection requirements as
specified by the Uniform Building Code and shall be subject to review and approval
by the Building Department.
3. The project shall comply with State Disabled Access requirements.
4. Should complaints be received by the Planning Department, the Planning Director
or the Planning Commission may add to or modify conditions of approval to this
use permit (to address the complaints or rectify any problems that may arise), or
revoke this permit upon a determination that the operation which is the subject of
this approval causes injury, or is detrimental to the health, safety, peace, morals,
comfort, or general welfare of the community.
January 4, 2006
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6
5. This approval shall expire unless exercised within 24 months from the end of the
appeal period, in accordance with Section 20.91.050 of the Newport Beach
Municipal Code.
The decision of the Planning Director may be appealed by the applicant or any interested
party to the Planning Commission within 14 days of the date of the decision. Any appeal
filed shall be accompanied by a filing fee of $570.00.
PATRICIA L. TEMPLE, Planning Director
By
Javier S Garcia
Zoning Administrator
Attachments: Appendix property owner
Vicinity Map Eastlund Properties
Letter of Opposition 359 San Miguel Drive, Suite 107
Site Plan and Floor Plan Newport Beach, CA 92660
Existing Parking Plan
Appeared
in Opposition: None
Appeared
in Support: None
January 4, 2006
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APPENDIX
Discussion
The proposed personal service facility provides individual massage treatment as an
amenity to the primary acupressure and acupuncture service facility. In accordance with
Section 20.15 of the Municipal Code, personal service establishments in the APF Districts
are a permitted use within that designation. However, the addition of massage services to
such a facility requires the approval of muse permit by the Planning Director in each case.
The facility generally provides acupressure, acupuncture and health and meditation
instruction services and will also provide accommodations for a massage technician
within a portion of the facility.
As shown on the floor plan, the overall square footage of the personal service facility is
approximately 750 square feet, with the square footage devoted to massage activity
limited to one of the existing three rooms containing approximately 180 square feet of
floor area each. The applicant has proposed hours of operation of the facility with a 9:00
a.m. opening hour. The authorized hours for massage use by the Municipal Code limits
the opening hour to 8:00 a.m. The Planning Director has limited the hours of operation to
between 8:00 a.m. and 9:00 p.m., daily. The massage service will be available by
appointment during regular business hours of the primary use only.
Section 20.87 Compliance - Location Waiver Reguest
Section 20.87 of the Municipal Code sets forth the provisions that govern the
establishment and location of massage services within the City. It is intended to allow and
promote the operation of legitimate massage service facilities and to prevent problems of
blight and deterioration that might accompany or be brought about by large numbers of
massage establishments. The spirit and intent of Chapter 20.87 seeks to prevent the
establishment of uses that may act as fronts for illegal activity by dispersing the location of
massage establishments, preventing their concentration within certain noncommercial
areas of the city, and by establishing specific Zoning Districts in which the use is
permitted. Monitoring of the facility by the Planning Department, Police Department and
Code Enforcement Officer shall ensure compliance with the provisions of the Municipal
Code requirements and the intent of this Chapter.
The waiver of the location requirement will accommodate the facility that is located within
500 feet of a second facility located at 369 San Miguel Drive, Suite 125 (250 feet distant).
That facility is an independent massage facility that provides only massage services.
There is a second facility, Spa Gregories, located at 200 Newport Center Drive (480 feet
distant) which provides massage as an amenity in conjunction with a hair, skin and
beauty treatment facility.
January 4, 2006
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II
The subject facility will provide massage as an amenity to the primary personal service
use (acupressure, acupuncture and mediation instruction). Staff is of the opinion that the
limited hours of the facility, and provision of massage as an amenity and not a primary
use, will prevent any detrimental affect on the surrounding commercial and residential
uses.
Letter of Opposition
Attached is a copy of a letter that a neighboring tenant has sent to the landlord of the
property is provided for information only. The neighbor demands protection from
competition by the subject facility that they imply will compete directly with their existing
wellness facility located in suite 110 of the subject building. It should be noted that the
neighboring facility is a health and beauty facility (they characterize it as a spa) as well as
a wellness center. The neighboring facility had previously argued that they should be
classified as a medical use and not an independent massage establishment since their
facility and patrons were under direct care and oversight by an on site physician. The
Planning Department and the Police Department agreed and classified the facility in suite
110 as a medical office use and therefore not subject to use permit requirements of
Chapter 20.87 of the Newport Beach Municipal Code related to independent massage
establishments.
The Zoning Code does not establish specific location requirements or intended to protect
wellness centers or any other use classification from competitors locating within the same
building or even next. door. The waiver of location requirement requested in this
application is not related to the existence of a neighboring wellness center.
Title 5 Compliance
In addition to the Title 20 requirements mentioned above, Title 5 of the Municipal Code
(Business Licenses and Regulations) also includes provisions for the review and approval
of operator permits, massage technician permits, and requirements of operation for
massage establishments. The applicable permits and necessary business license as
required by the Municipal Code must be secured before the operation of the massage
establishment.
