HomeMy WebLinkAbout20160901_PC_Staff Report
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
September 1, 2016 Meeting
Agenda Item No. 2
SUBJECT: Lido Bottle Works CUP (PA2016-102)
3408 Via Oporto, Suites 102 and 103
Conditional Use Permit No. UP2016-027
Operator License No. OL2016-007
APPLICANT: Lido Bottle Works, LLC
OWNER: Lido Group Retail, LLC
PLANNER: Makana Nova, Associate Planner
(949) 644-3249, mnova@newportbeachca.gov
PROJECT SUMMARY
A conditional use permit to allow a restaurant, Lido Bottle Works, with late hours, a Type
41 (On Sale Beer and Wine) Alcoholic Beverage Control (ABC) license, and an outdoor
dining patio. The floor plan includes a 49-square-foot walk-in refrigeration unit to
facilitate off-sale beer and wine sales. Pursuant to NBMC 5.25, an Operator License is
required because the improvements result in a change in occupancy and the operation
includes hours past 11:00 p.m. in conjunction with alcohol service. If the Conditional
Use Permit is approved, staff will return at a future noticed hearing to revoke Use Permit
No. UP1849 and its subsequent amendment, Outdoor Dining Permit No. 005, Use
Permit No. UP1906, Planning Director’s Use Permit No. 18, and Outdoor Dining Permit
No. OD45.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2016-027 as
modified without the requested off-sale alcohol sales component (Attachment No.
PC 1).
INTRODUCTION
Project Setting
The proposed restaurant is located at the eastern side of Via Oporto, adjacent to
Newport Harbor. The property is developed with six buildings and the restaurant is
proposed within a 4,804-square-foot, two-story multi-tenant building. No parking is
provided on-site but is provided in a nearby 357 space parking structure located at 3434
Via Lido.
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VICINITY MAP
GENERAL PLAN ZONING
ON-SITE MU-W2 (Mixed-Use Water
Related)
MU-W2 (Mixed-Use
Water Related) Restaurant and Retail Building
NORTH MU-W2 (Mixed-Use Water
Related)
MU-W2 (Mixed-Use
Water Related)
Lido Marina Village Retail/Office
Destination
SOUTH MU-W2 (Mixed-Use Water
Related)
MU-W2 (Mixed-Use
Water Related)
Lido Marina Village Retail/Office
Destination
EAST Newport Harbor Newport Harbor Newport Harbor
WEST MU-W2 (Mixed-Use Water
Related)
MU-W2 (Mixed-Use
Water Related)
Lido Marina Village Retail/Office
Destination
Subject
Property
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The Property is part of Lido Marina Village, a commercial development that historically
includes a mix of retail, service, office, and restaurant uses. This development is
currently undergoing renovation and the establishment of new tenants throughout the
area. Lido Marina Village surrounds the subject property to the south, east, and west.
Newport Harbor is directly adjacent to the north. The adjacent marina also
accommodates several charter boats, which have operated in the area since the mid
1990’s and cater to private parties and special events in Newport Harbor. Site
photographs of the subject property are included as Attachment No. PC 4.
Project Description
Lido Bottle Works is a food service restaurant with an emphasis on craft beer and a
chef’s selection of complementary appetizers and dishes. The applicant requests a
conditional use permit for Suites 102 and 103 to allow a food service restaurant with late
hours, a Type 41 (on-sale beer and wine) Alcoholic Beverage Control (ABC) license,
and an outdoor dining patio. The 4,804-square-foot building is being remodeled and
consists of the proposed 1,234-gross-square-foot restaurant space and a smaller 1,316-
square-foot retail tenant space at the first floor level with office floor area above. The
retail and office portions of the building are not part of this application.
The restaurant provides 644 square feet of interior net public (seating and customer)
area, which accommodates 40 seats. The accompanying outdoor dining patio is 324
square feet in area with 24 seats. The floor plan includes a 49-square-foot walk-in
refrigeration unit to facilitate off-sale beer and wine sales. The off-sale component would
be included in the Type 41 (On Sale Beer and Wine) alcohol license issued by the
Department of Alcoholic Beverage Control. The proposed hours of operation for the
interior of the restaurant are 10:00 a.m. to 12:00, midnight, daily. Reduced hours of
10:00 a.m. through 11:00 p.m., Sunday through Wednesday, are proposed on the
outdoor dining patio. The applicant has provided a project description (Attachment No.
PC 5) and Table 2 provides a summary of the use as requested by the applicant.
Table 2. Summary of Applicant’s Request
UP2016-027 (PA2016-102)
Alcohol License Type 41 (On Sale Beer and Wine)
Net Public Area 644 square feet interior
324 square feet patio
968 total net public area
Seats 40 interior seats and
24 outdoor dining patio seats
64 seats total
Hours Interior: 10:00 a.m. to 12:00 midnight, daily (lights out 12:30 a.m.)
Patio: 10:00 a.m. to 12:00 midnight Thursday through Saturday*
Patio: 10:00 a.m. to 11:00 p.m., Sunday through Wednesday*
*(no patrons on patio after closing hour)
Retail Alcohol Sales: 10:00 a.m. to 10:00 p.m., daily
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A new CUP is required due to modifications to the floor plan, tenant space
configuration, and operational characteristics. The restaurant location was previously
allowed to operate (including on-sale beer and wine sales) pursuant to Use Permit No.
