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Home My WebLink About4.0 - Olea Conditional Use Permit - PA2016-142 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT November 17, 2016 Meeting Agenda Item No. 4 SUBJECT: Olea Conditional Use Permit (PA2016-142) 2001 Westcliff Drive, Suite 100 • Conditional Use Permit No. UP2016-038 • Operator License No. OL2016-008 APPLICANT: RJB3 Restaurant Group OWNER: Hankey Investment Company LP PLANNER: Chelsea Crager, Assistant Planner (949) 644-3227, ccrager@newportbeachca.gov PROJECT SUMMARY A conditional use permit and operator license to establish a restaurant, Olea, with late hours, a Type 47 (On Sale General — Eating Place) Alcoholic Beverage Control (ABC) license, and a 489-square-foot outdoor dining patio. Proposed hours of operation are 10:00 a.m. to 12:00 a.m., daily. There will be no live entertainment or dancing. Pursuant to NBMC 5.25, the operation as described requires the owner/operator to obtain an operator license with the approval of a conditional use permit. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2016-038 (Attachment No. PC 1). 1 V� QP �P Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 2 VICINITY MAP J N � r 9 p f I T e. d. GENERAL PLAN L■ ZONING qti/ yWyy�{.4. O ° a �,I LOCATION GENERAL PLAN I ZONING CURRENT USE ON-SITE CG General Commercial CG Commercial General Commercial Center NORTH CN (Neighborhood Commercial CN Commercial Nei hborhood Commercial Center SOUTH RM Multiple-Unit Residential PC4 Oakwood Apartments Apartment Complex EAST CG General Commercial CG Commercial General Commercial Center WEST City of Costa Mesa City of Costa Mesa Commercial Center 3 Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 3 INTRODUCTION Project Setting The proposed restaurant is located in a commercial center at the southeast corner of Irvine Avenue and Westcliff Drive. The parcel is 3.36 acres and is under construction to develop multiple commercial buildings, surface parking, and a parking structure. To the north, east, and west are commercial uses and to the south are multiple-unit residential uses. Project Description The applicant is requesting a conditional use permit to allow a restaurant, Olea, with late hours, a Type 47 (On Sale General — Eating Place) Alcoholic Beverage Control (ABC) license, and a 489-square-foot outdoor dining patio. The layout of the restaurant includes a large dining area with 99 seats, a central bar with 21 seats, and 30 seats on the outdoor dining patio. Proposed hours of operation are 10:00 a.m. to 12:00 a.m., daily. There will be no live entertainment or dancing. Pursuant to NBMC 5.25, the operation as described requires the owner/operator to obtain an operator license with the approval of a conditional use permit. The project is located on the first floor of a three-story, 32,466-square-foot commercial building. The center will contain a mix of commercial uses including offices and retail, with the Olea expected to be the only restaurant use. Background On June 19, 2014, the Planning Commission approved Site Development Review No. SD2013-003, Traffic Study No. TS2014-001, and Lot Merger No. LM2013-005 at the subject property. This approval permitted the construction of two buildings and a three- level parking structure, as well as an addition to an existing building for a total of 73,722 square feet. The project also included the demolition of 25,339 square feet of building area. The project center is currently under constuction with the current phase, including the subject building, expected to be completed in February 2017. DISCUSSION Analysis Consistency with the General Plan and Zoning Code The subject property is designated as General Commercial (CG) within the Land Use Element of the General Plan and is located in the Commercial General (CG) Zoning District. The CG designation is intended to provide a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Eating and drinking 4 Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 4 establishments with late hours (after 11:00 p.m.) are permitted subject to approval of a use permit. Off-Street Parking The development of the commercial center was approved with 382 parking spaces (372 parking spaces required, 10 surplus parking spaces), and was intended to include a restaurant use. However, the development was constructed with 406 parking spaces and has a surplus of 34 parking spaces based on the original site development review approval. The parking was designed to accommodate up to 52 parking spaces for restaurant uses, or 2,080 square feet of net public area at a rate of 1 parking space per 40 square feet of net public area. The proposed eating and drinking establishment is designed with 1,783 square feet of interior net public area and a 489-square-foot outdoor patio. Per Table 3-10 of Section 20.40.040 (Off-Street Parking Spaces Required) of the Newport Beach Municipal Code, restaurants require parking spaces at a rate of 1 space per 30-50 square feet of net public area, including outdoor dining areas exceeding 25 percent of the interior net public area. In this case, 25 percent of the interior net public area is 446 square feet, which leaves 43 square feet of outdoor patio area exceeding the 25 percent threshold, and therefore added to the area used to calculate parking. The resulting parking requirement is based on 1,826 square feet of area, and comes out to a total requirement of 46 spaces (1,826 square feet/40 square feet = 46 spaces). This is consistent with the Site Development Review approved in 2013 that estimated 52 spaces for restaurants. Police Department Review The Newport Beach Police Department provided staff a memorandum regarding the applicant's request (Attachment No. PC 4). The proposed project is located in Police Report District 28 (RD 28), which is not oversaturated with alcohol licenses and has a crime rate 158 percent over the Citywide average; however, only 14 percent of arrests were alcohol related. Should the Planning Commission approve the applicant's request, the Police Department has recommended several conditions of approval to regulate and control potential nuisances that the establishment may create. The Police Department has also indicated that they would issue an operator license based on the decision of the Planning Commission. Late Hours Pursuant to Section 20.48.090 (Eating and Drinking Establishments) of the Zoning Code, the Planning Commission must consider the following potential impacts upon adjacent or nearby uses when reviewing an application to allow late-hour operations: Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 5 1. Noise from music, dancing, and voices associated with allowed indoor or outdoor uses and activities; 2. High levels of lighting and illumination; 3. Increased pedestrian and vehicular traffic activity during late and early morning hours; 4. Increased trash and recycling collection activities, 5. Occupancy loads of the use; and 6. Any other factors that may affect adjacent or nearby uses. The applicant is not proposing live entertainment or dancing. Significant noise and lighting impacts from the proposed outdoor dining area are not anticipated given that the parking structure buffers the patio area from the nearby residential uses. As part of the site development review approved in 2014, the project was developed with trash enclosures (three walls, a roof, and self-latching gate) located a convenient distance from the commercial uses. Also included as a condition of approval was a requirement that trash dumpsters be maintained to control odors; therefore, impacts from trash and recycling collection activities are not expected to be significant. Late hours may lead to increased pedestrians and vehicular traffic to the area during the late night and early morning hours; however, should the Planning Commission approve all or any part of the Conditional Use Permit, the applicant will be required to obtain an operator license from the Police Department. The Operator License will provide for enhanced control of noise, loitering, litter, disorderly conduct, parking/circulation, and other potential disturbances resulting from the establishment and will provide the Police Department with a means to modify, suspend, or revoke the operator's ability to maintain late-hour operations. Alcoholic Beverage Sales When reviewing an application to allow an eating or drinking establishment to sell, serve, or give away alcohol, Section 20.48.090 (Eating and Drinking Establishments) of the Zoning Code requires the Planning Commission to evaluate the potential impacts upon adjacent uses (within 100 feet as measured between the nearest lot lines) and to consider the proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. The adjacent uses are general commercial and multiple- unit residential. The draft resolution includes conditions of approval to minimize negative impacts that the proposed eating and drinking establishment may have to surrounding 0 Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 6 residential uses and to help ensure that the use remains compatible with the surrounding community. In order to approve a use permit for alcohol sales, the Planning Commission must also find that the use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales). In doing so, the following must be considered: a. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. b. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. c. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. d. The proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. e. Whether or not the proposed amendment will resolve any current objectionable conditions. The establishment is proposed to be located within Reporting District 28. For a map of Reporting Districts, see Attachment No. PC 5. A memorandum, which includes alcohol related statistics from 2015, is provided in Attachment No. PC 4. The Police Department does not oppose the operation as proposed by the applicant, with the exception that the outdoor dining area close by 10:00 p.m. daily. A discussion of the factors is provided below: a. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. Reporting Part One Crimes Part Two Crimes Part One Crimes District (serious (all other Rate (per 1,000 offenses) offenses) people) RD 28 163 258 5,138.71 RD 29 72 74 1,638.23 RD 26 90 144 4,322.77 RD 25 97 146 3,453.19 Newport Beach 2,339 3,841 2,739.65 Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 7 The Part One Crimes Rate in Reporting District 28 is higher than the Part One Crimes Rate for the City and adjacent districts. The crime rate in this district is 158 percent above the Citywide reporting district average. However, the proposed project is not located in an area that has a high concentration of alcohol licenses, and staff feels that it is appropriate to allow the establishment to operate with alcohol and late hours. The Police Department does not object to this project as conditioned and the business would be required to obtain an Operator License. b. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. Reporting District Alcohol-Related Total Arrests Calls for Service Arrests RD 28 31 218 5,067 RD 29 10 49 2,392 RD 26 41 124 3,682 RD 25 48 127 3,961 Newport Beach 1,143 3,523 102,056 RD 28 has a higher number of total arrests and calls for service compared to all adjacent reporting districts, However, the number of alcohol-related arrests is lower than two of the adjacent reporting district, and represent only 14 percent of total arrests. c. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. The project site is located in a commercial zoning district and is adjacent to a residential zoning district, The Coronado Apartments, located to the southwest. It is otherwise surrounded by commercial zoning districts. The restaurant is separated from the residential zoning district by a parking structure. The proposed use is surrounded by other commercial uses. There are no day care centers, hospitals, park and recreation facilities, places of worship, or similar uses in the immediate vicinity. d. The proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. 8 Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 8 Reporting District Active ABC License Per Capita RD 28 6 529 RD 29 0 0 RD 26 16 130 RD 25 36 78 Newport Beach 438 194 The per capita ratio of one license for every 529 residents is lower than all adjacent reporting districts (with the exception of RD 29 with 0 active licenses) and the average Citywide ratio. There is no oversaturation of alcohol licenses in this reporting district. e. Whether or not the proposed amendment will resolve any current objectionable conditions. There are no current objectionable conditions caused by the sale of alcohol. The proposed business is a new restaurant, and the one call for service to the address in 2015, was not for crimes due to the business practice of the applicant or over service of alcohol. Conditional Use Permit Findings In accordance with Section 20.48.030 (Alcohol Sales), the Planning Commission must make the following finding for approval of a new alcoholic beverage license: 1. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code. The draft resolution includes conditions of approval to help prevent alcohol-related problems and minimize the potential effects of noise on neighboring residents to preserve the health and safety of residents and other businesses in the neighborhood. An operator license is also required, which gives the Police Department a greater level of control of the business operations. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must also make the following findings for approval of a conditional use permit: 1. The use is consistent with the General Plan and any applicable Specific Plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and Municipal Code; 9 Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 9 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. 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; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or 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. Staff believes that sufficient facts exist in support of each finding. The restaurant with late hours is consistent with the General Commercial (CG) General Plan Land Use Designation and Commercial General (CG) Zoning District in that it will provide a late night dining option in the area, and is consistent with Section 5.25 of the Newport Beach Municipal Code in that an operator license is required. The restaurant is compatible with the surrounding uses permitted in the GC Zoning District and is separated from nearby residential uses by a parking structure. The project site was approved by the Planning Commission in 2014 under Site Development Review No. SD2013-003, at which time the site design was reviewed and determined to be appropriate for this location and neighborhood. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application request (Attachment No. PC 2). Environmental Review The project qualifies for a Class 1 (Existing Facilities) categorical exemption, per Section 15301 of the California Environmental Quality Act (CEQA) Guidelines. This exemption allows for the operation, repair, maintenance, and minor alteration of existing buildings. The proposed restaurant is located within building that is under construction and was approved under a separate entitlement. Only minor interior alterations are required to accommodate the new use. 10 Olea Conditional Use Permit Planning Commission, November 17, 2016 Page 10 If denied, projects which a public agency rejects or disapproves are not subject to the California Environmental Quality Act (CEQA) review, pursuant to Section 15270 of the CEQA guidelines. Public Notice Notice of this hearing 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 meeting, 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. Prepared by: Submitted by: �Zut-L Chelsea Crager, As� tant Planner Br n a Wisnes i, ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Project Description PC 4 Police Department Memorandum PC 5 Reporting District Map PC 6 Project Plans 05/26/16 11 V� QP �P 2� Attachment No. PC 1 Draft Resolution with Findings and Conditions 13 V� QP �P 2� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. UP2016-038 FOR THE ESTABLISHMENT OF A RESTAURANT WITH LATE HOURS AND A TYPE 47 ALCOHOLIC BEVERAGE LICENSE, LOCATED AT 2001 WESTCLIFF DRIVE (PA2016-142) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by RJB3 Restaurant Group, LLC, with respect to property located at 2001 Westcliff Drive, and legally described as Parcel 1 of Lot Merger No. LM 2013-005, requesting approval of a conditional use permit. 