HomeMy WebLinkAbout04_Blue Bottle Coffee Minor Use Permit_PA2018-158CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 23, 2018
Agenda Item No. 4
SUBJECT: Blue Bottle Coffee Minor Use Permit (PA2018-158)
Minor Use Permit No. UP2018-009
SITE LOCATION: 3366 Via Lido
APPLICANT: Blue Bottle Coffee
OWNER: The Waterfront at Lido, L.P. c/o Burnham-Ward Properties LLC
PLANNER: Makana Nova, Associate Planner
949-644-3249, mnova@newportbeachca.gov
GENERAL PLAN/ ZONING DISTRICT/COASTAL LAND USE/COASTAL ZONING
General Plan: MU-W2 (Mixed-Use Water Related)
Zoning District : MU-W2 (Mixed-Use Water Related)
Coastal Land Use Category: MU-W (Mixed-Use Water Related)
Coastal Zoning District: MU-W2 (Mixed-Use Water Related)
PROJECT SUMMARY
A minor use permit to allow a 1,372-gross-square-foot coffee shop (take-out service,
limited) to operate in the ground floor of an existing 15,798 -square-foot office building.
The project includes tenant improvements to create a 502-square-foot net public area,
which includes a waiting area and seating for six patrons. The proposed hours of
operation are 7:00 a.m. to 7:00 p.m., daily. No late hours (after 11:00 p.m.) or alcohol
sales are proposed as part of this application. In order to allow for future flexibility, a
condition of approval is included allowing hours of operation between 7 a.m. and 10 p.m.,
daily.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 (Class 3, New Construction or Conversion of Small
Structures) of the CEQA Guidelines, because it has no potential to have a significant
effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2018-009 (Attachment No. ZA 1).
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DISCUSSION
The proposed coffee shop is located within an existing office building along Via
Lido. The building is currently undergoing shell improvements for a new office
tenant. The site is served by a 28-space on-site surface parking lot and a 33-space
off-site parking lot located at 516 32nd Street that are owned in common.
The proposed coffee shop complies with Zoning Code standards for a take -out
service, limited, food service establishment, including the condition not to exceed
a maximum of six seats with no alcohol service. The coffee shop is primarily
intended to serve on-site office employees but will also be open to the public.
The General Plan designates the site as Mixed-Use Water Related (MU-W2),
which applies to waterfront locations in which marine -related uses may be
intermixed with buildings that provide residential on the upper floors. Permitted
uses include those permitted by the CM, CV, and MU-V designations. The
proposed establishment is a commercial use intended to serve employees of the
office building, nearby residents, and visitors to the City of Newport Beach. The
proposed take-out service, limited, food service establishment is consistent with
land uses permitted in the CM, CV, and MU-V designations. Therefore, the use is
consistent with this land use category.
The property is located in the Mixed-Use Water Related (MU-W2) Zoning district.
This designation applies to waterfront properties in which marine-related uses may
be intermixed with general commercial, visitor-serving, and residential dwelling
units on the upper floors. Take-out service, limited food service establishments,
are listed as a permitted use in the Mixed Use Water Related (MU-W2) Zoning
district; however, pursuant to Table 2-5 of Newport Beach Municipal Code Section
20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements)
approval of a minor use permit is required due to its location within 500 feet of a
residential zoning district.
The project site is served by a 28-space on-site surface parking lot and a 33-space
off-site lot at 516 32nd Street. The Zoning Code requires a minimum of one off-
street parking spaces for every 250 square feet of floor area for take-out service,
limited uses, including the proposed coffee shop. Similarly, the Zoning Code
requires a minimum of one off -street parking space for every 250 square feet of
floor area for office uses. No intensification or enlargement is proposed; therefore,
no additional parking is required to accommodate the proposed coffee shop. A
total of 60 parking spaces are required where 61 parking spaces are avai lable for
the existing building.
The proposed coffee shop does not result in an increase in the parking rate and
therefore is not considered a change or intensification of the existing use that
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would require a Coastal Development Permit. The Public Works Department has
reviewed the proposed operational characteristics and determined that a Traffic
Study is not required to comply with the Traffic Phasing Ordinance.