UP1849 and its subsequent amendments, Outdoor Dining Permit No. 005, Use Permit
No. UP1906, Planning Director’s Use Permit No. 18, and Outdoor Dining Permit No.
OD45. If the Conditional Use Permit is approved, staff will return at a future noticed
hearing to revoke these permits.
Pursuant to Chapter 5.25 of the NBMC, an Operator License issued by the Chief of
Police is required because the proposed improvements result in a change in occupancy
and the operation includes hours past 11:00 p.m. in conjunction with alcohol service.
Background
According to County records, the building was constructed in 1954 and was first utilized
as a restaurant in 1979.
On December 14, 1972, the Planning Commission approved Use Permit No. 1636
permitting construction of a 367-space, 5-story public parking garage. Over time, the
number of uses that rely upon the parking structure (including 3408 Via Oporto) to
satisfy code required parking increased as various restaurants obtained use permits
from the City.
On November 17, 1977, the Planning Commission approved Use Permit No. UP1849,
to allow a yogurt shop within Suite 102. The Use Permit was amended in 1983 to
convert the establishment to a take-out restaurant with beer and wine service. An
Outdoor Dining Permit was approved in 1996 for this suite.
On April 19, 1979, the City Council approved Use Permit No. UP1906 to allow the
establishment of a restaurant in Suite 103 that included beer and wine service and
outdoor dining. Several amendments and additions were approved over the years
including Planning Director’s Use Permit No. 18 and Outdoor Dining Permit No. OD45,
until the operator closed the business in 2009 and the building has been vacant since.
Lido Marina Village, including the project site, is currently undergoing an extensive
remodel, including improvements to the existing building facades, tenants, right-of-way,
and marina. On December 18, 2014, the Planning Commission approved CUP No.
UP2014-014 (PA2014-002) (Planning Commission Resolution No. 1966 provided as
Attachment No. PC 6), authorizing a comprehensive Parking Management Program for
Lido Marina Village. The Parking Management Program applies to approximately
112,029 square feet of commercial floor area under the common ownership of DJM
Capital Partners, including the proposed restaurant.
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DISCUSSION
The Zoning Code requires an analysis and consideration of the following topics:
consistency with the General Plan, Coastal Land Use Plan, and Zoning District, as well
as alcoholic beverage sales, late hours of operation (after 11:00 p.m.), outdoor dining,
parking, and the conditional use permit findings. Discussion of these topics is provided
in the following sections.
Consistency with General Plan/Coastal Land Use Plan/Zoning
The Land Use Element of the General Plan, Coastal Land Use Plan (CLUP), and
Zoning Code designate the properties within Lido Marina Village as Mixed-Use Water
Related (MU-W2 and MU-W per CLUP). Permitted uses include commercial
development on or near the bay in a manner that will encourage the continuation of
coastal-dependent and coastal-related uses, maintain the marine theme and character,
encourage mutually supportive businesses, encourage visitor-serving and recreational
uses, and encourage physical and visual access to the bay on waterfront commercial
and industrial building sites on or near the bay. The project would allow for reuse of an
existing restaurant, maintaining the character of the district. A restaurant is consistent with
the land use designation and zoning district with the approval of a use permit. The
proposed project requires a CUP to authorize late hours of operation after 11:00 p.m.
Under the General Plan land use designation and Zoning Code of MU-W2, the Floor Area
Ratio (FAR) for the subject property is limited to 0.5 for nonresidential development and
the six buildings on the property exceed the FAR limit at 1.08 FAR. The existing building
and ongoing alterations are allowed by Section 20.38.040 (Nonconforming Structures) of
the Zoning Code because the building renovations do not result in an increase in the gross
floor area or FAR.
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 retail and office. The nearest
residential uses are a mixed-use development that includes two residential units located
86 feet to the south on Via Lido. The draft resolution includes conditions of approval to
minimize negative impacts that the proposed restaurant may have to surrounding land
uses and ensure that the use remains compatible with the surrounding community.
In order to approve a CUP 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 follow must be considered:
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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 located within Police Reporting District 15, which includes Lido
Village, Cannery Village, and McFadden Square. For a map of the City of Newport
Beach Reporting Districts, see Attachment No. PC 7. A data sheet, which includes
alcohol related statistics from 2015, is provided in Attachment No. PC 8. A discussion of
these factors is provided below:
1. The crime rate in the reporting district and adjacent reporting districts as
compared to other areas in the City.
Reporting District Part One Crimes
(Serious offenses)
Part Two Crimes
(All other offenses)
Part One Crimes
Rate (per 100,000
people)
RD No. 15 175 589 6,268
RD No. 13 67 169 4,063
RD No. 16 102 156 4,311
RD No. 25 97 146 3,453
Newport Beach 2,339 3,841 2,740
The Part One Crimes Rate in Reporting District 15 (RD 15) is higher than the Part One
Crimes Rate for the City and adjacent districts. The crime rate in RD 15 is 369 percent
above the Citywide reporting district average. The higher crime rate is largely due to the
number of visitors to the Balboa Peninsula, the high concentration of restaurants, and
the high ratio of non-residential to residential uses. While the area does have a high
concentration of alcohol licenses, the findings can be made despite higher
concentrations of crimes as Lido Marina Village was designed to accommodate a
restaurant and the building has historically been occupied by a restaurant with alcohol
service. The service of on-sale alcoholic beverages would provide additional menu
options for customers and enhances the economic viability of Lido Marina Village.