2. The applicant proposes a conditional use permit to establish a restaurant, Olea, with late hours, a Type 47 (On Sale General — Eating Place) Alcoholic Beverage Control (ABC) license, and a 489-square-foot outdoor dining patio. Proposed hours of operation are 10:00 a.m. to 12:00 a.m. daily. There will be no live entertainment or dancing. Pursuant to Newport Beach Municipal Code (NBMC) Chapter 5.25, the operation as described requires the owner/operator to obtain an operator license with the approval of a conditional use permit because of the service of service of alcohol in combination with late hours (after 11:00 p.m.). 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on November 17, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA)) under Class 1 (Existing Facilities) of the Guidelines for CEQA. 2. The Class 1 exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves interior 15 Planning Commission Resolution No. #### Page 2 of 11 improvements to establish a food service eating and drinking establishment in a tenant space approved under a separate entitlement. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits — Findings and Decision) and Section 20.48.030 (Alcohol Sales), the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the purpose and intent of Section 20.48.030(C)(3) (Alcohol Sales). Facts in Support of Finding: 1. The following criteria has been considered: a. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. i. The Part One Crimes Rate in Reporting District 28 is higher than the Part One Crimes Rate for the City and adjacent districts. The crime rate in this district is 158 percent above the Citywide reporting district average. However, the proposed project is not located in an area that has a high concentration of alcohol licenses, and staff feels that it is appropriate to allow the establishment to operate with alcohol and late hours. The Police Department does not object to this project as conditioned and the business would be required to obtain an Operator License. b. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. i. RD 28 has a higher number of total arrests and calls for service compared to all adjacent reporting districts, However, the number of alcohol-related arrests is lower than two of the adjacent reporting district, and represent only 14 percent of total arrests. c. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. i. The project site is located in a commercial zoning district and is adjacent to a residential zoning district, The Coronado Apartments, located to the southwest. It is otherwise surrounded by commercial zoning districts. The restaurant is separated from the residential zoning district by a parking structure. The proposed use is surrounded by other commercial 10 Planning Commission Resolution No. #### Page 3 of 11 uses. There are no day care centers, hospitals, park and recreation facilities, places of worship, or similar uses in the immediate vicinity. d. The proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. i. The per capita ratio of one license for every 529 residents is lower than all adjacent reporting districts (with the exception of RD 29 with 0 active licenses) and the average Citywide ratio. There is no oversaturation of alcohol licenses in this reporting district. e. Whether or not the proposed amendment will resolve any current objectionable conditions. i. There are no current objectionable conditions caused by the sale of alcohol. The proposed business is a new restaurant, and the one call for service to the address in 2015 was not for crimes due to the business practice of the applicant or over service of alcohol. Finding: B. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan land use designation for the subject property is General Commercial (CG), which is intended to provide a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The proposed eating and drinking establishment is consistent with this designation. 2. The proposal does not include a request to increase floor area beyond what was approved under a previous entitlement, Site Development Review No. SD2013-003. 3. The subject property is not a part of a specific plan area. Finding: C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The site is located in the Commercial General (CG) Zoning District, which is intended to provide a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Food service eating and drinking establishments with alcohol and late hours are permitted in this zone with approval of a conditional use permit. 17 Planning Commission Resolution No. #### Page 4 of 11 2. The subject property was developed with surplus parking beyond what was required with the original entitlement and provides sufficient parking for the restaurant and outdoor patio. 3. The operator will be required to obtain an operator license consistent with NBMC Section 5.25. Finding: D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The operational conditions of approval recommended by the Newport Beach Police Department relative to the sale of alcoholic beverages, including an operator license, will help ensure compatibility with the surrounding uses and minimize alcohol related impacts. The project has been conditioned to ensure the welfare of the surrounding community and that the food service eating and drinking establishment does not become a bar or tavern. The establishment is required to comply with the requirements of the Alcoholic Beverage Control Department to ensure the safety and welfare of customers and employees of the establishment. The project has been conditioned so that no dancing or live entertainment will be permitted on the premises. 2. The conditions of approval reflected in Exhibit "A" of this resolution ensure that potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. Although the subject property is adjacent to multiple-unit residential properties, the tenant space and outdoor patio is separated from the residential uses by a parking structure. The applicant is also required to control trash and litter around the subject property. Finding: E. 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 tenant space is located within a new commercial building approved by site development review in 2014. The design, size, location, and location were approved by Site Development Review No. SD2013-003. 2. Adequate public and emergency vehicle access, public services, and utilities are provided to the subject property. 12 Planning Commission Resolution No. #### Page 5 of 11 Finding: F. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The food service eating and drinking establishment will provide a service to the neighborhood by providing dining services as a public convenience to the nearby multiple-unit residential uses as well as the visitors to the area, which is an intent of the Commercial General Zoning Designation. The service of alcohol will complement the principal use of the establishment and provide an economic opportunity for the property owner and business owner to maintain a successful business in a way that best serves the community. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2016-038, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 17`' DAY OF NOVEMBER, 2016. AYES: NOES: ABSTAIN: ABSENT: 19 Planning Commission Resolution No. #### Page 6 of 11 BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 20 Planning Commission Resolution No. #### Page 7 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Conditional Use Permit No. UP2016-038 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 20.54.060, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Conditional Use Permit. 5. The Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. The operator shall be required to obtain an operator license consistent with NBMC Section 5.25. 7. Any change in operational characteristics, expansion in area, or other modification to the approved plans may require an amendment to this Conditional Use Permit or the processing of a new Conditional Use Permit. 8. 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 the leasing agent. 9. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10. A copy of this approval letter shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 11. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The plans shall be identical to those approved by all City departments for 21 Planning Commission Resolution No. #### Page 8 of 11 building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Conditional Use Permit and shall highlight the approved elements such that they are easily discernible from other elements of the plans. 12. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the change from general commercial to restaurant use in accordance with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited for the reduction in general commercial square footage and the remaining balance shall be charged or credited to the applicant. 13. The hours of operation for the eating and drinking establishment shall be limited to the hours between 10:00 a.m. and 12:00 a.m. daily. The hours of operation for the outdoor dining patio area shall be limited to the hours between 10:00 a.m. and 10:00 p.m. daily. All customers shall vacate the establishment no later than 30 minutes following this closing time. 14. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 15. All proposed signs shall be in conformance with applicable provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 16. All lighting shall conform with the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. If outdoor lighting is proposed, the applicant shall submit a photometric survey as part of the plan check to verify illumination complies with the Zoning Code standards. 17. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time period unless the ambient noise level is higher: Between the hours of 7:OOAM Between the hours of and 10:OOPM 10:OOPM and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 45dBA 60dBA 45dBA 50dBA 100 feet of a commercial property Mixed Use Property 45dBA 60dBA 45dBA 50dBA 22 Planning Commission Resolution No. #### Page 9 of 11 Commercial Property I N/A 165dBA N/A 60dBA 18. That no outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the facility. 19. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or holidays. 20. 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). 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 the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 22. Deliveries, loading, unloading, opening/closing or other handling of boxes, crates, containers, building materials, trash receptacles, or similar objects within a nonresidential zoning district shall not be allowed 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. 23. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the trash container on pick-up days. 24. The operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours. 25. 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 agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Olea Conditional Use Permit including, but not limited to, Conditional Use Permit No. UP2016-038 (PA2016-142). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the 23 Planning Commission Resolution No. #### Page 10 of 11 parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Police Department 26. All owners, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's, and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 27. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge, or nightclub as defined by the Newport Beach Municipal Code. 28. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 29. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 30. Petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 31. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 32. Food service from the regular menu must be made available to patrons until 30 minutes prior to closing. 33. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 34. There shall be no exterior advertising or signs of any kind of type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 35. Strict adherence to maximum occupancy limit is required. 24 Planning Commission Resolution No. #### Page 11 of 11 36. The operator of the restaurant shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 37. "VIP" passes or other passes to enter the establishment, as well as door charges, cover charges, or any other form of admission charge, including minimum drink order of the sale of drinks is prohibited (excluding charges for prix fixe meals). 38. The outdoor dining patio shall be separated from the commercial corridor with a solid decorative barrier (subject to ADA compliance) at least 26 inches high placed around the perimeter of the consumption area. 39. The applicant shall post and maintain professional quality signs measuring 12 inches by 12 inches with lettering no smaller than 2 inches in height that read, "No alcoholic Beverages Beyond This Point' at all premise exits. 40. Management shall maintain an operational log of daily activities related to the sale and service of alcoholic beverages, as well as any additional security actions. Management shall make this log available to the Police Department upon request. Building Division 41. California Fire Code (CFC) 609.2, a type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. 42. Commercial cooking equipment that produces grease laden vapors shall be provided with a Type I hood, in accordance with California Mechanical Code, and an automatic fire extinguishing system that is listed and labeled for its intended. CFC Section 904.11 43. Fire extinguishers with a Class K rating shall be provided for hazards where there is a potential for fires involving combustible cooking media (vegetable or animal oils and fats). Maximum travel distance shall not exceed 30 feet from the hazard to the extinguishers. CFC Section 906.4 44. Gates at outdoor dining shall comply with Section 11 B-206.5 CBC. 45. Exterior Glu-lam beams must illustrate compliance with Section 2304.11.3 CBC. 46. Plans must illustrate all fire rated construction requirements for occupancy separation per Section 508 CBC. 47. Complete plumbing, mechanical, and electrical plans are required at plan check submittal. 48. Type I hood and grease interceptors are required. 2.5 V� QP �P Attachment No. PC 2 Draft Resolution for Denial 2� V� QP �P �g RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING CONDITIONAL USE PERMIT NO. UP2016-038 FOR THE ESTABLISHMENT OF A RESTAURANT WITH LATE HOURS AND A TYPE 47 ALCOHOLIC BEVERAGE LICENSE, LOCATED AT 2001 WESTCLIFF DRIVE (PA2016-142) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by RJB3 Restaurant Group, LLC, with respect to property located at 2001 Westcliff Drive, and legally described as Parcel 1 of Lot Merger No. LM 2013-005, requesting approval of a conditional use permit. 2. The applicant proposes a conditional use permit to establish a restaurant, Olea, with late hours, a Type 47 (On Sale General — Eating Place) Alcoholic Beverage Control (ABC) license, and a 489-square-foot outdoor dining patio. Proposed hours of operation are 10:00 a.m. to 12:00 a.m. daily. There will be no live entertainment or dancing. Pursuant to Newport Beach Municipal Code (NBMC) Chapter 5.25, the operation as described requires the owner/operator to obtain an operator license with the approval of a conditional use permit because of the service of service of alcohol in combination with late hours (after 11:00 p.m.). 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on November 17, 2016 in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the public hearing was given in accordance with the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.20.020 (Commercial Zoning Districts, Land Uses and Permit Requirements), food service eating and drinking establishments with late hours are allowed subject to the approval of a conditional use permit within the Commercial General (CG) Zoning District. 29 Planning Commission Resolution No. #### Page 2 of 3 The Planning Commission may approve a use permit only after making each of the five required findings set forth in NBMC Subsection 20.52.020(F) (Findings and Decision) and Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code. In this case, the Planning Commission was unable to make the required findings based upon the following: Findings for Conditional Use Permit: A. The use is consistent with the purpose and intent of Section 20.48.030(C)(3) (Alcohol Sales). B. The use is consistent with the General Plan and any applicable specific plan; C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and Municipal Code; D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; E. 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; and F. 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 Not in Support of Findings: 1. The Planning Commission determined, in this case, that the establishment of an eating and drinking establishment with late hours (after 11:00 p.m.) and the service of alcohol is not consistent with the purpose and intent of Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the Newport Beach Municipal Code. 2. The applicant's request may increase alcohol-related crimes and calls for service and negatively impact police-related response. 