Conditions of approval have been included to ensure that the establishment is
compatible with surrounding land uses. A condition of approval is included to
require a separate flooring material to physically delineate publicly accessible
areas (net public area) for the coffee shop versus employee areas within the office
space. A condition of approval also requires the parking gates at the surface
parking lot to remain open during business hours for customer access. Employees
will be required to utilize the off-site parking lot. Finally, the Building Division has
included conditions of approval requiring some design modifications in the tenant
improvement plans for ADA accessibility.
The proposed take-out service, limited, food service establishment will add
additional take-out options to the project site and provide an economic opportunity
for the property owner to update the office tenant space and provide additional
services to employees, residents, and visitors.
If approved, the applicant may consider an expansion of the coffee shop in the
future, in which case a Conditional Use Permit, Coastal Development Permit, and
Traffic Study may be required to consider the proposed intensification of use,
parking, and traffic.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures)
of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
This Section exempts the construction and location of limited numbers of new, small facilities
or structures (up to 10,000 square feet in area) and the conversion of existing small
structures from one use to another where only minor modifications are made to the interior
or exterior of the structure. The project involves the conversion of a portion of an existing
office tenant space (1,372 square feet) to a take-out service, limited, food service
establishment. The scope of work thus complies with the thresholds identified under the
Class 3 exemption.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights -of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
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before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
JM/mkn
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2018-009 FOR A TAKE-OUT-SERVICE LIMITED, FOOD
SERVICE ESTABLISHMENT LOCATED AT 3366 VIA LIDO
(PA2018-158)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Christina Brown of H. Hendy Associates, representing
prospective tenant, Blue Bottle Coffee, with respect to property located at 3366 Via Lido,
and legally described as Parcel 2 of Resubdivision No. 433, being the N.W.’ly 20 feet of
Lots 7, Lots 8 thru 14 inclusive, and the S.E.’ly 40’ of Lot 15 of Tract No. 1622, as shown
on the map recorded in Book 47, Page 39 of Miscellaneous Maps, records of Orange
County, California.
2. The applicant proposes a minor use permit to allow a 1,372-gross-square-foot coffee
shop (take-out service, limited) to operate in the ground floor of an existing 15,798 -
square-foot office building. The project includes tenant improvements to create a 502-
square-foot net public area, which includes a waiting area and seating for six patrons.
The proposed hours of operation are 7:00 a.m. to 7:00 p.m., daily. No late hours (after
11:00 p.m.) or alcohol sales are proposed as part of this application. In order to allow
for future flexibility, a condition of approval is included allowing hours of operation
between 7 a.m. and 10 p.m., daily.
3. The subject property is designated MU-W2 (Mixed-Use Water Related) by the General
Plan Land Use Element and is located within the MU-W2 (Mixed-Use Water Related)
Zoning District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-W (Mixed-Use Water Related) and it is located within the MU-W2 (Mixed-
Use Water Related) Coastal Zone District. The proposed coffee shop does not result in an
increase in the parking rate and therefore is not considered a change or intensification of
the existing use that would require a coastal development permit.
5. A public hearing was held on August 23, 2018, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
2. This Section exempts the construction and location of limited numbers of new, small
facilities or structures (up to 10,000 square feet in area) and the conversion of existing
small structures from one use to another where only minor modifications are made to the
interior or exterior of the structure. The project involves the conversion of a portion of an
existing office tenant space (1,372 square feet) to a take-out service, limited, food service
establishment. The scope of work thus complies with the thresholds identified under the
Class 3 exemption.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The General Plan designates the site as MU-W2 (Mixed-Use Water Related) which
applies to waterfront locations in which marine-related uses may be intermixed with
buildings that provide residential on the upper floors. Permitted uses include those
permitted by the CM, CV, and MU-V designations.
2. The proposed establishment is a commercial u se intended to serve nearby employees,
residents, and visitors to the City of Newport Beach. The proposed take -out service
limited land use is consistent with land uses permitted in the CM, CV, and MU -V
designations. Therefore, the use is consistent with this land use category.
3. The proposed take-out service, limited, food service establishment would be
complementary to the surrounding commercial and residential uses.
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4. The subject property is not part of a specific plan area.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The property is in the MU-W2 (Mixed-Use Water Related) Zoning district. This
designation applies to waterfront properties in which marine -related uses may be
intermixed with general commercial, visitor-serving, and residential dwelling units on the
upper floors.
2. Take-out service, limited, food service establishments, are listed as a permitted use in
the MU-W2 Zoning district; however, pursuant to Table 2-5 of Newport Beach Municipal
Code Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit
Requirements) approval of a minor use permit is required due to its location within 500
feet of a residential zoning district.