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2. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and the adjacent reporting districts.
Reporting District DUI/Drunk Arrests Total Arrests Calls for Service
RD No. 15 89 625 9,734
RD No. 13 17 192 4,375
RD No. 16 14 159 4,250
RD No. 25 27 127 3,961
Newport Beach 449 3,523 102,056
RD 15 has a higher number of DUI/Drunk Arrests, Total Arrests, and Calls for Service
recorded in 2015 compared to adjacent reporting districts. From January 1, 2015
through December 31, 2015, the property was vacant and the Police Department
reported one call for service to the subject property from a cellular phone.
3. 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 subject property is located in a mixed-use district where residential development is
permitted above the first floor. However, Lido Marina Village does not currently include
any residential development and there are currently no plans to add residential units. A
mixed-use development that includes two residential units is located approximately 86
feet to the south along Via Lido. Additionally, multi-family residential development is
located 800 feet northeast of the property across Newport Harbor. The nearest place of
recreation, the beach, is located approximately one half mile to the west. The nearest
church, St. James Episcopal Church, is located 680 feet to the south of the subject
property along Via Lido and does not currently operate. The nearest school, Newport
Elementary School, is located approximately one mile to the southeast along West
Balboa Boulevard. The project site is not located in close proximity to a daycare center.
The proposed restaurant is otherwise surrounded by commercial retail and office uses
adjacent to the harbor.
The Balboa Peninsula is generally characterized by a high number of visitors, in which
commercial and residential zoning districts are located in close proximity to one another.
This location in Lido Marina Village has greater distance from sensitive land uses than
other commercial areas. The draft resolution includes conditions of approval to further
minimize negative impacts to surrounding land uses and ensure that on-sale alcohol
remains compatible with the surrounding community.
4. The proximity of the other establishments selling alcoholic beverages for either off-
site or on-site consumption.
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As reflected in the approved Parking Management Program, Lido Marina Village was
designed to accommodate multiple restaurants and the proposed restaurant is expected
to be located in close proximity to other food service establishments. This includes
Nobu, a restaurant with late hours, live entertainment, an outdoor dining patio, and a
Type 47 (On Sale General) alcohol license located at 3450 Via Oporto and Zinqué, a
restaurant with late hours, outdoor dining, and a Type 47 (On Sale General) alcohol
license located at 3440 Via Oporto. The RD 15 statistics indicate a high concentration of
alcohol licenses within this statistical area.
Reporting District Active ABC License Per Capita
RD No. 15 73 1 per 38 residents
RD No. 13 6 1 per 275 residents
RD No. 16 6 1 per 394 residents
RD No. 25 36 1 per 78 residents
County-wide 5,704 1 per 505 residents
The per capita ratio of one license for every 38 residents is higher than the adjacent
districts and the average ratio for Orange County. This is due to the higher
concentration of commercial land uses, alcohol licenses attributed to adjacent marina
operations, lower number of residential properties, and high number of restaurants in
Lido Marina Village, Cannery Village, and McFadden Square. While the proposed
restaurant is located in close proximity to other establishments, the location in Lido
Marina Village, an established commercial area, together with the proposed operational
characteristics would make the on-sale service of alcoholic beverages appropriate.
5. Whether or not the proposed amendment will resolve any current objectionable
conditions.
The existing commercial building has been vacant for several years. The property is
undergoing improvements to bring the building into compliance with Building and Fire
Code requirements.
Refer to Attachment No. PC 9 for a copy of the Police Department Memorandum.
Offering on-sale beer and wine alcohol service will complement the food service and
provide for the convenience of customers. The Police Department has no objections to
the on-sale consumption of alcohol given the proposed hours of operation, license type,
and location of the use.
The draft resolution includes conditions of approval to limit objectionable conditions
related to noise and trash from the establishment. All employees serving alcohol will be
required to be at least 21 years of age and receive ABC-required Licensee Education
on Alcohol and Drugs (LEAD) or Responsible Beverage Service (RBS) training
(Condition No. 42). Approval of this application will require the operator to obtain an
Operator License pursuant to Chapter 5.25 of the NBMC. The Operator License will
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provide enhanced tools to control noise, loitering, litter, disorderly conduct,
parking/circulation and other potential disturbances that could result from the use, and
will provide the Police Department with means to modify, suspend, or revoke the
operator’s ability to maintain late-hour operations.
Off-Sale Alcoholic Beverage Sales
In reviewing the restaurant request for retail alcohol sales for off-site consumption, the
Police Department has expressed concern with this proposed component. The off-sale
component was not previously a part of the existing restaurant operation and would add
a new off-sale alcohol outlet within an over-concentrated Police Reporting District
(RD15). As a result, the Police Department believes the off-sale component could result
in an increased demand for Police Services. Therefore, staff recommends that the use
and plans be modified to remove this component of the business operation as shown in
the draft resolution for approval (Attachment No. PC 1).
