HomeMy WebLinkAbout02_The Lost Bean Minor Use Permit_PA2018-274
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 27, 2019
Agenda Item No. 2
SUBJECT: The Lost Bean Minor Use Permit (PA2018-274)
Minor Use Permit No. UP2018-025
SITE LOCATION: 1200 Dove Street
APPLICANT: KTGY Architecture and Planning
OWNER: AG Redstone Owner, LP
PLANNER: Chelsea Crager, Associate Planner
949-644-3227, ccrager@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
General Plan: MU-H2 (Mixed Use Horizontal)
Zoning District : PC11 (Newport Place)
PROJECT SUMMARY
The applicant proposes a minor use permit to allow a take-out service, limited eating and
drinking establishment (restaurant) within an existing commercial building formerly used as
a drive-up bank kiosk. The former drive-through will be converted to serve walk-up
customers only. The restaurant would include approximately 235 square feet of gross floor
area with no net public area or seating. The purpose of the restaurant is primarily to serve
the office buildings located on the same property. No alcohol or late hours (after 11:00 p.m.)
are proposed as a part of this application.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities); and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2018-025 (Attachment No. ZA 1).
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The Lost Bean Minor Use Permit (PA2018-274)
Zoning Administrator, June 27, 2019
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DISCUSSION
The subject property is located in the Newport Place Planned Community and is
bounded by MacArthur Boulevard to the east, Newport Place Drive to the north
and Dove Street to the west. The proposed walk-up coffee shop is located within
an existing commercial building at the Dove Street frontage of the property. The
property is developed with two multi-story office buildings, a parking structure,
surface parking and a 235-square-foot single-story building formerly used as a
drive-up bank kiosk.
The applicant requests a minor use permit to allow a coffee kiosk (take-out service,
limited) serving only walk-up customers within an existing 235-square-foot
commercial structure. The applicant has requested hours of operation between
7:00 a.m. to 6:00 p.m. Monday through Friday and 7:00 a.m. to 4:00 p.m. on
Saturday. These hours are consistent with the office buildings on the property and
the kiosk is primarily intended to serve these existing businesses. No late hours
(after 11:00 p.m.) or alcohol service are proposed as part of this application.
The General Plan land use designation for this site is MU-H2 (Mixed Use
Horizontal). The MU-H2 designation is intended to provide for a horizontal
intermixing of uses that may include regional commercial office, multi-family
residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary
neighborhood uses. Therefore, the use is consistent with this land use category.
A coffee kiosk (take-out service, limited) is permitted with the approval of a minor
use permit in the Professional and Business Office area of the Newport Place
Planned Community (PC11) zoning district. A minor use permit is required for any
outdoor or take-out restaurants in the commercial area of this zoning district.
Pursuant to Modification Permit No. 4884, approved by the City Council on March
22, 1999, the parking requirement for the property is one parking space for each
250 square feet of net floor area. The subject property consists of 151,184 square
feet of net floor area with 624 parking spaces and therefore complies with this
requirement. Pursuant to Newport Beach Municipal Code (NBMC) Section
20.40.040 (Off-Street Parking Spaces Required), the parking requirement for take-
out service, limited restaurants is one parking space for each 250 square feet of
gross floor area. Therefore, there is sufficient parking on site for the proposed
coffee kiosk.
The proposed take-out service, limited, eating and drinking establishment will add
additional take-out options to the commercial area and provide an economic
opportunity for the property owner to update the former drive-up bank kiosk and
provide additional services to nearby businesses.
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The Lost Bean Minor Use Permit (PA2018-274)
Zoning Administrator, June 27, 2019
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
GBR/cc
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Description
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2018-025 FOR A TAKE-OUT SERVICE, LIMITED, EATING
AND DRINKING ESTABLISHMENT LOCATED AT 1200 DOVE
STREET (PA2018-274)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Jennifer Crump of KTGY Architecture and Planning
(“applicant”) with respect to property located at 1200 Dove Street, and legally described as
Parcel 2 on Page 27 of Parcel Book 63, requesting approval of a minor use permit.