3. The project site includes a 28-space on-site surface parking lot and a 33-space off-site
parking lot at 516 32nd Street that are owned in common. The Zoning Code requires a
minimum of one off-street parking space for every 250 square feet of floor area for a
take-out service, limited use. Similarly, the Zoning Code requires a minimum of one off-
street parking space for every 250 square feet of floor area for office uses. A total of 60
parking spaces are required for the office tenant and coffee shop where 61 parking
spaces are provided for the subject property. No intensification or enlargement is
proposed; therefore, no additional parking is required.
4. As conditioned, the proposed establishment will comply with Zoning Code standards for
eating and drinking establishments, including those specific to the take -out service,
limited, food service use classification, which includes a maximum of six seats with no
alcohol service.
Finding:
C. 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 proposed establishment within an existing office building will be accessible from Via
Lido, which provides convenient access for motorists, pedestrians, and bicyclists.
2. The proposed establishment is compatible with the existing and allowed uses in the
area, which consist of retail commercial, office, and multi-family residential
developments.
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3. A mixed-use development (retail/office and residential units) is located to the west of the
property and multi-family residential uses are located to the east and south . As
conditioned, the allowed hours of operation will be 7:00 a.m. to 10:00 p.m., daily, which
will minimize any disturbance to residences near the property.
4. The proposed coffee shop will share an existing trash enclosure at the front of the
property that is surrounded by three walls and a self -latching gate. It is conveniently
located where materials can be deposited and collected, and does not impede with
parking spaces.
5. Based on the operational characteristics and parking rate of the proposed business,
Public Works considers the proposed use a coffee shop that will not require a traffic
study.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding:
1. The existing 28-space on-site parking lot and 33-space off-site parking lot at 516 32nd
Street that serve the site provide adequate parking for patrons.
2. The Fire Department reviewed the project and site to ensure adequate public and
emergency vehicle access is provided. The project is conditioned to provide adequate
access through the access gates to the on-site surface parking lot. The approval
includes a condition requiring the surface lot gates to remain open for customer access
during business hours.
3. The Building Division has reviewed the project and suggests several conditions of
approval for design modifications to the tenant improvement plan to ensu re adequate
ADA accessibility is available for all uses on-site.
4. Any proposed site and tenant improvements must comply with the Zoning Code and all
Building, Public Works, and Fire Codes for permits to be issued.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
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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 parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during bu siness hours,
if directly related to the patrons of the establishment.
2. The proposed take-out service, limited, eating and drinking establishment will add
additional take-out options to the project site and provide an economic opportunity for
the property owner to update the tenant space and provide additional services to
employees, residents, and visitors.
3. The applicant is required to obtain Health Department approval prior to opening for
business and comply with the California Building Code to ensure the safety and welfare
of customers and employees within the establishment.
4. The proposed use includes limited hours, no alcohol service is proposed, and there is
no increased parking demand. Based upon the Zoning Code requirements, the
proposed use will not result in a detriment to the existing office building or surrounding
community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2018-009 (PA2018-158), 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 or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the Newport Beach Municipal Code .
PASSED, APPROVED, AND ADOPTED THIS 23RD DAY OF AUGUST, 2018.
_____________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
1. The development shall be in substantial conformance with the approved site plan and floor
plans stamped and dated with the date of this approval. (Except as modified by applicable
conditions of approval.)
2. 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 Minor Use
Permit.
3. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained 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.
4. Any change in operational characteristics, expansion in area, or other modification to the
approved plans, shall require an amendment to this Minor Use Permit or the processing of
a conditional use permit, coastal development permit, and/or traffic study.
5. A copy of the Resolution, including conditions of approval Exhibit “A”, shall be incorporated
into the Building Division and field sets of plans prior to issuance of the building permits.
6. 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.
7. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
8. The hours of operation for the establishment shall be limited to 7:00 a.m. through 10:00
p.m., daily.
9. The sale of alcohol shall not be permitted.
10. The maximum number of seats allowed in the eating and drinking establishment shall be
six (6). No outdoor seating is permitted without further review and may require a
Conditional Use Permit.
11. The net public area shall be limited to 502 square feet and the gross floor area dedicated
to the coffee shop shall be limited to 1,372 square feet. Prior to the issuance of building
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permits, the net public area accessible to the public shall be clearly delineated by the
physical improvements (such as the use of a different floor finish material) on the tenant
improvement plans to the satisfaction of the Community Development Director.