Late Hours of Operation
Pursuant to Section 20.48.090 (Eating and Drinking Establishments) of the Newport
Beach Municipal Code, the Planning Commission must consider the following potential
impacts upon adjacent or nearby uses when reviewing an application to allow late-hour
operations1:
1. Noise from music, dancing, and voices associated with allowed 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.
Planning and Police Department staff recommend approval of the requested hours of
operation for the establishment. In comparison with other restaurants that close at 2:00
a.m., the 12:00 midnight closing hour will assist the Police Department by not adding an
additional restaurant with a 2:00 a.m. closing hour on the Peninsula. Staggered closing
hours assist the Police so that not all patrons of late hour establishments leave the area
at the same time.
1 Late Hour Operations. Facilities that provide service after 11:00 p.m. any day of the week. (NBMC Sec.20.70.020)
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The outdoor dining patio provides 24 seats and is proposed to close at 11:00 p.m.
Sunday through Wednesday and at 12:00 midnight, Thursday through Saturday. Patio
speakers will be oriented toward the interior dining room where the music is expected to
be played for background level ambiance. The nearest residential uses are located
approximately 86 feet to the south at 3388 Via Lido, which is developed with two
dwelling units on the upper three floors above two levels of retail/office. The nearest
residential properties across Newport Harbor are 800 feet to the northeast at 3121 West
Coast Highway, a multi-family condominium building. Noise impacts are not anticipated
and compliance with the noise ordinance is required. Dancing and live entertainment
are not proposed. Conditions of approval provided in the draft resolution require the
music on the outdoor dining patio to be turned off at 10:00 p.m. as this hour is
consistent with the change in the noise standard in the Municipal Code. The Police
Department supports closing hour of 11:00 p.m. and 12:00 midnight for the outdoor
dining patio (Attachment No. PC 9) and Planning Division staff concurs as it would
reduce the potential effects of exterior noise resulting from the outdoor dining patio.
The proposed use will not necessitate high levels of lighting or illumination and any
outdoor lighting must conform to Newport Beach Municipal Code Section 20.30.070
(Outdoor Lighting).
The hours of operation will result in increased late-hour pedestrian and vehicular activity
in and around Lido Marina Village. Most traffic is likely to access the area via Newport
Boulevard and Via Lido. In conjunction with the operator license application, the
applicant has submitted a security plan for both the tenant (Attachment No. PC 10) and
the Lido Marina Village development (Attachment No. PC 11). The Police Department
has reviewed the security plans to ensure that adequate security measures are in place
for Lido Marina Village as a whole.
The applicant has demonstrated that sufficient trash and recycling areas will be
provided throughout the center. Based on the size of the remodeled building, a total of
32 square feet of trash and recycling areas are required per Section 20.30.120 (Solid
Waste and Recyclable Materials Storage) of the Zoning Code. An approximately 100-
square-foot trash enclosure that accommodates four dumpsters will be provided in the
adjacent retail/office building at 3400 Via Oporto and is adequate to serve the needs of
the proposed restaurant.
Outdoor Dining
The requested outdoor dining patio hours are compatible with the goals established for
Lido Marina Village. Land Use Goal 6.9 (Lido Village) of the General Plan emphasizes
the need for, “a pedestrian-oriented village environment that reflects its waterfront
location, providing a mix of uses that serves visitors and local residents.” The tenant
space is located adjacent to the boardwalk and marina along Newport Harbor, which
connects through Lido Marina Village to the mixed-use property to the south. The
outdoor dining area will not inhibit the width of the boardwalk area and pedestrian
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easement adjacent to the harbor. The proposed outdoor dining patio provides an
additional amenity for coastal visitors to enjoy the bay frontage.
Parking
Parking for Lido Marina Village is provided nearby in a structure at 3434 Via Lido and
along Via Lido and Via Oporto that accommodate the proposed use.
In November, 2014, a parking study was prepared in conjunction with a Parking
Management Program for Lido Marina Village. The study details the availability of
parking in the street and in the nearby parking structure. The Parking Management
Program approved by Planning Commission Resolution No. 1966 (Attachment No. PC
6) for Lido Marina Village allows the center to be occupied up to a certain occupancy
threshold whereupon a new parking study will be conducted based on real-time data to
determine whether additional off-site parking is necessary or if the existing parking
available is sufficient. When this occurs, the Parking Management Program will be
reviewed by the Planning Commission again. The proposed restaurant does not exceed
the identified occupancy thresholds as indicated in the attached food service tracking
table (Attachment No. PC 12) and thus, a new parking study and subsequent Planning
Commission review of the parking are not required at this time.
The proposed restaurant is located in an area that is subject to a captive market and
results in shared trips, different peak periods for a variety of land uses, and a high level
of pedestrian and bicycle activity. These characteristics will reduce the parking demand
to a number lower than the required parking.
CUP Findings
The floor plan and operational changes to accommodate a new restaurant at this location
are considered substantial changes in operation that require the approval of a new CUP.
Pursuant to Section 20.52.020.F (Findings and Decision) of the Newport Beach
Municipal Code, the Planning Commission must make the following findings in order to
approve a CUP:
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 this Zoning Code and the Municipal Code;
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
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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 sufficient facts exist in support of each finding but that the operation
should be modified to remove the requested off-sale alcohol sales component. The
operation is defined as a eating and drinking establishment (Food Service, Late Hours)
and is consistent with the purpose and intent of MU-W2 (Mixed-Use Water Related)
General Plan land use designation and Zoning District. The MU-W2 designation applies
to waterfront properties in which marine-related uses may be intermixed with general
commercial, visitor-serving commercial, and residential dwelling units on the upper
floors. Food Service uses can be expected to be found in this area and similar locations
and are complementary to the surrounding commercial uses through compliance with
the proposed conditions of approval.