Parking Requirement
Since the subject use is a personal service use, the parking demand for the use is no
greater than for a general office or a retail use that is permitted by right without approval
of a use permit. The proposed use is not an intensification of the permitted retail personal
service use.
January 4, 2006
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EXHIBIT 2
Chapter 20.87 of the NBMC
1 �`
Sections:
20.87.005
20.87.010
20.87.020
20.87.025
20.87.030
20.87.005 Int
CHAPTER 20.87
MASSAGE ESTABLISHMENTS
Intent And Purpose
Definitions
Massage Establishments As An Accessory Use
Massage Establishments As An Independent Use
Amortization
ent And Purpose
Page 20.87 -1
Massage Establishments
It is the purpose of this chapter to establish reasonable and uniform regulations which will serve to
protect the health, safety, peace, morals, comfort or general welfare of the community by dispersing
the location of massage establishments, as defined herein, thereby preventing their continued
concentration within certain noncommercial areas of the City of Newport Beach and by establishing
specific zoning districts in which such establishments shall be permitted.
It is the intent of this chapter that the regulations be utilized to promote operation of legitimate
massage services, and to prevent problems of blight and deterioration which accompany and are
brought about by large numbers of massage establishments that may act as fronts for prostitution and
other illegal activity.
20.87.010 Definitions
As used in this chapter, the following terms shall have the meanings indicated:
A. Massage Establishment. "Massage Establishment" shall mean any business
conducted within the City of Newport Beach where any person, for money or any
other consideration, administers to another person a massage as defined in Section
5.50.010 of the Municipal Code.
B. Establishment. "Establishment" shall include the opening of such a business as a
new business, the relocation of such business, or the conversion of an existing
business location to any massage establishment' use, the expansion of any existing
business, the alteration or enlargement of any existing business, or any of the uses
within such a business, or any addition to existing uses within an existing business.
1124/179
I$
Page 20.87 -2
Massage Establishments
20.87.020 Massage Establishments As An Accessory Use
A massage establishment which is operated as an accessory use in conjunction with an approved
health club, athletic club, gym, or hotel which is or will be operated pursuant to an approved use
permit; or in conjunction with a medical office or chiropractic office which is regulated by State law,
shall be permitted in any district where the primary use is permitted. For the purpose of this section,
an accessory use shall mean a use which is not more than 25 percent of the floor area of the related
health or athletic activities of the primary use.
20.87.025 Massage Establishments As An Independent Use
A massage establishment which operates as an independent use, shall be permitted in the M- 1-A
District, RMC, RSC, and APF Districts, commercial areas of PC Districts and commercial areas of
the SP -4 (Newport Shores Specific Plan), SP -5 (Mariner's Mile Specific Plan), and SP -9 (Old
Newport Boulevard Specific Plan) Districts, subject to the securing of a use permit approved by the
Planning Director in each case, and provided further that such establishment conforms to the
following:
A. Location Requirements. Notwithstanding any other provision of the Municipal Code,
no use permit shall be approved by the City of Newport Beach for any massage
establishment if the proposed site is located:
Within 500 feet of any public or private school, park or playground, civic
center, cultural site or church site; or
2. Within 500 feet of any other massage establishment site.
B. Waiver of Location Restrictions. Any property owner or his authorized agent may
apply for a waiver of the location restrictions contained in this section. The Planning
Director, after a public hearing, may waive any location restriction, if all the
following findings are made:
The proposed use will not be contrary to the public interest or injurious to
nearby properties, and that the spirit and intent of this section will be
observed; and
2. The proposed use will not enlarge or encourage the development of an urban
blight area; and
The establishment of an additional regulated use in the area will not be
contrary to any program of neighborhood conservation nor will it interfere
with any program of urban renewal; and
11/24/99
Page 20.87 -3
Massage Establishments
4. The use at the proposed location will not adversely affect the use of a place
used exclusively for religious worship, school, park or playground; and
5. All applicable regulations of this Municipal Code will be observed.
20.87.030 Amortization
Any massage establishment as defined in this chapter which was lawfully in existence as of the
effective date of this chapter (March 25, 1992) which does not comply in whole or in part with the
provisions of this chapter, shall be terminated or otherwise be brought into full compliance within 1
year of the effective date of this chapter (March 25, 1992). For those establishments which cannot be
brought into compliance with these provisions because they are not in an approved district, the use
may be extended for only one additional period of time, to be established by the Planning Director,
upon a showing by the applicant that such extension is reasonably necessary to permit the owner of
the massage establishment to amortize or otherwise recover any along term investment in the
massage establishment.
Any request for an extension of the 1 year amortization period must be made in writing by the owner
of the massage establishment to the Planning Director not later than 60 days prior to the end of the 1
year period provided for in this section.
The Planning Director may grant an extension of up to 1 additional year if the business is otherwise
in compliance with all other applicable provisions of law, and upon a showing by the applicant:
A. That the business involves a substantial financial investment in real property,
improvements or stock in trade, or
B. The business is subject to a written long term lease entered into prior to January. 14,
1991 with a termination date extending beyond 1 year from the effective date of this
chapter, or
C. Other factors establishing the nature of the business is such that the business cannot
be easily relocated.