2. The applicant proposes a minor use permit to allow a take-out service, limited eating and
drinking establishment (restaurant) within an existing commercial building formerly used
as a drive-up bank kiosk. The former drive-through will be converted to serve walk-up
customers only. The restaurant would include approximately 235 square feet of gross floor
area with no net public area or seating. The purpose of the restaurant is primarily to serve
the office buildings located on the same property. No alcohol or late hours (after 11:00
p.m.) are proposed as a part of this application.
3. The subject property is located within the Newport Place Planned Community (PC11)
Zoning District and the General Plan Land Use Element category is Mixed Use Horizontal
(MU-H2).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on June 27, 2019, 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 meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
2. This exemption authorizes minor alterations to existing structures involving negligible or
no expansion of use. The proposed project involves alterations to the interior floor plan
of an existing commercial space with no expansion in floor area.
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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 land use designation for this site is MU-H2 (Mixed Horizontal). The
MU-H2 designation is intended to provide for a horizontal intermixing of uses that may
include regional commercial office, multi-family residential, vertical mixed-use buildings,
industrial, hotel rooms, and ancillary neighborhood uses.
2. The proposed establishment is a commercial use intended to serve surrounding
businesses and primarily the office buildings on the same property. Therefore, the use
is consistent with this land use category.
3. The proposed take-out service, limited, establishment would be complementary to the
surrounding commercial uses.
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. A coffee kiosk (take-out service, limited) is permitted with the approval of a minor use
permit in the commercial area of the Newport Place Planned Community (PC11) zoning
district. A minor use permit is required for any outdoor or take-out restaurants in the
commercial area of this zoning district.
2. Pursuant to Modification Permit No. 4884, the parking requirement for the property is
one parking space for each 250 square feet of net floor area. The subject property
consists of 151,184 square feet of net floor area with 624 parking spaces and therefore
complies with this requirement. Pursuant to Newport Beach Municipal Code (NBMC)
Section 20.40.040 (Off-Street Parking Spaces Required), the parking requirement for
take-out service, limited restaurants is one parking space for each 250 square feet of
gross floor area. Therefore, there is no additional parking required for the coffee kiosk.
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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. Parking at the subject property is consistent with Modification Permit No. 4884. The
proposed coffee kiosk (take-out, limited) requires parking at a rate of one parking space
for each 250 square feet of gross floor area; therefore, no additional parking is required.
2. The proposed establishment is complementary to the existing and allowed uses in the
area, which consist of primarily regional office commercial and mixed-use
developments.
3. As conditioned, the allowed hours of operation will be 7:00 a.m. to 6:00 p.m., Monday
through Friday and 7:00 a.m. to 4:00 p.m. on Saturday, consistent with the office
buildings on site.
4. The restaurant is oriented towards Dove Street and allows for a food service use for
walk-up customers to take the place of an under-utilized former drive-up bank kiosk
building.
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 project site is located on Dove Street which is located in a regional commercial area
with moderate vehicular traffic and pedestrian activity. The proposed coffee kiosk will
not result in increased vehicular and pedestrian activity as it is intended to primarily
serve businesses in the office buildings on the same property as a support commercial
use.
2. Adequate public access and all utilities are provided on site. Any additional utility will be
required to be revised at plan check.
3. The Fire Department reviewed the project and site to ensure adequate public and
emergency vehicle access is provided.
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.
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Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
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 business 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 area and provide an economic opportunity for the
property owner to update the former drive-up bank kiosk and provide additional services
to businesses and people working in the area.
3. The applicant is required to obtain approval from the Orange County Health Department
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 hours limited to those of the office buildings on-site, no
alcohol service is proposed, walk-up customers only, 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 site 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. UP2018-025 (PA2018-274), 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.
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PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF JUNE, 2019.
_____________________________________
Rosalinh Ung, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
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. 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. The construction plans must meet all
applicable State Disabilities Access requirements.