The proposed restaurant is expected to serve as a supporting food service tenant within
Lido Marina Village. The building is physically suitable and the location is compatible
with the area as the location has previously been utilized as a restaurant and is not
located in an area directly adjacent to residential land uses. As conditioned, it is
expected to operate in an effective manner that is compatible with the surrounding land
uses in Lido Marina Village.
The proposed project will comply with Newport Beach Municipal Code standards for
restaurants. The proposed renovations are expected to have a positive impact on the
overall economic health of the community and promote further revitalization of the other
commercial properties within Lido Marina Village. Therefore, staff believes that the
proposed restaurant and operational characteristics are appropriate for this location.
Alternatives
1. The Planning Commission may suggest specific project modifications or
operational changes that are necessary to alleviate concerns. If the Planning
Commission determines off-sale alcohol sales should be allowed, alternative
Conditions of approval are provided as Attachment No. PC 3 for consideration.
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 is categorically exempt under Section 15301, of the California
Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). The Class
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1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing,
or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The
proposed project involves the interior alteration of an existing building developed as a
restaurant. Therefore, the project qualifies for a categorical exemption under Class 1.
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 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 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:
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Alternative Conditions for Retail Alcohol Sales
PC 4 Site Photos
PC 5 Applicant’s Project Description
PC 6 Planning Commission Resolution No. 1966
PC 7 Police Reporting Districts Map
PC 8 Police Department Crime and Alcohol-Related Statistics
PC 9 Police Department Memorandum
PC 10 Lido Bottle Works Security Plan
PC 11 Lido Marina Village Security Plan
PC 12 Food Service Tracking Table
PC 13 Project Plans
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Attachment No. PC 1
Draft Resolution with
Findings and Conditions
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT NO. UP2016-027 FOR A FOOD
SERVICE, EATING AND DRINKING ESTABLISHMENT WITH
LATE HOURS, A TYPE 41 ALCOHOL LICENSE, AND
OUTDOOR DINING PATIO LOCATED AT 3408 VIA OPORTO,
SUITES 102 AND 103 (PA2016-102)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Eric Paine representing Lido Bottle Works, LLC, with respect
to property located at 3408 Via Oporto, Suites 102 and 103, and legally described as
Parcel 1 of Parcel Map No. 59-17 (Resubdivision No. 416), consisting of Lots 16 through
21 in Tract 907, as shown on a map recorded in Book 47 Pages 39, of Miscellaneous
Maps, records of Orange County, California. The applicant requests approval of a
conditional use permit.
2. The applicant proposes a conditional use permit to allow a restaurant, Lido Bottle
Works, with late hours, a Type 41 (On Sale Beer and Wine) Alcoholic Beverage
Control (ABC) license, and an outdoor dining patio. As requested, the floor plan
includes a 49-square-foot walk-in refrigeration unit to facilitate off-sale beer and wine
sales.
3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning
District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water
Related).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-W (Mixed-Use Water Related).
5. A public hearing was held on September 1, 2016, in the Council Chambers 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 Planning Commission at this
meeting.
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) under Class 1 (Existing
Facilities).
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2. The Class 1 exemption includes the operation, repair, maintenance, permitting,
leasing, licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving negligible or no expansion
of use. The proposed project involves the interior alteration of an existing eating and
drinking establishment. Therefore, the project qualifies for a categorical exemption
under Class 1.
SECTION 3. REQUIRED 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:
Finding:
A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of
the Zoning Code.
Facts in Support of Finding:
1. The purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is to
maintain a healthy environment for residents and businesses. Alcohol service is intended
for the convenience of customers dining at the restaurant. Operational conditions of
approval recommended by the Planning Division and Police Department relative to the
sale of alcoholic beverages including the requirement to obtain an Operator License
will ensure compatibility with the surrounding uses and minimize alcohol-related
impacts.
2. The subject property is located in an area with a significant variety of land uses
including commercial, retail, office, and marine-related resources. The business hours,
operational characteristics (without the retail sales of alcohol for off-site consumption),
and floor plan have been limited so as to maintain the compatibility of the proposed
use with surrounding land uses.
3. The Balboa Peninsula is generally characterized by a high number of visitors, in which
commercial and residential zoning districts are located in close proximity to one
another. This location in Lido Marina Village is a greater distance from sensitive land
uses than other commercial areas. The draft resolution includes conditions of approval
to further minimize negative impacts to surrounding land uses and ensure that the use
remains compatible with the surrounding community.
4. The off-sale request is an additional component beyond what the existing restaurant
had and could increase the demand for Police Services in an over-concentrated area
for alcohol licenses within Reporting District No. 15.
Pursuant to Section 20.22.020 (Mixed-Use Zoning Districts, Land Uses and Permit
Requirements) of the Newport Beach Municipal Code, eating and drinking establishments
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classified as Food Service, Late Hours, require the approval of a conditional use permit within
the MU-W2 (Mixed-Use Water Related) Zoning District.