12. A minimum of 60 parking spaces shall be maintained to serve the coffee shop and office
uses on-site between 3366 Via Lido and 516 32nd Street parking areas.
13. Employees of the coffee shop shall park in the off -site parking lot located at 516 32nd
Street.
14. The gates to the surface parking lot shall remain open during business hours for patron
access.
15. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours,
if directly related to the patrons of the establishment. 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 a ll abutting
sidewalks within 20 feet of the premises.
16. A washout area (3 feet by 3 feet by 6 feet) for the restaurant trash containers shall be
provided in such a way as to allow direct drainage into the sewer system and not into the
Bay or storm drains.
17. Trash receptacles for patrons shall be conveniently located both inside and outside of the
establishment, however, not located on or within any public property or right-of-way.
18. All trash shall be stored within the building or within dumpsters stored in the trash enclosure
(minimum 96 square feet, three walls, and a self-latching gate) or otherwise screened from
view of neighboring properties, except when placed for pick-up by refuse collection
agencies. The trash enclosure shall have a decorative solid roof for aesthetic and
screening purposes.
19. Trash bins shall have a lid, which shall remain closed at all times, except when being
loaded or while being collected by the refuse collection agency. Additionally, the operator
must monitor all trash receptacles, having them emptied, maintained, and cleaned when
necessary as to control odors and any nuisances.
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).
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21. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m., on weekdays and Saturdays, and between the hours of 10:00
p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the
Director of Community Development, and may require an amendment to this Minor Use
Permit.
22. Storage outside of the building, in the front, or at the rear of the property shall be prohibited,
with the exception of the required trash container enclosure.
23. A Special Events Permit is required for any event or promotional activity outside the normal
operational characteristics of the approved use, as conditioned, or that would attract large
crowds, involve the sale of alcoholic beverages, include any form of on-site media
broadcast, or any other activities as specified in the Newport Beach Municipal Code to
require such permit.
24. 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 Blue Bottle Coffee Minor Use Permit including, but not limited to, Minor Use
Permit No. UP2018-009 (PA2018-158). 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 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.
Fire Department Conditions
25. Prior to the issuance of building permits for site improvements, the gate across the access
to the surface parking lot must comply with the Newport Beach Fire Department Guideline
C.01. The Guideline requires the minimum width of any gate or opening required as a point
of access to provide a minimum 14-foot unobstructed width. The minimum width may be
increased depending on the length of the approach. Where gates are electronically
operated, an approved key switch and an approved remote opening devise shall be
installed and maintained in an operational condition at all times or the gate shall be locked
in the open position until operational.
Building Division Conditions
26. Approval from the Orange County Health Department is required prior to the issuance of
a building permit.
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27. Prior to the issuance of building permits for tenant improvements, the project plans shall
calculate the occupant load factor at 15 square feet per person or to the satisfaction of the
Building Official.
28. Prior to the issuance of building permits for tenant improvements, the project plans shall
reflect the accessible path of travel from accessible parking stalls and the public sidewalk
to the area of remodel through the main building entrance shall be provided. The plans
shall specify the slope and cross slope of the accessible path of travel, show all grade
changes, ramps, and other elements along the path of travel, and indicate whether the
elements comply with the current code for accessibility or not. Non-compliant elements
shall be brought into compliance.
29. Prior to the issuance of building permits for tenant improvements, the project plans shall
reflect accessible parking spaces shall be located so that persons with disabilities are not
required to travel behind parking spaces other than to pass behind the parking space in
which they parked (11B-502.7.1).
30. Prior to the issuance of building permits for tenant improvements, the project plans shall
reflect common use of circulation paths within employee work areas and shall be on an
accessible route with an aisle width of 36 inches if serving on elements on one side and
44 inches if serving elements on both sides (11B-203.9, 11B-403.5.1).
31. Prior to the issuance of building permits for tenant improvements, the project plans shall i
where dining surfaces are provided for consumption of food or drink. At least 5 percent of
the seating spaces and standing spaces at the dining surfaces shall comply with the built-
in element requirements listed under Section 11B-902. In addition, where work surfaces
are provided for use by anyone other than employees, at least 5 percent shall comply with
Section 11B-902 (11B-226.1).