3. The late hours and service of alcohol at the establishment may impact surrounding residential uses. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2016-038 (PA2016-142). 05-26-2016 30 Planning Commission Resolution No. #### Page 3 of 3 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City in accordance with the provisions of NBMC Title 20 Planning and Zoning. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF NOVEMBER, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 32 V� QP �P Attachment No. PC 3 Project Description 33 V� QP �P 31{ PA2016-142 Project Description for CUP: Gross Floor Area: 3,530 SF Parking: Provided for Center-406 existing, 13 ADA, 18 Low Emissions, 4 Electric Number of Employees: 20-25 employees Number of Seats: 105 interior 36 exterior Hours of Operation: 10am—12 Midnight, 7 days a week Use: Full Service Restaurant use, serves alcohol. Net Public Floor Area: 2124 SF including restrooms and vestibule, 1783 SF without restrooms/vestibule Patio SF: 568 SF Findings: 1, Ironwood Restaurant is consistent with the General Plan.The General Commercial Land Use Plan welcomes a wide variety of uses. Restaurant uses are a majority of the business along 171h and Irvine Blvd. 2. Restaurants uses are allowed by right in the CG Zone,The CUP proposal is for an additional hour of operations only. 3. The use, design and operations are compatible with the surrounding uses in the area. There are multiple quality restaurants located nearby. 4. The redevelopment of the center will ensure the site is physically suitable for all proposed uses, most importantly, Ironwood. 5. Ironwood would be a great addition to the City of Newport Beach. Ironwood embodies all the characteristics that the citizens of Newport Beach would require from a restaurant. The operations would not be detrimental to the City or its Citizens in any way. 3� V� QP �P 3C Attachment No. PC 4 Police Department Memorandum 37 V� QP �P 3g NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION 43 - MEMORANDUM TO: Chelsea Crager, Assistant Planner FROM: Wendy Joe, Police Civilian Investigator DATE: September 27, 2016 SUBJECT: Ironwood 2001 Westcliff Drive, Suite 100 Use Permit No. 2016-038 (PA2016-142) Operator License No. OL2016-008 At your request, the Police Department has reviewed the project application for Ironwood located at 2001 Westcliff Drive, Suite 100, Newport Beach. Per the project description, the applicant is seeking a Conditional Use Permit to allow a food service restaurant with late hours, a Type 47 (On Sale General) Alcoholic Beverage Control License, and an outdoor patio. The restaurant is 1,783 square feet of interior net public dining area and 568 square feet of outdoor dining area. The proposed hours of operation are 10:00 a.m. through 12:00 midnight, daily. An Operator License will be required for this establishment. Statistical Data and Public Convenience or Necessity Business and Professions Code §23958.4 finds "undue concentration" for an applicant premises in two ways: 20% higher crime with an alcohol nexus in a Reporting District as compared to the city wide average, and an over saturation of alcohol licenses in a census tract compared to the county. When undue concentration is found to exist, a judgment on Public Convenience or Necessity (PCN) is required. However, there is no definitive or uniform guideline defining the application of PCN. While the final determination of PCN for a Type 47 license falls to the Department of Alcoholic Beverage Control (ABC), ABC encourages local authorities to address PCN in the Conditional Use Permit (CUP) process. Crime Statistics Attached is a report compiled by Newport Beach Police Department (NBPD) Crime Analyst Caroline Staub, which provides detailed statistical information related to calls for service in and around the applicant's current place of business at 2001 Westcliff Drive, Suite 100. 39 Ironwood UP2016-038 The Police Department divides the City into areas referred to as Reporting Districts. This allows the Police Department to create statistical data, as well as better communicate officer locations while policing. The proposed applicant location is within Reporting District (RD) 28 which is triangular in shape, bordered by Irvine Avenue, East 161h Street, and Dover Drive. RD 28 is geographically small, however densely populated due to the large Coronado at Newport Apartment complex. This RD is a high crime area which is 158% over the city-wide crime average. This location meets the legal criteria for undue concentration as it relates to crime (B&P§23958.4). • In 2015, RD 28 had a total of 421 reported crimes • In 2015, RD 28 was 158% over the city-wide average of reported crime • In 2015, RD 28 had 218 arrests • In 2015, even though undue concentration exists, only 14% of arrests were alcohol related Alcohol License Statistics The applicant premise is located within census tract 0630.10. This census tract has an approximate population of 6,802 residents with 6 retail licenses, of those, 4 are on-sale licenses. That is a per capita ratio of 1 on-sale license for every 1,700 residents. Per the Business and Professions code, we compare this census tract's on-sale per capita ratio to Orange County's on-sale per capita ratio of 1 license for every 807 residents and find that Census Tract 0630.10 is not oversaturated by legal definition. This location does not meet the legal criteria for undue concentration as it relates to oversaturation. (8&P§23958.4). In this particular situation, the above census tract data and RD 28 mirror each other: • RD 28 has 4 on-sale ABC licenses and 2 off-sale ABC licenses • RD 28 has 5 active licensed establishments (one location has two licenses) • RD 28's total per capita ratio of all retail licenses is 1 license for every 529 residents • RD 28 is not oversaturated Discussion and Recommendations The above statistical information is provided for educational reference and perspective as this applicant location will require a new land use for alcohol. The Police Department has no objections to this project if the conditions listed below are imposed. We strongly recommend the outdoor dining patio close at 10:00 p.m. Per the municipal code, should the Conditional Use Permit be amended, an Operator License will be required because of the later closing hour after 11:00 p.m. A security plan will be required by the applicant and will serve as an addendum to the License. RECOMMENDED CONDITIONS OF APPROVAL Police Department has determined the following conditions would be appropriate for the business: 2 40 Ironwood UP2016-038 1. The hours of operation shall be limited to 10:00 a.m. to 12:00 midnight daily. 2. All owners, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's, and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 3. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. 4. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 5. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 6. Petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 7. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 8. Food service from the regular menu must be made available to patrons until 30 minutes prior to closing. 9. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 10. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 11. Strict adherence to maximum occupancy limit is required. 12. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 13. "VIP" passes or other passes to enter the establishment, as well as door charges, cover 3 1F 1 Ironwood UP2016-038 charges, or any other form of admission charge, including minimum drink order of the sale of drinks is prohibited (excluding charges for prix fixe meals). 14. The outdoor dining patio shall be separated from the commercial corridor with a solid decorative barrier (subject to ADA compliance) at least 36 inches high placed around the perimeter of the consumption area. 15. The applicant shall post and maintain professional quality signs measuring 12 inches by 12 inches with lettering no smaller than 2 inches in height that read, "No Alcoholic Beverages Beyond This Point' at all premise exits. 