In accordance with Section 20.52.020.F (Conditional Use Permit, Findings and Decision) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
B. The use is consistent with the General Plan and any applicable Specific Plan.
Facts in Support of Finding:
1. The MU-W2 (Mixed-Use Water Related) General Plan and CLUP land use
designations apply to waterfront properties in which marine-related uses may be
intermixed with general commercial, visitor-serving commercial, and residential
dwelling units on the upper floors. Although the subject property and surrounding
development does not include residential uses, the proposed eating and drinking
establishment is consistent with the visitor-serving land uses intended for the MU-W2
(Mixed-Use Water Related) land use designation of the General Plan and CLUP.
2. The requested outdoor dining patio hours are compatible with the goals established for
Lido Marina Village. Land Use Goal 6.9 (Lido Village) of the General Plan emphasizes
the need for “a pedestrian-oriented village environment that reflects its waterfront
location, providing a mix of uses that serve visitors and local residents.” The proposed
use and outdoor dining patio provides an additional amenity for visitors to enjoy the
bay frontage.
3. Land Use Element Policy LU5.2.2 (Buffering Residential Areas) suggests that
commercial uses adjoining residential neighborhoods should be designed to be
compatible and minimize impacts to these uses. Turning music at the patio off at 10:00
p.m. will ensure that noise impacts to residents across Newport Harbor are minimized.
4. The Circulation Element Goal 7.1 (Parking) is to ensure that an adequate supply of
convenient parking is available throughout the City. Analysis provided by the Lido
Marina Village Parking Demand Analysis and in accordance with the approved Parking
Management Program [Planning Commission Resolution No. 1966, Conditional Use
Permit No. UP2014-014 (PA2014-002)] demonstrates that an adequate supply of
parking will be provided based upon the shared use of parking within Lido Marina
Village.
5. The project site is not located within a Specific Plan area.
Finding:
C. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
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Facts in Support of Finding:
1. The MU-W2 (Mixed-Use Water Related) zoning district applies to waterfront properties
in which marine-related uses may be intermixed with general commercial, visitor-
serving commercial, and residential dwelling units on the upper floors. Eating and
drinking establishments classified as Food Service, Late-Hours require the approval of
conditional use permit within the MU-W2 (Mixed-Use Water Related) Zoning District.
2. Section 20.48.090 (Eating and Drinking Establishments) of the Zoning Code states
that all activities shall be conducted entirely within an enclosed structure, with the
exception of checking patron’s identification, valet parking activities, and outdoor
dining. The restaurant will comply with these provisions based upon the project plans
and conditions of approval.
3. Section 20.48.090.F.3.b (Eating and Drinking Establishments, Outdoor Dining) also
requires that the review authority consider the relationship of outdoor dining to
sensitive noise receptors. The outdoor dining patio closing hour of 11:00 p.m., Sunday
through Wednesday and 12:00 midnight, Thursday through Saturday, will minimize
noise impacts to residents located across Newport Harbor and along Via Lido.
4. The proposed use and required parking is consistent with the Lido Marina Village
Parking Management Program [Conditional Use Permit No. UP2014-014 (PA2014-
002)].
5. As conditioned, the proposed project will comply with Newport Beach Municipal Code
standards for eating and drinking establishments.
6. The eating and drinking establishment is consistent with the Lido Marina Village
Design Guidelines. The renovation of the existing establishment will support local
establishments within Lido Marina Village and improve the pedestrian experience.
7. The existing development is nonconforming to the 0.5 Floor Area Ratio (FAR). The
existing building and ongoing alterations are allowed by Section 20.38.040
(Nonconforming Structures) of the Zoning Code because the building renovations do not
result in an increase in the gross floor area or FAR.
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. An eating and drinking establishment has operated in these suites since 1977 and
1979. The location is compatible with other commercial uses in the area and serves as
a supporting use within the Lido Marina Village retail commercial area. The eating and
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drinking establishment also serves as an important visitor-serving use that benefits the
area, which is in furtherance of the City’s Coastal Land Use Plan and the Coastal Act.
2. The subject property is located in a relatively dense commercial village area with
multiple uses within a short distance of each other. Lido Marina Village is conducive to
a significant amount of walk-in patrons. No on-site parking is available for the subject
property but adequate parking is provided in the Lido Marina Village parking structure
and adjacent streets (Central Avenue and Via Oporto) as authorized under the
approved Parking Management Program for Lido Marina Village [Conditional Use
Permit No. UP2014-014 (PA2014-002)].
3. The operational conditions of approval will promote compatibility with the surrounding
uses. The floor plan provides tables and counter areas to accommodate 40 interior
seats and 24 outdoor dining patio seats. The restaurant closes at 12:00 midnight,
which is earlier than other uses on the Peninsula and minimizes the demand for police
services in the area. The applicant is required to maintain substantial conformance
with the approved floor plan in conjunction with a Type 41 (On Sale Beer and Wine)
alcohol license so that the restaurant’s primary use is an eating and drinking
establishment and not a bar, lounge, or night club.
4. The business operation does not include live entertainment or dancing.
5. The proposed use will not necessitate high levels of lighting or illumination and all
outdoor lighting must conform to Newport Beach Municipal Code Section 20.30.070
(Outdoor Lighting).
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 project site is located within an existing commercial building and the tenant space
is designed and developed for an eating and drinking establishment. The design, size,
location, and operating characteristics of the use are compatible with the surrounding
Lido Marina Village development. The existing tenant space on the subject property has
historically been occupied by an eating and drinking establishment.
