HomeMy WebLinkAboutModern Nails (PA2002-058)CITY OF NEWPORT BEACH -Hearing Date: June 20, 2002
PLANNING DEPARTMENT Atda Item: 1
3300 NEWPORT BOULEVARD Staff Person: Bill Cunningham
�4saaa`r NEWPORT BEACH, CA 92658
(949) 644 -3200
(949) 644 -3200; FAX (949) 644 -3229 Appeal Period: 14 days after final action
REPORT TO THE PLANNING COMMISSION
PROJECT: Modern Nails (PA2002 -058)
3617 East Coast Highway
SUMMARY: Request for a parking waiver to establish a nail salon in an existing retail
center in Corona del Mar. The application requests a waiver of five of the
required eight parking spaces.
RECOMMENDED
ACTION: Deny Use Permit No. 2002 -008 (PA2002 -058) by making the findings
contained within Exhibit No. 1.
APPLICANT: Ms. Yen Kim Luong
10659 El Soneto Avenue
Fountain Valley, CA 92708
PROPERTY
OWNER: Mr. Said Shokrian
P.O. Box 16562
Beverly Hills, CA 90209 -0875
LOCATION: Northeast corer of East Coast Highway and Orchid Avenue in Corona del
Mar.
LEGAL
DESCRIPTION: Lots 1 and 2, Tract No. 232.
GENERAL PLAN: Retail & Service Commercial
ZONING
DISTRICT: Retail & Service Commercial (RSC) District
Subi ect
0 Au �0 Feet V'V'INITYWA "' a
Use Permit No. 2002 -008 (PA2002 -058)
3617 East Coast Highway
Current
Development:
Retail Commercial Center.
To the north:
Retail commercial and vacant service station across East Coast Highway,
To the east:
Retail commercial.
To the south:
Single ly residential across a public alley.
To the west:
Retail commercial across Orchid Avenue.
Modem Nails (PA2002 -058)
June 20, 2002
Page 2 of 5
3. A parking management plan for the site has been approved by the Planning
Commission pursuant to Section 20.66.100(B); or
4. The Planning Commission makes the following findings:
a. The parking demand will be less than the requirement in Section
20.66.030.
b. The probable long -term occupancy of the building or structure, based on
its design, will not generate additional parking demand.
In evaluating the request, staff considered the operational characteristics of the proposed use,
potential parking demand, other uses within the shopping center, impacts on surrounding uses
including the residential uses located to the south, and availability of other parking within the
vicinity of the proposed use.
Staff notes that there is no municipal parking within the vicinity of the retail center. Therefore,
parking will need to be met for all uses within the center by the spaces within the parking lot and
on -street parking. East Coast Highway and Orchid Avenue both have on- street parking.
However, the street parking is restricted to one hour on Coast Highway and the commercial
frontages of Orchid Avenue. Applicant states that there will be five employees -- three full -time
and two part-time; although staff notes that the eight proposed stations within the salon could
potentially accommodate up to eight employees. The employees of the nail salon will be required
to park either in the shopping center lot or on Orchid Avenue in the residential area to the south,
where there are no time limits on parking.
A nail salon is not a type of business that draws its clientele from the surrounding neighborhood.
Most of the customers who will use the service are more likely to drive to the business, as
opposed to walk -in clientele. Therefore, the proposed nail salon can be expected to generate
customer parking, which, given the eight stations, employees and waiting customers, could reach .
upwards of twelve to fourteen parked cars during peak operating hours. In addition, staff notes
that with the eight stations, there is the potential to increase the number of employees, which
could result in peak parking demand of sixteen to eighteen spaces. As noted above, the retail
center is already under - parked, and the nail salon is expected to generate parking demand that is
over three times the normal retail parking rate.
Other businesses within the shopping center consist of a flower stand, travel agency, luggage
shop /cleaners and specialty food/take out. The specialty food/take out business, which is
authorized through a Specialty Food Permit, has on -site dining available consisting of twelve
chairs. The other businesses all have operating hours as the same time as the proposed nail salon.
During recent field observations, particularly during the noon hour, staff noted that parking
spaces were available within the parking lot. However, staff notes that the space to be occupied
by the nail salon is currently vacant. It is likely, therefore, that the eight- station nail salon will
likely result in a deficiency of parking on the site.
Modern Nails- (PA2002 -058)
June 20, 2002
Page 4 of 5
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 (Leasing of Existing
Facilities).
Correspondence
Staff received one letter from an area resident in opposition to the proposal. The letter is attached as
Exhibit No. 2.