32. Prior to the issuance of building permits for tenant improvements, the project plans shall
demonstrate how dining surfaces comply with Section 11B-902 and shall provide a clear
floor space per Section (11B-305) positioned for forward approach, dispersed throughout
the space of facility containing dining surfaces for each type of seating in a functional area
(11B-226.2).
33. Prior to the issuance of building permits for tenant improvements, the project shall identify
if food or drink is served for consumption at a counter exceeding 34 inches in height or, a
portion of the main counter 60 inches in length shall be provided in compliance with Section
11B-902.3 (11B-226.3).
34. Prior to issuance of building permits, the project plans shall identify that the building will be
protected with automatic fire sprinklers and/or a fire alarm system to the satisfaction of the
Building Division.
35. The applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code.
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36. The construction plans must meet all applicable State Disabilities Access requirements.
15
Attachment No. ZA 2
Vicinity Map
16
VICINITY MAP
Minor Use Permit No. UP2018-009
(PA2018-158)
3366 Via Lido
Subject Property
Subject
Property
Off-Site
Lot
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Attachment No. ZA 3
Applicant’s Project Description
18
City of Newport Beach, Planning Department
Minor Use Permit for 3366 Via Lido
Project Description and Justification
August 13, 2018
Originally designed by the famed mid-century modernist W.A. Sarmiento, 3366 Via Lido is an iconic part
of Orange County’s architectural history. Built in the late 1950’s, Sarmiento’s Via Lido Building has
captured the hearts of tourists and locals alike, and is listed by Newport Beach officials as a sub-
historical building. It is presently being renovated with floor to ceiling glass and operable windows to
accommodate a professional workplace on both floors.
As part of the creative and innovative culture of the office tenant, a coffee bar to serve employees and
limited take-out to local residents provides a way to provide a casual and collaborative feeling. They
have asked Blue Bottle Coffee to provide this service within the building.
The existing building sits on a 31,857 square foot (0.73 acre) lot on the waterfront. The property
measures 223.25 feet along its northeastern (waterfront facing) edge, 99.78 feet along its northwestern
edge, 230.98 feet along its southwestern (street facing) edge, and 90 feet along it’s southeastern edge.
Required setbacks are 0 on all sides.
The building height is two-stories, 26 feet. The existing gross floor area (before proposed office
improvements) on the first floor is 8,716 square feet and 6,857 square feet on the second floor with a
total of 15,798 square feet. The existing Floor Area Ratio is and will remain 0.73.
The existing lot coverage is and will remain at 40%. There are 28 parking spaces on this parcel with an
additional 33 parking spaces on a second parcel located across the street, for a total of 61 off-street
parking stalls.
The coffee bar will occupy 1,372 gross square feet on the first floor, including 503 net square feet of
public space, delineated with a blue tile floor in front-of-house areas. The coffee service area will have 2
or 3 employees on staff at a time, with a total of 10 employees and will be open for operation between
the hours of 7AM and 7PM seven days a week. Seating dedicated to use by coffee customers is limited
to six, while the balance of public sales will be take-out. The primary service for this amenity is for the
office tenant and their clients. Beyond the six seats for use by coffee customers, seating will be reserved
for office use and regulated by the Ambassador located at the front entrance.
Existing coastal access through the parking lot will remain unaffected by the office and coffee service
tenants. Additionally, should coffee customers wish to access the coastal area by way of the back door
through the office during business hours, they may do so.
19
Blue Bottle Coffee Minor Use Permit
Zoning Administrator, August 23, 2018
Page 9
Tmplt: 01/12/18
Attachment No. ZA 4
Project Plans
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PARKING CALC'S
NOT TO SCALE
SITE / BUILDING SUMMARYVICINITY MAP
DRAWING INDEX
ABBREVIATIONS
PARKING CALCULATIONS
COFFEE SERVICE
AT 3366 VIA LIDO
COFFEE SERVICE
3366 VIA LIDO
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COMPACTCOMPACTCOFFEE SERVICE
AT 3366 VIA LIDO
COFFEE SERVICE
3366 VIA LIDO
22
1
2
3
4
5
6
COFFEE SERVICE
AT 3366 VIA LIDO
COFFEE SERVICE
3366 VIA LIDO
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VIA
L
IDOVIA OPORTOALTA/ACSM LAND TITLE SURVEY
ALTA/ACSM LAND TITLE SURVEYCIVIL ENGINEERSJRNNEWPORT BEACH
CITY OF
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25