5. Approval from the Orange County Health Department is required prior to the issuance of
a building permit.
6. The hours of operation for the establishment shall be limited to 7:00 a.m. to 6:00 p.m.,
Monday through Friday and 7:00 a.m. to 4:00 p.m. on Saturday. Hours of operation shall
not exceed hours of operation of surrounding office buildings.
7. The sale of alcohol shall not be permitted.
8. No net public area or seating is permitted without further review and may require an
amendment to this Minor Use Permit.
9. 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 new use permit.
10. 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.
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 Minor Use
Permit file. The plans shall be identical to those approved by all City departments for
building permit issuance. The approved copy shall include architectural sheets only and
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shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the
elements approved by this Minor Use Permit and shall highlight the approved elements
such that they are readily discernible from other elements of the plans.
12. Prior to issuance of building permits, the project plans shall identify if the building is
protected with automatic fire sprinklers and/or a fire alarm system to the satisfaction of
the City’s Life Safety Services Division.
13. 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.
14. Trash receptacles for patrons shall be conveniently located outside of the establishment,
however, not located on or within any public property or right-of-way.
15. 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.
16. 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).
17. 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.
18. 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 containers.
19. 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.
20. 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.
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21. 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 The Lost Bean Minor Use Permit including, but not limited to, Minor Use Permit
No. UP2018-025 (PA2018-274). 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.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Minor Use Permit No. UP2018-025
PA2018-274
1200 Dove Street
Subject Property
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Attachment No. ZA 3
Project Description
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April 15, 2019
To Whom It May Concern:
The Lost Bean is very pleased to partner with Lincoln Property Company to design and integrate a grab
and go style outdoor kiosk (the “Kiosk”) that will benefit the tenants of Lincoln’s two owned office
properties (Redstone and 1201 Dove). As proposed, TLB would like to open and operate a grab and go
coffee shop Kiosk at 1200 Dove Street Newport Beach, which is an abandoned, under-utilized former
teller station building that is situated in the parking lot of the Redstone office property
This store will operate almost identical to an on-site office deli that exists and operates smoothly in
many office buildings in the area and greater Orange County and is common in many office buildings.
Along those lines, similar to this customary deli “café” in an office project, the operational hours of the
kiosk are consistent with the operational hours of the office property (e.g. 7am – 6pm weekdays and
7am-4pm on Saturday). In other words, whenever the Kiosk is open and operating, the Redstone office
property will also be open and operating. We anticipate needing 1 to 2 employees for the duration of
operating hours. As we have worked out with Lincoln, the employees will have access to the project
common restroom facilities in the adjacent 1300 Dove office building.
The Kiosk building itself is approximately 250 sf and therefore limits the amount of service and products
that can be provided. The internal operations will be similar to more traditional coffee shops such as our
stand-alone locations, or a Starbucks. The space will not include a full exhaust hood and food will not be
prepared on site; rather any food served will be prepared off site and sold as grab and go here.
Sample Menu:
Drinks:
Coffee, Tea, Espresso based drinks, Juices, Acai.
Sampling of Grab and Go food offerings:
Pastries, Grab and Go Sandwiches, Assorted Quiches and Frittatas.
(Note that these offerings will be prepared at another one of The Lost Bean’s certified kitchen facilities
and delivered fresh to this location as needed)
Thank you,
Bodie Rasmussen
The Lost Bean
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Attachment No. ZA 4
Project Plans
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REDSTONE
BANK BUILDING SHELL RENOVATION
CONCEPTUAL DESIGN | 05.01.2019
NEWPORT BEACH, CA
18
JAMBOREE RDMACARTHUR BLVDC
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3
SITE
VICINITY MAP
N.T.S.