11/24/99
�5
EXHIBIT 3
Letter to Property Manager
1(-P
rr-
ALAN W. CURTIS
Attorney at Law
December 21, 2005
Joan Edwards Randolph
Eastland Properties LLC
A Delaware Limited Liability Company
Corporate Offices
359 San Miguel Drive, Suite 206
Newport Beach, CA 92660
Re; Interference with quiet enjoyment Suite 110, 200, 206, 359 San Miguel Drive, Newport Beach
Dear Joan Edwards Randolph,
This office represents the Tenants at 110, 200 and 206, 359 San Miguel Drive, Newport
Beach, CA 92660. These tenants have long term leases with you as landlord. The business
conducted on the premises is that of an anti-aging medical spa that includes income from
massage and other treatments commonly associated with an anti-aging medical spa. We have
learned that you intend to Iease a first floor unit practically adjacent to our facility that. will be
directly competing with our business.
In our opinion, this constitutes an infringement of our right to quiet enjoyment, as
specified by clause 32 in the master lease of July 25, 2000. This business is now in its sixth year,
enjoys healthy revenues and has developed and cultivated an ever - growing customer base. In
addition, it has actively advertised its business and location through print ads and the
sponsorship of several public events, at considerable cost. The tenants have invested a
substantial amount of their vital resources in an effort into making its location at 359 San Miguel
Drive not only a success, but its headquarters and a model for its further expansion to other
locations, both locally and internationally. Significant and costly improvements, special event
promotion, and prominent advertisement campaigns have been made to further this location.
As such, any devaluation of the worth of this business and its location would result not
only in a direct loss of revenues from direct competition with another immediate provider of
services, but an additional loss to its ability to project those revenues to future locations being
now actively considered. Those revenue projections play a crucial role in whether a potential
investor, lender, or contractor will be willing to invest or participate in helping to build the
company's future. Currently, the tenants have yearly financial reports documenting their
building success and increase in revenues from year to year, a trend which can be expected to
increase on a percentage curve. However, faced with the impending competition from a spa
rival providing services at a directly adjacent location, the uncertainty of retaining this rate of
growth, and perhaps the viability of the entire business becomes in question.
Another factor adding to the damage to quiet enjoyment involves the likelihood of
confusion of the identities of the competing tenants. Word of mouth referral is a vital factor in
Telephone: 949 - 718 -6300 ♦ Facsimile: 949 - 718 -6301 ♦ E -mail: alan@netunes.com 11
Another factor adding to the damage to quiet eroyment involves the likelihood of
confusion of the identities of the competing tenants. Word of mouth referral is a vital factor in
the success or failure of the very competitive spa business, and it has been demonstrated that
negative word of mouth is many times more damaging than positive word of mouth can be
positive. A company enduring the spreading of negative word of mouth experiences often has
no choice but to counter this perception with an expensive ad or promotional campaign to boost
its image. While the tenants are not aware of the character or quality of the potential rival
tenants, it has no control over the quality of their services offered and may suffer if their
customers confuse their services with ours. This confusion once established in the public mind
is not easily dispelled or overcome, oftentimes resulting in the need to move to new locations.
Yet another factor damaging to quiet enjoyment is the fact that the company employs
certain professionals to provide services to their customers. A potential rival tenant not only
will be competing for customers, but will also be constantly seeking new and more talented
employees, and no doubt may be interested in hiring away current and potential employees of
the spa. This creates tension and confusion not only for management but for the staff in dealing
with these delicate employment issues.
In your public Notice you state a waiver of location requirements that limits the distance
between such independent massage establishments to a minimum of 500 feet My client does
not agree to such a waiver and in fact demands that you do not waive the protection of the laws
that would allow you to place this new facility within 15 feet of and in practically the same
building facing our leasehold.
Also please be advised that we are currently evaluating the renewal of the existing lease
on the second floor for Suites 200 and 206, and the acquisition of the third floor directly above
Suite 200 and 206 and Suite 125. A decision will be made in mid to late January 2006 concerning
the additional leases. I am enclosing a brochure from our Wellness Division and two pages
showing the type of testing and treatments we are currently performing and a 5 Y2 X 8 V2
brochure of the various treatments and packages we are selling.
Based upon the foregoing and your notice of intend to lease Suite 125 to a massage
facility in conjunction with an acupressure /acupuncture and wellness center that would be in
direct competition with my client, this cannot be allowed Demand is hereby made that you
cease and desist any such conduct immediately. My client intends to file a copy of this letter
with the City of Newport Beach Planning Directors office and object to the issuar'ce
Permit UP2005453. 7-
Your immediate attention to this matter is appreciated.
q
n W. Curtis /
Attorney for Tenants urte 110, 200,206
359 San Miguel Drive
Newport Beach, CA 92660
Telephone: 949- 718 -6300 ♦ Facsimile: 949 -718 -6301 ♦ e -mail: alaz@neumes.com 2 1
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