Conclusion
In conclusion, staff notes that the conditions as outlined by Zoning Code Section 20.66.100 do
not exist in that there is no municipal parking lot in close proximity to the site and the shopping
center includes other uses which have similar parking demands as the proposed use. The
proposed use has a parking standard that is over three times that of a typical retail or service
business use, and the existing shopping center is already under - parked. The proposed use,
therefore, is likely to generate parked cars not only on Coast Highway and the commercial
frontages of Orchid Avenue, but also on the residential portions of Orchid Avenue. Therefore,
staff believes that the mandatory findings for a waiver to the required off - street parking standard
cannot be made in this case.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Exhibits
1. Findings for denial
2. Correspondence
3. Project plans
Prepared by:
WILLIAM CUNNINGHAM
Contract Planner
Modern Nails (PA2002 -058)
June 20, 2002
Page 5 of 5
Introduction & Background
The applicant, Ms. Yen Kim Luong, is seeking approval of a Use Permit for a parking waiver to
establish a nail salon in an existing retail center located in Corona del Mar. The application
requests the waiver of five of the required eight parking spaces. The nail salon will be located in
a 630 square -foot suite and will consist of six nail stations, two pedicure stations and
reception/waiting area. The hours of operation are proposed to be from 10:00 am to 6:00 pm
Monday through Saturday.
Site Overview
The property is located on the northeasterly corner of East Coast Highway and Orchid Avenue
within an existing retail center. The applicant proposes to occupy a 630 square -foot suite that is
currently vacant. The entire center consists of 4,894 square feet, and is currently occupied by a
photo shop, travel agency, shoe repair /cleaners, specialty food/take out (Z- Pizza), and a flower
stand. The parking lot consists of a total of sixteen spaces, of which two are designated
handicapped, and one loading space.
Analysis
The proposed project is a nail salon, which has a higher parking requirement than retail uses.
General retail requires one parking space for every 250 square feet of gross floor area, and a nail
salon requires one space for every 80 square feet of gross floor area. The retail center within
which the nail salon is proposed is currently under - parked. The 4,894 square foot center requires
20 spaces based on all general retail uses, and 16 spaces exist. The 630 square -foot nail salon
requires eight spaces, which is five spaces more than if the space were to be used for general
retail uses. Therefore, the application requires a waiver of five parking spaces. In accordance
with Zoning Code Section 20.66.100, a waiver of the required off - street parking may be
permitted subject to approval of a use permit by the Planning Commission.
General Plan
The City's General Plan designates the site as Retail and Service Commercial. A nail salon is a
permitted use within the Retail & Service Commercial land use designation.
Parking
In order to approve a parking waiver, the Zoning Code requires the Planning Commission to
approve a use permit if one or more of the following conditions are met:
1. A municipal parking facility is so located as to be useful in connection with the
proposed use or uses on the sites;
2. The site is subject to two or more uses and the maximum parking requirements for
such uses do not occur simultaneously,
Modern Nails (PA2002 -058)
June 20, 2002
Page 3 of 5
FROM THE DESK OF SPENCER CRUMP
328 POINSETTIA AVENUE
CORONA DEL MAR, CA 92625 DECEIVED BY
(949) 760.9088 PLANNING DEPARTMENT
CITY OF NFWP,,RT EE. ,.,H
June 8, 2002
Planning Committee
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658 -8915
JUN 12 2002
AM PM
718191IO111i12i11213141GIG
RE: PA2002 -058
Request of a parking waiver
For a nail salon at 3617 E. Coast Highway
Since I shall be out of time on the date of the above
hearing, I am writing to protest the waiver of five of the
required eight parking spaces for this facility.
The parking spaces on Poinsettia Avenue and adjoining
residential streets are so filled with 'the cars of
employees and patrons of existing businesses, including
several existing nail salons, that it is virtually
impossible for residents to park any where our homes.
Granting a waiver of even one parking space would make
it difficult and inconvenient for residents. There already
several nail salons on this section of the highway,
eliminating the need for more such businesses.
Please keep in mind that it the home owners who vote
and pay taxes.
Spencer Crump
(A 31 -year Resident)
I
3'
J
aj
r
Y
Kam—)
11
o_
ci
- ct
I 0
liall
Ol
D
W
c
- Q +o Lol�
:l
S
N U
x F
Rw
o
o W
c°arF'
a
C+r`D,C
d ^1
yam.
U
1
5
o,
U
a --
10
I
J;L
`1t
13