Lincoln Property Company
114 Pacifica, Suite 370
Irvine, CA 92618 NEWPORT BEACH, CA # 2018-0991
REDSTONE - BANK BUILDING SHELL RENOVATION
MAY 1ST, 2019
CONCEPTUAL DESIGNArchitecture + Planning
888.456.5849
ktgy.com A1SCALE: 1” = 30’
0 15’ 30’60’EXISTING
SITE PLAN
SITE SUMMARY
GROSS LAND AREA: ±283,419 SF (±6.51 AC)
GROSS BUILDING AREA: ±177,864 SF
NET BUILDING AREA: ±151,184 SF
EXISTING PARKING: 624 STALLS
19
JAMBOREE RDMACARTHUR BLVDC
A
S
T
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3
SITE
VICINITY MAP
N.T.S.
Lincoln Property Company
114 Pacifica, Suite 370
Irvine, CA 92618 NEWPORT BEACH, CA # 2018-0991
REDSTONE - BANK BUILDING SHELL RENOVATION
MAY 1ST, 2019
CONCEPTUAL DESIGNArchitecture + Planning
888.456.5849
ktgy.com A2OVERALL CONCEPTUAL
SITE PLAN
SITE SUMMARY
GROSS LAND AREA: ±283,419 SF (±6.51 AC)
GROSS BUILDING AREA: ±177,864 SF
NET BUILDING AREA: ±151,184 SF
PARKING PROVIDED: 623 STALLS
PARKING REQUIRED: 606 STALLS*
PARKING RATIO: 4.1/1000**
LEGEND
ADA PATH OF TRAVEL TO ADA
PARKING, RESTROOMS AND PUBLIC
SIDEWALK
* Based on City of Newport Beach Parking Requirements:
Office 1/250 (151,184 sf) = 605 stallsTake-out service 1/250 (235 sf) = 1 stall
** Based on Net Building Area
(E) TRASHENCLOSURE
SCALE: 1” = 30’
0 15’ 30’60’
20
JAMBOREE RDMACARTHUR BLVDC
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3
SITE
VICINITY MAP
N.T.S.
Lincoln Property Company
114 Pacifica, Suite 370
Irvine, CA 92618 NEWPORT BEACH, CA # 2018-0991
REDSTONE - BANK BUILDING SHELL RENOVATION
MAY 1ST, 2019
CONCEPTUAL DESIGNArchitecture + Planning
888.456.5849
ktgy.com A3ENLARGED CONCEPTUAL
SITE PLANSCALE: 1” = 10’
0 5’ 10’20’
21
Lincoln Property Company
114 Pacifica, Suite 370
Irvine, CA 92618 NEWPORT BEACH, CA # 2018-0991
REDSTONE - BANK BUILDING SHELL RENOVATION
MAY 1ST, 2019
CONCEPTUAL DESIGNArchitecture + Planning
888.456.5849
ktgy.com A4
NOTE: REFER TO LANDSCAPE DRAWING FOR LANDSCAPING. SIGNAGE UNDER SEPARATE PERMIT
FINISHESMATERIALS
PAINT - “ROCK BOTTOM” SW7062 - SHERWIN WILLIAMSMETAL CANOPY 1A
A1 A1 A1
A1 A1A1
PROPOSED FUTURE
SIGN LOCATION
PROPOSED FUTURE
SIGN LOCATION
WEST ELEVATION
EAST ELEVATION
NORTH ELEVATION
SOUTH ELEVATION
1
3
2
4
SCALE: 1/4” = 1’-0”
0 2’ 4’8’
+15’-4”
+15’-4”+15’-4”
+15’-4”
CONCEPTUAL
ELEVATIONS
22
VIEW '1'VIEW '2'VIEW '3'VIEW '4'EQUIPMENT PLANS & SCHEDULE
K-11369-0104/18/1904/18/19
LOST BEAN DOVE STREETEQUIPMENT PLANEQUIPMENT SCHEDULE2EQUIPMENT ELEVATIONSDevelopment7DESIGNS+323