16. Management shall maintain an operational log of daily activities related to the sale and service of alcoholic beverages, as well as any additional security actions. Management shall make this log available to the Police Department upon request. If you have any questions as to the content of this memorandum, please contact Investigator Wendy Joe at (949)644-3705 or wjoe@nbpd.org. W ndy oe Poli Civilian Investigator, Special Investigations Unit Jay Short Lieutenant, Detective Division 4 42 Oe NEWPORT BEACH POLICE DLPAKTMENT �"We oQ m� Chief ion T.Lewis 870 Santa Barbara Drive - Newport Beach - CA 92660 - 949.644.3791 2015 CRIME AND ALCOHOL-RELATED STATISTICS Calls For Crimes Arrests Citations ABC Info Service Part I Crimes Part 11 Crimes Crime Rate All Arrests DUI Public Liquor Law Alcohol Active License Per Subject: Intoxication Related Licenses Capita 2001 Westcliff Dr #100 1 0 0 notapplicable 0 0 0 0 notapplicable Subject RD: 5,067 163 258 5,138.71 218 12 19 0'. 43 6 529 RD28 Adjacent RD: 2,392 72 74 1,638.23 49 3 0 0 RD29 Adjacent RD: 3,682 90 144 4,322.77 124 27 14 0 14 16 130 RD26 Adjacent RD: RD25 3,961 97 146 3,453.19 127 19 78 Newport Beach 102,056 2,339 3,841 2,739.65 3,523 449 666 28 1,185 438 194 CalifO not available 1,100,901 not available 2,955.13 1,217,089 155,285 89,901 NIMPF nbtavailoble 97,653 381 National not available 9,443,212 not available 3,052.79 11,205,833 1,117,852 414,854 321,125 not available not applicable not applicable Summary for Ironwood at 2001 Westcliff Dr#100 (RD28) In 2015, RD28 had a total of 421 reported crimes,compared to a city-wide reporting district average of 163 reported crimes. This reporting district is 258 crimes,or 158%,OVER the city-wide average. The number of active ABC licenses in this RD is 6,which equals a per capita ratio of one license for every 529 residents. Orange County averages one license for every 505 residents and California averages one license for every 381 residents. This location is within an RD that is UNDER the Orange County and UNDER the California per capita averages of ABC licenses. Part I Crimes are the 8 most serious crimes as defined by the FBI Uniform Crime Report-Homicide,Rape, Robbery,Aggravated Assault Burglary,Larceny-Theft,Auto Theft,and Arson. This report reflects City of Newport Beach raw crime data for 2015,through December 31,before unfounded crimes are removed. California and National crime figures are based on the 2014 Uniform Crime Report which is the most recent edition. Crime Rate refers to the number of Part I Crimes per 100,000 people. Number of Active ABC Licenses is the total of all types of retail licenses known to the NBPD as of 0110712016. All Population figures taken from the 2010 US Census. 43 9/19/2016 Additional Information 2001Highest Volume Crime in Calls for Service RD28 at 00 Burglary/Theft From Auto PATROL CHECK 1 Highest Volume Crime in RD29 Burglary/Theft From Auto Highest Volume Crime in RD26 Burglary/Theft From Auto Highest Volume Crime in RD25 Burglary/Theft From Auto 44 Attachment No. PC 5 Reporting District Map 45 V� QP �P INE{iSUR S�. syr MPR �Q RD29 C p � � z rs� RD28 '61 o Q rT r 0 z° z y~Q�P / !ST Ova J e� R D25 coq s T o� tarp ':I RD26 F RD32 RD37 ��. Castaways !� sT ..roR Park RD41 RD22 �� dose E.+iap Disclaimer: Every reasonable effort has been made to assure the accuracy of the data Newport 0 1,000 2,000 provided,however,The City of Newport Beach and its employees and Beach agents disclaim any and all responsibility from or relating to any results 0 = Feet obtained in its use. GIS�4voa�• Imagery: 2009-2013 photos provided by Eagle Imaging www.eagleaerial.com 11/2/2016 47 V� QP �P �g Attachment No. PC 6 Project Plans 49 V� QP �P �o PA2016-142 Attachment No. PC 6 - Project Plans A-PDF Me ur_,vI-0I. I-—ulcua Vt: Ll It: VVCILt::l I I C11 rx GENERAL NOTES-: I 'BUILDING IOCZCUPANGY�,M,,_B &A-?, GUPARC'Yw- M. 134-.A4 E C 5,,S LL RE REPO -T E 5 0��E A7. 1TECT,00 TO_.T�l NOTE. 4 MIER. N -"001 RUCIV � J P -B' p LE TYpEL.;yB 3f,'75 -.5 'THE - QQNSTTYPE V INK -R I T .i� ?or'. VJORK_ THIS PLAN IS FOR REFERENCE ONLY _.w J - F uI4QS5,ONpMSE .v! . -20A 'S sn 2D 905 S PUANZH.EC-*1; ��i ACL S 6TE�: NG:' EXISTING PARKING, CURBS, RAMPS, SETBACKS, ETC., PLAN CHEEK#'0740m,2015", RFE?11?�AQTE�'gq SK�M TIX MAOMOT _IOFAWAW� SHALL REMAIN. 'mous.AND ANDA; Nb7IN,!SC0RE�0FV0RK' FIR r- ,Y�IiHiR LO KI E 6 RAL. L,,.PLU *Q.,Et.ECTRICA.44 4rL.FdR 45 PAVIN U- r._n -,Y,' Q-T KE' E,91� EST'QUF U- MV . SU23 s"f ;-i - ® RFAC _01-AN bid 44" .30 -E kFM�PALRT T- P106I6 PER"Cl V-,,'STAN0AWS' x 4�F_ 'E'S kk V, ------ W J=�: I I b. , LP4 W W 49 J! gq EE T RESEW ke4DRE. ILI I ,.. - '1 .1 w__ 1, r" APA 44 7E D; PrRmv TRW VTPAR ✓ 0"�FROM ERTROADS),". ------- ---- PkWAPP* h.a f F.1n,APT.4.,Tus vosE. PULL .LocAT'oi,,'("60'-IRADUS)r PIE E4 _'1NO U' )013 E.' $.�Str WALL R ObTAPART 3 20,011 194 LAN 11 -'-:I' L"E6 ExiSTWtGLfiLD1 2, yr n— ISI PRDROSED TRANSEORHER'LOEATaN 4 W NIQ I eAM kA& -RD LJ ADJACENT Is- uJ mL. " p, 7— 53 EN Xq, - 'I.......................... :_ 5 =b- EE bf PART.OF SCOP I Z, D b2:55 1,9 1tx&hk STONE SEAIWALL .U 1.1 - A ovmwo J- _P&L A644 Rob 1�9N kK, JIM" J '50....... LP E, A > LIF "NTAIR SIDEWAiX A&ESS fU:6IN 'P9 644t4cAg (Z RETCORNEWAY _'E1 I 1� ;L J WP roF 10, 11 is: :4" SEWER UNE GREME:UVE FOR T-MRE_PES7AUAW.- INR�1. 7.VN EAS_n0eSTRLEV KLMAT0 PtR,VITY ,F/I INV). g LIG�4VTDFZRMN; hi ry 03D' STREET"TREE - TMIS ARV1S'.NQT'PMT QF1H6 =P& RLG",QR PERMIT ACCESSIM RAMP- NO tTH E �Li DURY I (E) TO SCE EQUIRM ENT! TRANSFORMER. VAULL'TELEPRONE. PULL BOX-, 7LORaLBE�p7XJ N_ (E) F4Y DRfETd_BEJ _N� zo F] co-IN-,PLACE M6R&E STAIR, �—BUILDING 3, 54* AREA OF CONSTRUCTION C&OEo�CDkRM, INTEGRAL COLOR OCCUPANCY M, &-B, SEHERRINGTONPLAGE IRONWOOD CONCROI .TD, MATCK EXIMNG 0 BUI.LI)KC 11 ' CONSTRUCTION TYPE V-B PARKING�STRUCTURE 'CANOED 14NLEOX wlml,D-.SW�,S. Typ-0, EAC" wLDENG 141,6-3'g. ,8F 'PLAN-CHLCLK:# 25-352O=l.�4- NOT iNscbPL'bF 0ORK PROPOSE-PAS gETER NOT IN :S:QOPE .QFWQRK IRON ' OOD ce"'n BEgn I "PLANNING DEPARTMENT" BUILDING SQUARE FOOTAGE AND PARKM ANALYSIS Mogumk Tdh'rut-I i-'0- TAW (60ER�SEPARATE,PERJa/RLVE�) ENGINEER SVLMMAR NEW FLOW, _.�OVE9FL0W',TQL_?E.R0WE'9' BUILDING 4_(G ROSS FLOOR AREA) plt� FIRST FLOOR TOTAL REQUIRED 370 STALLS q0QER`CONCRtTE §6Cw" AND T-0�D4YUGHT-AT :FACEvOF R ICURB� - . I - HEL=ALIRMITECTS TOTAL SITE AREA 147.443 SF FULL SERVICE, SMALL SCALE EATING AND TOTALBUILDING F.A.R. ALLOWED (50%) 73,722 SF DRINKING ESTABLISHMENT (NEW) 3.540 SF TOTAL PROVIDED 406 STALLS -54-GtiS SLEM 'UNE RETAIL (NEW 3,000 SF EXISTING BUILDING I (GROSS FLOOR AREA) BANK (NEW) 4,500 S ON GRADE PARKING PROVIDED INTERIOR DESIGNER FIRST FLOOR TOTAL (NEIN) 11,040 SF STANDARD PARKING 104 STALLS BANK (EXISTING) INI DEDUCTIONS 3,467 5F ACCESSIBLE PARK-ING ❑ 6 STALLS MEDICAL OFFICE (EXISTING) W/ DEDUCTIONS 1,209 SF SECOND FLOOR TOTAL 110 STALLS ❑ 'PTNID"' VGKT.MV.A. AIR-;;'CRAFI`C SLE,. TOTAL (EXISTING] 4,676 SF MEDICAL OFFICE '(NEW) 10,437 SF. PARKING_57FRU�QTU RE PARKING PROVIIJED 'V)229 Cant Cr 5c suim 105 SECOND FLOOR TOTAL (NEW) 10.437 SF LEVEL D �SIDEWAL9 LIGHT ROLE: ftDwa Wis.CA 9130" MEDICAL OFFICE (EXISTING] 1-II/ DEDUCTIONS 4.1 18 SF STANDARD PARKING 35 STALLS 2 REC ES S :1011,.PA,vEMEK'LPCK i T.- P 818-707-1908 F 818-707-1936 TOTAL (EXISTING) 4,118 SF THIRD FLOOR ACCESSIBLE PARKING 0 STALLS TOTAL BUILDING 1 5.794 SIF MEDICAL. OFFICE (NEW) 10,404 SF LEVEL I �f?Ef,/�NDS%Pls STANDARD PARKING REVISIONS ISSUE DATE TOTAL (MEIN) 10,4Q4 5 77 STALLS EXISTING BUILDING 2 (GROSS FLOOR AREA) ACCESSIBLE PARKING 7 STALLS FIRST FLOOR TOTAL BUILDING 31 ,881 SF LEVEL. 2 5a. ACCESSIBLE $u1LQiNG EI CE SICahG ._ RETAIL (NEIN AND EXISTING) 6.556 SF STANDARD PARKING 97 STALLS FULL SERVICE, SMALL SCALE EATING 1,665 SF TOTAL BUILDINGS 1-4 ACCESSIBLE PARKING 0 STALLS AND DRINKING ESTABLISHMENT RETAIL 18,859 SF 2 TO IOTAL (NEW AND EXISTING) 8,221 SF MEDICAL OFFICE 44.706 SF LEVEL 3 .-T I PROJECT SECOND FLOOR FULL SERVICE, SMALL SCALE EATING AND STANDARD PARKING 50 STALLS , ALRE;�. MEDICAL OFFICE (EXISTING) 6;376. SF DRINKING ESTABLISHMENT 5.205 SF ACCESSIBLE PARKING 0 STALLS CONCRETEsp d al 0,.0y IRONWOOD 6.376 SF F� TOTAL BANK 4�500 S J, VKOC�,W.%JU :96'JOH WALL. 2001 WEST CLIFF DR ST A THIRD FLOOR TOTAL 73,300 SF (< 73.722 SF) 1��PARKING STRUCTURE REQUIRED MEDICAL OFFICE (EXISTING) 6.376 SF STANDARD PARIONG 262 STALLS TOTAL (EXISTING) 6,376 5 PARKING REQUIRED ACCESSIBLE PARKING 7 STALLS NEWPORT BEACH CA 92660 TOTAL BUILDING 2 20,973 SF RETAIL @ 1/250 SF 76. STALLS TOTAL PARKINC, 269 STALLS C&-A!6W4 b6uf MIZOICAL OFFICE 0 1/200 SF 294 STALLS TOTAL PARKING STRUCTURE PROVIDED NEW BUILDING 3 (GROSS FLOOR AREA FULL SERVICE, SMALL SCALE EATING AND SITE DWGSCALE PL�,A/V DRINKING ESTABLISHMENT: STANDARD PARKING 289 STALLS FIRST' FLOOR ACCESSIBLE PARKING 7 STALLS PLAN 1 /4"=V—D" RETAIL (NEVI) 5.86� SF BUILDING 2, 1,766 SF UNDER PREVIOUS 5 STALLS 296 STALLS L:E,-.' `N:D TOTAL (OBV) 5.856 SIF CLIP # UP2005-035 (PA2005-156) TOTAL PARKING 68 SEAL &SIGNATURE DATE: SECOND FLOOR BUILDING 4, 3,540 SF 0 1/4G SF OF t, ky I�ql 9 6, 0 p Er§EPAPA MEDICAL OFFICE (NEW) 5.796 SF PUBLIC 'F=R_ AREA 2,272 SIF ARCy�T PROJECT NO: x DINING 1793 SIF T TOTAL (NEW) -_SF PATIO 489 sr FT 57 STALLS DRAWN BY: LS TA LII DIN 3 11 .652 SF !Eir �b �E 0 :R�� CHECKED BY: EB . 