2. The outdoor dining area will not inhibit the width of the boardwalk area and pedestrian
easement adjacent to the harbor. The proposed outdoor dining patio provides an
additional amenity for coastal visitors to enjoy the bay frontage.
3. Adequate public and emergency vehicle access, public services, and utilities exist for
the existing development. Access is provided by Via Oporto and Central Avenue from
Via Lido. All utilities presently exist in the vicinity.
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4. The design of the tenant improvements will comply with all Building, Public Works, and
Fire Codes, and must be approved by the Orange County Health Department.
Finding:
F. 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.
Facts in Support of Finding:
1. The tenant improvements to the existing eating and drinking establishment should
have a positive impact on the area and may promote further revitalization of
commercial properties located in Lido Marina Village. The eating and drinking
establishment will serve the surrounding community.
2. The project includes conditions of approval to ensure that potential conflicts with the
surrounding land uses are minimized to the greatest extent possible. Turning the music
off at 10:00 p.m. on the patio will ensure the restaurant will remain in compliance with
Chapter 10.26 (Community Noise Control) of the Newport Beach Municipal Code.
3. The restaurant does not include live entertainment or dancing.
4. The project includes conditions of approval to ensure that potential conflicts with the
surrounding land uses are minimized to the greatest extent possible. The alcohol service
on-site has been conditioned to prohibit off-sale alcohol sales. The limited hours reduce
impacts to surrounding land uses and sufficient parking is available in the parking
structure to accommodate the eating and drinking establishment. The operator is
required to take reasonable steps to discourage and correct objectionable conditions that
constitute a nuisance within the facility, adjacent properties, or surrounding public areas,
sidewalks, or parking lots of the restaurant, during business hours, if directly related to
the patrons of the establishment.
5. Staff will return at a future noticed hearing to revoke Use Permit No. UP1849 and its
subsequent amendment, Outdoor Dining Permit No. 005, Use Permit No. UP1906,
Planning Director’s Use Permit No. 18, and Outdoor Dining Permit No. OD45.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Conditional
Use Permit No. UP2016-027 (PA2016-102), subject to the conditions set forth in Exhibit
A, which is attached hereto and incorporated by reference.
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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 1ST DAY OF SEPTEMBER, 2016.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Kory Kramer, Chairman
BY:_________________________
Peter Zak, Secretary
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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, 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. UP2016-027 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions)
of the Newport Beach Municipal Code, 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 Use
Permit.
5. This 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. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Conditional Use Permit or the
processing of a new Conditional Use Permit.
7. 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.
8. 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.
9. 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.
10. 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
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for 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 readily discernible from other elements of the
plans.
11. The hours of operation for the interior of the restaurant shall be limited from 10:00 a.m.
through 12:30 a.m., daily. The doors shall be closed to new customers one half hour
prior to the closing hour.
12. The hours of operation for the outdoor dining patio shall be limited between 10:00 a.m.
and 12:00 midnight, Thursday through Saturday, and between 10:00 a.m. and 11:00
p.m., Sunday through Wednesday. No patrons shall be on the patio after the stated
hours.
13. That the “net public area” of the restaurant shall not exceed 644 square feet for the
interior of the subject restaurant facility.
14. Off-sale alcohol sales shall be prohibited. Prior to the issuance of building permits, the
project plans shall be modified to remove the proposed reach-in/walk-in cooler and
retail alcohol sales display areas from the floor plans.
15. The accessory outdoor dining shall be used only in conjunction with the related adjacent
establishment. The outdoor dining patio shall be limited to 324 square feet in area.
16. The restaurant and patio seats shall be configured in a dining room setting. The dining
tables and chairs are not permitted to be moved to create standing areas for food and
beverage service to patrons.
17. 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 permits.
18. The restaurant and patio areas may be used for private parties provided that said use
is not a promotional activity and/or does not require a City issued Special Event
Permit.
19. The height of the boundary wall of the accessory outdoor dining area shall be marked
on the approved plans. Fences, walls, or similar barriers shall serve only to define the
outdoor dining area and not constitute a permanent all weather enclosure.
20. There shall be no live entertainment or dancing allowed on the premises.
21. A comprehensive security plan for the permitted uses shall be submitted for review and
approval by the Newport Beach Police Department (NBPD). The procedures included in
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the plan and any recommendations made by the NBPD shall be implemented and
adhered to for the life of the Conditional Use Permit.
22. The installation of roof coverings shall not have the effect of creating a permanent
enclosure. The use of umbrellas for shade purposes shall be permitted. The use of
any other type of overhead covering shall be subject to review and approval by the
Community Development Director and may require an amendment to this permit.
23. All proposed signs shall be in conformance with any approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code.
24. No temporary “sandwich” signs shall be permitted, either on-site or off-site, to
advertise the restaurant facility. Temporary signs shall be prohibited in the public right-
of-way unless otherwise approved by the Public Works Department in conjunction with
the issuance of an encroachment permit or encroachment agreement.
25. All lighting shall conform to 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.
26. 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 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
27. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise 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.
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28. An outdoor sound system shall be permitted within the outdoor dining areas for music
played at a background level. Music on the outdoor dining patios shall be turned off at
10:00 p.m. daily. Sound shall adhere to Chapter 10.26 of the Newport Beach Municipal
Code.