0'4' 8'16'1/8"=1'-0"LANDSCAPE SITE PLAN-BANK BUILDING SHELL RENOVATION1SCALE:NTREE LEGENDSIZEQTY*REMARKSWULCOLSDETAILBOTANICAL NAME / "COMMON" NAMESYMBOLPLANT FACTORCERCIS CANADENSIS 'FOREST PANSY'EASTERN REDBUD TREE 36" BOX 2 MULTI-TRUNK-M0.5BOTANICAL NAME / "COMMON" NAMESYMBOLFEIJOA SELLOWIANAPINEAPPLE GUAVA 15 GAL. 40 30" O.C./ (HEDGE)LSHRUB LEGENDLOMANDRA LONGIFOLIA 'BREEZE'DWARF MAT RUSH5 GAL. 69 30" O.C.LMUHLENBERGIA CAP. 'REGAL MIST'PINK MUHLY5 GAL. 39 30" O.C.LAGAVE ATTENUATAFOXTAIL AGAVE 15 GAL. 28 36" O.C.LOLEA EUROPAEA 'LITTLE OLLIE'DWARF OLIVE 15 GAL. 30 30" O.C./ (HEDGE)LPHORMIUM 'CREME DELIGHT'CREME DELIGHT NEW ZEALAND FLAX15 GAL. 51 30" O.CLNOTES:xCLIMATE ZONE - 24 (SUNSET WESTERN GARDEN BOOK)xPLANT QUANTITIES LISTED ARE FOR REFERENCE ONLY.xIT IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO QUANTIFY ALL PLANT MATERIALS AS SHOWN ON PLANSxWULCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) RATINGS SHOWN HEREON ARE FOR REGION 3 - SOUTH COASTALxALL PLANTER POTS SHALL BE FILLED WITH CONTAINER MIX PER SPECIFICATIONSxALL PLANTER AREAS SHALL RECEIVE GROUNDCOVER MULCH PER SPECIFICATIONSxALL AGAVES TO KEEP CLEAR FROM PAVING EDGESCLYTOSTOMA CALLISTEGIODES LAVENDER TRUMPET VINE15 GAL. 7 TRAIN TO VINE CABLEM0.5VINE LEGENDSIZEQTY*REMARKSWULCOLSDETAILBOTANICAL NAME / "COMMON" NAMESYMBOLPLANT FACTOR-------0.20.20.20.20.20.2FESTUCA GLAUCA'ELIJAH BLUE'BLUE FESCUE5 GAL. 135 18" O.C.-LSIZEQTY*REMARKSWULCOLSDETAILBOTANICAL NAME / "COMMON" NAMESYMBOLPLANT FACTOR0.2GROUNDCOVERLEGENDANIGOZANTHOS 'BUSH NUGGET'DWARF YELLOW KANGAROO PAW5 GAL. 24 24" O.C.LDESCRIPTIONMODIFIED PLANTING AREAS(E) TURF GRASS TO BE REMOVED &REPLACED W /NEW LOW WATER USE PLANTS1,040 SFQTY(E) HEDGES TO BE REMOVED &REPLACED W /NEW LOW WATER USE PLANTS700 SFCERCIS CANADENSIS'FOREST PANSY'AGAVE ATTENUATALOMANDRA LONGIFOLIA'BREEZE'MUHLENBERGIA CAP.'REGAL MIST'FEIJOA SELLOWIANAOLEA 'LITTLE OLLIE'PHORMIUM 'CREME DELIGHT' CLYTOSTOMA CALLISTEGIODESPLANT IMAGE PALETTEANIGOZANTHOS 'BUSH NUGGET'FESTUCA GLAUCASTUDIO-111562.901.1500studio-111.comLincoln Property Group114 Pacifica, Suite 370Irvine, CA 92618NEWPORT BEACH, CA # 2018-0991CONCEPTUAL PHASEAPRIL 16, 2019LANDSCAPE SITE PLAN-L1BANK BUILDING SHELL RENOVATIONN24
From:Crager, Chelsea
To:Garciamay, Ruby; Lee, Amanda
Subject:FW: June 27, 2019 - Zoning Administrator Staff Report and Agenda – PA2018-274
Date:Wednesday, June 26, 2019 5:40:37 PM
Attachments:image001.png
LB-DOVE.ST-04-24-19-K-1.pdf
Hi Amanda and Ruby,
This is additional materials from the applicant for tomorrow’s ZA meeting. Can we please have hard
copies available for the meeting?