7 NDER,�SUBMIFTAL,(kb F %Q N'T" " LI THIS (PLAN FEN LG XISTI S HALL REMAIN. T L4F%5 BANK I B STALLS DRAWING NO NREAPF�,F�s, SD - 1 AftffS§iLE -A CADD FILE NO: OF 'IT L (IJ P t '- -AR �=J BITTON DESIGN GROUP, INC. IS A CONSULTANT ONLY AND NOT LICENSED TO PROVIDE ARCHITECTURAL NOR ENGINEERING SERVICES. THESE DRAWINGS ARE FOR DESIGN PURPOSES ONLY AND ARE SUBMITTED HEREWITH SUBJECT To iBiTTON DESIGN GROUP, INC. DISCLAIMING ANY LIABILITY FOR ARCHITECTURAL OR ENGINEERING RESPONSIBILITY, THESE PLANS ARE TO BE APPROVED BY OTHERS. (C) 2006 BITTON DESIGN GROUP, INC. PA2016-142 Attachment No. PC 6 - Project Plans OCCUPANCY LOAD CALCULATION USE SQUARE OCCUPANT OCCUPANCY FOOTAGE LOAD FACTOR AMOUNT OCCUPANCY A2 QUEUE 86 15 6 LOOSE 495 15 33 SEATING D N FFF)] LINEAR SATING 39'-2" L.F. 2'-0" 20 FIXED SEAT 12 OCCUPANCY B KITCHEN 719 200 4 COMMON AREA 1625 TOTAL 75 PATIO OCCUPANCY LOAD CALCULATION I N SQUARE OCCUPANT OCCUPANCY USE FOOTAGE LOAD FACTOR AMOUNT N N I I N I N w l PATIO 498 15 33 -' rn a I FIXED SEATING - 24" TOTAL 33 i y USABLE AREA � D � WAITING AREA LAd f/1 CPC TABLE 422.1 MINIMUM PLUMBING FIXTURES: / m m W m GROUP A OCCUPANCY (DINING ROOM): z W N TOTAL FIXTURES REQUIRED BASED ON TOTAL OCCUPANT LOAD z rn OF 108 PER CPC TABLE A ■ 2935 TOTAL SOFT - 1152 SOFT OF UNUSABLE AREA 71 S S S -' 1783 OF USABLE SQFT, + 498 SQFT OF PATIO - 2281 SQFT � �° •/^\ / 281 zMALEOFT(38) Z(CUSTOMER /30 = 76 MALE (38) N N ti N n " WATER CLOSETS MALE FEMALE 1: 1-50 2: 26-50 to Z w N 1 PROVIDED 2 PROVIDED — y a LAVATORIES 2 2 2 2 MALE FEMALE yr to rn 1: 1-150 1: 1-150 w w vi / 2 PROVIDED 2 PROVIDED > >, 0 0 5 —0 � I rn N N y ti ti rn I y y URINALS IM M 1: 1-200 w r 1 PROVIDED Lp 13- 1 NSI 0 EJ 0 -I n I M LJ M I N - - t 00 1 F— M F to IRONWOOD M A �w = m c \ _ — Im c) I N ENGINEER 0 _ 0 I � 4 ri IIL Z a Z S S S HEIFETZARCHITECTS INTERIOR DESIGNER - - 31— o co _ BITTONOESIGN p p rn rn N w 0 0 00 Z7 l Y 29229 Canwood St. Suite 105 g..a Hih,CA 91301 D P 818-707-1908 F 818-707-1936 REVISIONS ISSUE DATE i Mr IL . . . . . . C PROJECT IRONWOOD 2001 WEST CLIFF DR STE A NEWPORT REACH CA 92660 EXTERIOR DWGSCALE ELEVATIONS 1 /4"-1 '-0" SEAL&SIGNATURE DATE: 5E� A& PROJECT NO: DRAWN BY: LS CHECKED BY: EB $ DRAWING NO: N� Nn C-3091? T� REN,08.31.2017 0� CA\- CADD FILE NO: OF BITTON DESIGN GROUP, INC. IS A CONSULTANT ONLY AND NOT LICENSED TO PROVIDE ARCHITECTURAL NOR ENGINEERING SERVICES. THESE DRAWINGS ARE FOR DESIGN PURPOSES ONLY AND ARE SUBMITTED HEREWITH SUBJECT TO BITTON DESIGN GROUP, INC. DISCLAIMING ANY LIABILITY FOR ARCHITECTURAL OR ENGINEERING RESPONSIBILITY. THESE PLANS ARE TO BE APPROVED BY OTHERS. (C) 2006 BITTON DESIGN GROUP, INC. 52 PA2016-142 Attachment No. PC 6 - Project Plans Exterior Elevation Notes 3 2 1 + 48 ' - 0 99 Oi EXISTING STONE PILASTER T . O . PARAPET O EXISTING STOREFRONT TO REMAIN ONEW ENTRY WOOD AND GLASS DOOR O NEW WOOD/GLASS SLIDING DOORS — OS NEW WALL SCONCE TO REPLACE EXISTING — — LL -- - - -]I— IL- — iL — O— - — - — - — — REMOVE EXISTING CANOPY AND INSTALL NEW WOOD _ — CANOPY O7 EXISTING STUCCO FINISH TO REMAIN NEW WOOD SIDING OVER EXISTING STUCCO OEXISTING STONE FINISH TO REMAIN 10 EXISTING WOOD SIDING TO REMAIN SIGNAGE UNDER SEPERATE PERMIT - NEW 6x12 GLU-LAM BEAM 12 NEW 2x6 TRELLIS MEMBERS 14 NEW STONE PLANTER; STONE TO MATCH EXISTING STONE ON BUILDING + 215_ 0 57 15 GLASS RAILING WITH FROSTED GLASS 18" FROM BOTTOM J OF PANEL f -- 3rd FLR . IF I 49 A / A I_R - N.W0aD- - _ _ CELLAR CRAFT COOK 2nd I L R . - - , _ 0 IRONWOOD (±)(D 7 2 11 3 8 6 2 6(aD FIN . F L R . �K ENGINEER 1 � IJltl MW.w..e ,Mnm e!a eMnYe nW innteem na3nam 1 North Elevation HEIFE ZARCHITECTS "`^n°d`m Scale: 1/4" = 1 '-0" INTERIOR DESIGNER BITTONOESIGN 29229 Canwood St. Suite 105 Agoura Hills,CA 91301 P 818-707-1908 F 818-707-1936 REVISIONS ISSUE DATE PROJECT IRONWOOD 2001 WEST CLIFF DR STE A NEWPORT BEACH CA 92660 EXTERIOR DWGSCALE ELEVATIONS 1 /4"-1 '-0" SEAL & SIGNATURE DATE: 5E0 ARCy PROJECT NO: DRAWN BY: LS CHECKED BY: EB $ DRAWING NO: N� Nn C-3091? T� REN,08.31.2017 Q OF CAO CADD FILE NO: I OF BITTON DESIGN GROUP, INC. IS A CONSULTANT ONLY AND NOT LICENSED TO PROVIDE ARCHITECTURAL NOR ENGINEERING SERVICES. THESE DRAWINGS ARE FOR DESIGN PURPOSES ONLY AND ARE SUBMITTED HEREWITH SUBJECT TO BITTON DESIGN GROUP, INC. DISCLAIMING ANY LIABILITY FOR ARCHITECTURAL OR ENGINEERING RESPONSIBILITY. THESE PLANS ARE TO BE APPROVED BY OTHERS. (C) 2006 BITTON DESIGN GROUP, INC. 53 PA2016-142 Attachment No. PC 6 - Project Plans Exterior Elevation Notes ED C Oi EXISTING STONE PILASTER + 48 — 0 O EXISTING STOREFRONT TO REMAIN F F O NEW ENTRY WOOD AND GLASS DOOR T . O . PARAPET - _ - _ - - - - O NEW WOOD/GLASS SLIDING DOORS OS NEW WALL SCONCE TO REPLACE EXISTING REMOVE EXISTING CANOPY AND INSTALL NEW WOOD _ - - - - - - - - - - - - - - - CANOPY O7 EXISTING STUCCO FINISH TO REMAIN _ O8 NEW WOOD SIDING OVER EXISTING STUCCO OEXISTING STONE FINISH TO REMAIN 10 EXISTING WOOD SIDING TO REMAIN SIGNAGE UNDER SEPERATE PERMIT - - _ - / %/ / // 12 NEW 6x12 GLU-LAM BEAM �� / 13 NEW 2x6 TRELLIS MEMBERS / / // / �//i / 14 ONNEW BUI DIINGPLANTER; STONE TO MATCH EXISTING STONE // / 15 GLASS RAILING WITH FROSTED GLASS 18" FROM BOTTOM OF PANEL + 29 , - 0 " 3rd FLR . 14 49 + 14 , _ 6CA lu „ CI ©-D - - - - - - - - - - - - - - - - - - - - - - - - - - - - 2nd I LR R . - - - - CELLAR CRAFT COOK - �J?TL / + 0 - 0 IRONWOOD FIN . F L R . 6 5 9 10 4 5 7 10 2 11 ENGINEER 1 R IJltl MW.w..e ,Mnm e!a eMnYe nW innteem na nam HEIFETZ ARCHITECTS "`^i1stlimi 1 West Elevation Scale: 1/4" = 1 '-O" INTERIOR DESIGNER BITTONOESIGN 29229 Canwood St. Suite I OS Agoura Hills,CA 91301 P 818-707-1908 F 818-707-1936 REVISIONS ISSUE DATE PROJECT IRONWOOD 2001 WEST CLIFF DR STE A NEWPORT BEACH CA 92660 EXTERIOR DWGSCALE ELEVATIONS 1 /4"=1 '-O" SEAL & SIGNATURE DATE: 5E0 ARCy PROJECT NO: DRAWN BY: LS CHECKED BY: EB $ DRAWING NO: N� Nn C-3091? T� REN.08.31.201] OF CA\- CADD FILE NO: OF BITTON DESIGN GROUP, INC. IS A CONSULTANT ONLY AND NOT LICENSED TO PROVIDE ARCHITECTURAL NOR ENGINEERING SERVICES. THESE DRAWINGS ARE FOR DESIGN PURPOSES ONLY AND ARE SUBMITTED HEREWITH SUBJECT TO BITTON DESIGN GROUP, INC. DISCLAIMING ANY LIABILITY FOR ARCHITECTURAL OR ENGINEERING RESPONSIBILITY. THESE PLANS ARE TO BE APPROVED BY OTHERS. (C) 2006 BITTON DESIGN GROUP, INC. 54 PA2016-142 Attachment No. PC 6 - Project Plans Exterior Elevation Notes O1 EXISTING STONE PILASTER 3 (DO EXISTING STOREFRONT TO REMAIN + 48 ' - 0 " O NEW ENTRY WOOD AND GLASS DOOR F_ O NEW WOOD/GLASS SLIDING DOORS - T • 0 . PARAPET OS NEW WALL SCONCE TO REPLACE EXISTING OREMOVE EXISTING CANOPY AND INSTALL NEW WOOD 41 r 41 r CANOPY O7 EXISTING STUCCO FINISH TO REMAIN O8 NEW WOOD SIDING OVER EXISTING STUCCO EXISTING STONE FINISH TO REMAIN 10 EXISTING WOOD SIDING TO REMAIN SIGNAGE UNDER SEPERATE PERMIT NEW 6x12 GLU—LAM BEAM 13 NEW 2x6 TRELLIS MEMBERS NEW STONE PLANTER; STONE TO MATCH EXISTING STONE ON BUILDING F . FPANEL GLASS WITH FROSTED GLASS 18" FROM BOTTOM O + 29 , _ 0 ,7 I - - 3rd LLR . I I / z I V/ Z 14 - IRON .W00_L - _ _ _ _ -- 13 � 14 ' — 0 ,7 - J CELLAR CRAFT COOK 2nd FLR . 1 0 - / / / / / IRONWOOD M C ENGINEER i 15 12 15 13 15 12 15 12 14 FIN . ELR . � ' 1Mnm e!a eMnYe nW nnteem na3nam HEIFETZ ARCHITECTS 1 North Elevation Patio INTERIOR DESIGNER Scale: 1/4„ = 1 '-0" BITTONDESIGN 29229 Canwood St. Suite 105 Agoura Hills,CA 91301 P 818-707-1908 F 818-707-1936 REVISIONS ISSUE DATE PROJECT IRONWOOD 2001 WEST CLIFF DR STE A NEWPORT BEACH CA 92660 EXTERIOR DWGSCALE ELEVATIONS 1 /4"=l '-o" SEAL & SIGNATURE DATE: 5E0 ARCy PROJECT NO: DRAWN BY: LS CHECKED BY: EB $ DRAWING NO: N� Nn C-3091? T� REN,08.31.2017 OF CAO CADD FILE NO: OF BITTON DESIGN GROUP, INC. IS A CONSULTANT ONLY AND NOT LICENSED TO PROVIDE ARCHITECTURAL NOR ENGINEERING SERVICES. THESE DRAWINGS ARE FOR DESIGN PURPOSES ONLY AND ARE SUBMITTED HEREWITH SUBJECT TO BITTON DESIGN GROUP, INC. DISCLAIMING ANY LIABILITY FOR ARCHITECTURAL OR ENGINEERING RESPONSIBILITY. THESE PLANS ARE TO BE APPROVED BY OTHERS. (C) 2006 BITTON DESIGN GROUP, INC. 515 PA2016-142 Attachment No. PC 6 - Project Plans Exterior Elevation Notes / Oi EXISTING STONE PILASTER + 48 ' — O 99 D C I O EXISTING STOREFRONT TO REMAIN O3 NEW ENTRY WOOD AND GLASS DOOR O NEW WOOD/GLASS SLIDING DOORS T . 