CHELSEA CRAGER
Community Development Department
Associate Planner
ccrager@newportbeachca.gov
949-644-3227
From: Jennifer Weigand <jweigand@ktgy.com>
Sent: Wednesday, June 26, 2019 2:01 PM
To: Crager, Chelsea <ccrager@newportbeachca.gov>
Subject: RE: June 27, 2019 - Zoning Administrator Staff Report and Agenda – PA2018-274
Chelsea,
Please confirm that you received this updated floor plan with equipment layout for the coffee shop.
We want to make sure this is included in the staff report, so that this is the plan which is approved.
Thank you,
Jennifer Weigand
Senior Designer
KTGY Architecture + Planning
949.797.8306 Direct
949.851.2133 Main
Zoning Administrator - June 27, 2019
Item No. 2a Additional Materials Received By Applicant The Lost Bean Minor Use Permit (PA2018-274)
VIEW '1'VIEW '2'VIEW '3'VIEW '4'EQUIPMENT PLANS & SCHEDULE
K-13369-0104/18/1904/24/19
LOST BEAN DOVE STREET EQUIPMENT SCHEDULE2INTERIOR ELEVATIONSDevelopment7DESIGNS+1EQUIPMENT PLANZoning Administrator - June 27, 2019 Item No. 2a Additional Materials Received By Applicant The Lost Bean Minor Use Permit (PA2018-274)
June 27, 2019, Zoning Administrator Agenda Comments
Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach
92660 (949-548-6229)
Item 1. Draft Minutes of June 13, 2019
Page 1 of 3: under “Staff Present” the last name of the Zoning Administrator is missing:
“Rosalinh Ung, Zoning Administrator”
Page 2 of 3: in the first line paragraph 2, my name is misspelled: “Staff responded to Mr.
Mosier’s Mosher’s questions, …”
Item 2. The Lost Bean Minor Use Permit No. UP2018-025 (PA2018-274)
1. Section 1.2 (handwritten page 5): Is the restriction to “walk-up customers only” important
(see, E.4 on page 8)? If so, I see no condition of approval limiting the use to that. And the
design shown on page 22 looks very much like a drive-through one. Is there anything to
prevent drive-up customers and does it matter? Handwritten page 21 shows the windowed
side of the structure fronted by a 750 sf patio, access to which seems to be blocked by
curbs, planters and walls. But these are not shown on, and hard to reconcile with, the drive-
though-looking rendering on page 22. If this is indeed a pedestrian-only patio, it would seem
a tempting place for the operator to place chairs and tables in violation of Condition 9.
2. Condition 12 (handwritten page 11): Should this read “… the project plans shall identify if
that the building is protected with automatic fire sprinklers and/or a fire alarm system …”?
The word “if” implies the City would allow the project to proceed even if the notation on the
plans indicates Life Safety believes the fire protection is unsatisfactory. Which seems
strange. Why would the City sanction an unsafe use?
3. Condition 17 (handwritten page 11): I’m not sure why the delivery/trash hours need to
restricted in an office area like this (who would late hour operations disturb – and wouldn’t
they perhaps be even less disruptive?), but if they need to be, they are awkwardly
expressed. For example, what does “between the hours of 10:00 p.m. and 9:00 a.m. on
Sundays” mean? The only 10:00 p.m. on Sunday comes after 9:00 a.m, not before it
(keeping in mind, also Condition 6 prohibits the business from being open at all on
Sundays). To avoid these ambiguities I would suggest something like “Deliveries and refuse
collection for the facility are prohibited before 7:00 a.m. on weekdays and Saturdays, and
before 9:00 a.m. on Sundays and federal holidays, as well as after 10:00 p.m. on all days,
…”
Zoning Administrator - June 27, 2019
Item No. III.1a and Item No. 2b ADDITIONAL MATERIALS RECEIVED