0 . PARAPET - - - - - _ - - _ - _ - _ - - OS NEW WALL SCONCE TO REPLACE EXISTING - I O REMOVE EXISTING CANOPY AND INSTALL NEW WOOD CANOPY LL - - - - - - - - - - - - O7 EXISTING STUCCO FINISH TO REMAIN O8 NEW WOOD SIDING OVER EXISTING STUCCO EXISTING STONE FINISH TO REMAIN 10 EXISTING WOOD SIDING TO REMAIN F—A11 SIGNAGE UNDER SEPERATE PERMIT 12 NEW 6x12 GLU-LAM BEAM NEW 2x6 TRELLIS MEMBERS - L' /� / 14 NEW STONE PLANTER; STONE TO MATCH EXISTING STONE / / % / /� ON BUILDING // 15 GLASS RAILING WITH FROSTED GLASS 18" FROM BOTTOM OF PANEL + 29 ' - 0 " 3rd F L R . - Al - irx + 149 _ 699 - - - IRONWOOD 2nd FLR . - - - - CELLAR CRAFT COOK ME x D C ' % % i to D " � I IRONWOOD + 0 — 0 M / / � E,: ZIAp ENGINEER FIN . FLR . 12 14 12 13 15 12 15 1 „;� ;ea aam HEIFETZ ARCHITECTS "`^i1stlimi 1 West Elevation Patio INTERIOR DESIGNER BITTON ■ 29229 Canwood St. Suite I OS Agoura Hills,CA 91301 P 818-707-1908 F 818-707-1936 REVISIONS ISSUE DATE PROJECT IRONWOOD 2001 WEST CLIFF DR STE A NEWPORT BEACH CA 92660 EXTERIOR DWGSCALE ELEVATIONS 1 /4"-1 '-O” SEAL & SIGNATURE DATE: 5E0 ARCy PROJECT NO: DRAWN BY: LS CHECKED BY: EB $ DRAWING NO: N� Nn C-3091? T� REN.08.31.2017 O� CAO CADD FILE NO: OF BITTON DESIGN GROUP, INC. IS A CONSULTANT ONLY AND NOT LICENSED TO PROVIDE ARCHITECTURAL NOR ENGINEERING SERVICES. THESE DRAWINGS ARE FOR DESIGN PURPOSES ONLY AND ARE SUBMITTED HEREWITH SUBJECT TO BITTON DESIGN GROUP, INC. DISCLAIMING ANY LIABILITY FOR ARCHITECTURAL OR ENGINEERING RESPONSIBILITY. THESE PLANS ARE TO BE APPROVED BY OTHERS. (C) 2006 BITTON DESIGN GROUP, INC. so Planning Commission - November 17, 2016 �WPItem No. 4a Additional Materials Received Olea C6 fdifI6Pif @TP t (PA2016-142) } �n COMMUNITY DEVELOPMENT DEPARTMENT F f n 100 Civic Center Drive Newport Beach,California 92660 949 644-3200 C,�/FOP-NSP newportbeachca.gov/communitydevelopment Memorandum To: Planning Commissioners From: Chelsea Crager, Assistant Planner Date: November 17, 2016 Re: Item No. 4 — Clea Restaurant Conditional Use Permit (PA2016-142) The draft resolution for approval contains a recommended condition of approval that states the following (Condition No. 13): "The hours of operation for the eating and drinking establishment shall be limited to the hours between 10:00 a.m. and 12:00 a.m. daily. The hours of operation for the outdoor dining patio area shall be limited to the hours between 10:00 a.m. and 10:00 p.m. daily. All customers shall vacate the establishment no later than 30 minutes following this closing time." The applicant has requested that the condition be modified to allow the outdoor patio to remain open until 12:00 a.m. daily. Staff has discussed the matter with the Newport Beach Police Department and recommends instead that the condition be revised as follows: "The hours of operation for the eating and drinking establishment shall be limited to the hours between 10:00 a.m. and 12:00 a.m. daily. The hours of operation for the outdoor dining patio area shall be limited to 10:00 a.m. and 11:00 p.m. Sunday through Thursday and 10:00 a.m. and 12:00 a.m. Friday and Saturday. All customers shall vacate the establishment no later than 30 minutes following this closing time." Attachments:Applicant's email correspondence Community Development Department Planning Commission - November 17, 2016 Item No. 4a Additional Materials Received Olea Conditional Use Permit (PA2016-142) Crager, Chelsea From: Christopher Wadleigh <cwadleigh@habitburger.com> Sent: Thursday, November 17, 2016 9:56 AM To: Crager, Chelsea Subject: Clea - Newport Beach - CUP Hearing Item (Patio Hours) Attachments: russ bendal recommendation.docx Chelsea, I will be attending the hearing tonight for Olea's CUP that is requesting the later hours of 12am. I've been made aware that there is a recommendation that patio dining cease at 10pm. Given the small size of the restaurant and the nature of business being conducted there I would like to propose that a condition be placed on the approval that if any violations occur the CUP can be brought back up for review.This is a fine dining establishment and the 3rd restaurant in the company.They do not have any issues with their other two locations and patio dining. I've also provided letters from the other two Landlord's showing that there are no issues. Thank you and see you tonight, t Planning Commission - November 17, 2016 Item No. 4a Additional Materials Received -142) November 1. 20145 Russ Bendel tranwood collar. craft. cook- 25250 La Pax Road, Suite, 100 Laguna Huls. CA 82853 Oaar Russ: It Is with great pleasure that I write to torll you sand anyone, eise how proud an9 pleased we are to have Ironwood as aur tenant. Froin tice initial lease nsgotiatkon, to the beau-tiful improvarrients you designers .aml hoist. 10 u1c. Exceptional food arto awards Ironwood achieves. we are fortunate tc rtenant family. P9easa feel free to glv.a my name and :+ion to anyone that wants to 1uar more. 1 will be happy to sang Your preer::= been great for Our contort s incereiy. Boardwalk f)evalopt5 Wh Ronaid R. Bamberger Presidant Small: non(Mboandwatkclevelapment.o rn Christopher Wadleigh Director of Development The Habit Restaurants, LLC 17320 Red Hill Ave.,Suite 140 Irvine,CA 92614 949-943-8618-Office cwadlei¢h@habitbur¢er.com www.habitburger.com 2 Planning Commission - November 17, 2016 Item No. 4a Additional Materials Received NASDAQ: (HABT) Olea Conditional Use Permit (PA2016-142) BURGER GRILL 3 Planning Commission - November 17, 2016 Item No. 4a Additional Materials Received Olea Conditional Use Permit (PA2016-142) November 2, 2016 Re: Vine Restaurant 211 N EI Camino Real San Clemente, CA To whom it may concern, For the past several years Russ Bendel has been the owner, and our tenant, of the Vine restaurant in San Clemente. In that time he has not only been an outstanding leaseholder but has gained a reputation as managing a quality restaurant and as an upstanding member of our community. As the landlord we have seen Russ as a partner in helping maintain the building and surrounding area. As a restaurateur he has worked diligently to gain the respect of the community immediately around his establishment as well as helping promote good causes and charities within our small city. Furthermore, I have not received a single complaint from the city government or the surrounding properties (several of which we also own) during his tenure as owner / operator of Vine. Please feel free to contact me if you have any questions. Respectfully, Randy Griffin, landlord 949.751.8442 --M-1 Olea Restaurant Conditional Use P_ermi - �M FIN ■®i��i f W W 4 � _ Iin inn! I = -- =� iia■■� = \\I_II_II_J Planning Commission Public Hearing November 17, 2o16 PAM16-142 - ' Vicinity Map / r� ry + w: a Planning Commission - November 17, 2016 Item No. 4b Additional Materials Presented at Meeting -142) Backgrounda 'n cqt/FO0.N�P . • Site Development Review SD2013-003 approved June 2014 • Currently under construction, next phase to be completed February 2017 • 382 parking spaces approved with site development review, 406 constructed ii/17/2oi6 Community Development Department - Planning Division 3 Planning Commission - November 17, 2016 Item No. 4b Additional Materials Presented at Meeting -142) Request o - < z a cqt/F00.N�P . Conditional use permit to establish a restaurant with : • Late hours (lo : oo a . m . — 12 : oo a . m . daily) • Alcohol (Type 47 License) • 489-square-foot outdoor patio 11/17/2oi6 Community Development Department - Planning Division 4 Planning Commission - November 17, 2016 Item No. 4b Additional Materials Presented at Meeting -142) Site Plan a-e WESTCLIFF DRIV I I I El I O _ __y_J•___ m4�M _� I� rOf•Alf MIY l� LJ ❑ I °❑ ❑n fl C � m •ORDY.n W 7 I r• • � � � .�' Z � •wit o•�[nn + � C �� I�� tI U-1 _ _ vn •, 1. ., •,�.. LJJ ❑ 0 1 L. m ^ [ a Ej ------------- --- '--"fi} --- ------ ---------- a�u�.cw'c•y.au n ``� m c ' ••h,u. •om _� O_ am p•j .w.,,�� , A URDNG 3 AREA Or CONSTRUCTION OCCUPANCYMae_- SHERRINGTON PLACE ` IRONWOOD 11/17/2oi6 Community Development Department - Planning Division 5 Floor Plan ■ Planning Commission - November 17, mm Item No. aAdditional Materials PresekaMek9 -142) Recommendations. � � Police @ . D . ■ , - /� ^� \ e - ■ , e » _ » � Rm, , R.E .� ƒ ®� 4 s » �+ s Ra RD& aSta_9 m17/2oi B Community Development Department - Planning >Gam 7 a a ti 4 M For more information contact: - Chelsea Crager,Assistant Planner 949-644-3227 — ccragerQa newportbeachca.gov www.newportbeachca.gov