29. 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.
30. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (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.
31. All trash shall be stored within the building, except when placed for pick-up by refuse
collection agencies. 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).
32. Trash receptacles for patrons shall be conveniently located inside 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 all abutting sidewalks within 20 feet of the premises.
33. 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.
34. 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 Lido Bottle Works CUP including, but not limited
to, Conditional Use Permit No. UP2016-027 (PA2016-102). 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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Police Department Conditions
35. The operator of the establishment shall secure and maintain an Operator License
pursuant to Chapter 5.25 of the Municipal Code. In no case shall the establishment be
permitted to operate beyond the hours of 12:00 midnight, daily.
36. The Operator License required to be obtained pursuant to Chapter 5.25 of the Municipal
Code, may be subject to additional and/or more restrictive conditions such as a security
plan to regulate and control potential late-hour nuisances associated with the operation of
the establishment.
37. 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.
38. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge, or
nightclub as defined by the Newport Beach Municipal Code.
39. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
40. 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.
41. Food service from the regular menu shall be available to patrons up to thirty (30)
minutes before the scheduled closing time.
42. 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.
43. 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, and debris 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.
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44. 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.
45. “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).
46. 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.
Fire Department Conditions
47. 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. California Fire Code Section 609.2.
48. Each required commercial kitchen exhaust hood and duct system required by Section
609 with a Type I hood shall be protected with an approved automatic fire-
extinguishing system installed , complying with UL300, in accordance with the fire
code (C.F.C Section 904.11).
49. As per California Building Code Table 1015.1, two exits are required when the
occupant load exceeds 49. Exits are not allowed to pass through kitchen areas. If
there is not a direct exit from the patio area, then two exits will be required from the
restaurant area. Where two exits are required, the exit doors shall be placed a
distance apart equal to not less than one-half of the length of the maximum overall
diagonal dimension of the building or area to be served measured in a straight line
between exit doors.
Building Division Conditions
50. The applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. A building permit is required to allow the change in use to an eating
and drinking establishment. 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. Complete sets of drawings
including architectural, electrical, mechanical, and plumbing plans shall be required at
plan check.
51. Approval from the Orange County Health Department is required prior to the issuance of
a building permit.
52. Strict adherence to maximum occupancy limits is required.
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53. Public sanitation facilities shall be available to the general public (patrons) during regular
business hours of the operation, unless otherwise approved by the Building Division.
54. A grease interceptor shall be installed prior to the establishment opening for business to
the satisfaction of the Building Division.
55. A covered wash-out area for refuse containers and kitchen equipment, with minimum
useable area dimensions of 36-inches wide, 36-inches deep and 72-inches high, shall
be provided, and the area shall drain directly into the sewer system, unless otherwise
approved by the Building Director and Public Works Director in conjunction with the
approval of an alternate drainage plan.
56. Prior to the issuance of building permits, the project plans shall demonstrate that the
restroom access shall provide clearances for accessibility (Ch.11B).
57. The restaurant shall provide accessible access/seating to all functional areas.
58. Kitchen exhaust fans shall be installed/maintained in accordance with the California
Mechanical Code. A permit from the South Coast Air Quality Management District
shall be obtained for the control of smoke and odor.
59. Portable propane heaters shall be prohibited on the outdoor patio. Natural gas or electric
heaters are allowed if installed per their listing and the California Electrical or Plumbing
Code.
Public Works Conditions
60. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
30
Attachment No. PC 2
Draft Resolution for Denial
31
INTENTIONALLY BLANK
P
A
G
E
32
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, DENYING
CONDITIONAL USE PERMIT NO. UP2016-027 FOR A FOOD
SERVICE, EATING AND DRINKING ESTABLISHMENT WITH
LATE HOURS, A TYPE 41 ALCOHOL LICENSE, AND
OUTDOOR DINING PATIO LOCATED AT 3408 VIA OPORTO,
SUITES 102 AND 103 (PA2016-102)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Eric Paine representing Lido Bottle Works, LLC, with respect
to property located at 3408 Via Oporto, Suites 102 and 103, and legally described as
Parcel 1 of Parcel Map No. 59-17 (Resubdivision No. 416), consisting of Lots 16 through
21 in Tract 907, as shown on a map recorded in Book 47 Pages 39, of Miscellaneous
Maps, records of Orange County, California. The applicant requests approval of a
conditional use permit.
2. The applicant proposes a conditional use permit to allow a restaurant, Lido Bottle
Works, with late hours, a Type 41 (On Sale Beer and Wine) Alcoholic Beverage
Control (ABC) license, and an outdoor dining patio. As requested, the floor plan
includes a 49-square-foot walk-in refrigeration unit to facilitate off-sale beer and wine
sales.
3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning
District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water
Related).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-W (Mixed-Use Water Related).
5. A public hearing was held on September 1, 2016, in the Council Chambers 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 Planning Commission at this
meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. 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.
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Planning Commission Resolution No. ####
Page 2 of 3
05-26-2016
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020.F (Findings and Decision) and Section 20.48.030
(Alcohol Sales) of the Zoning Code, eating and drinking establishments classified as “Food
Service, Late Hours” located within the MU-W2 (Mixed-Use Water Related) Zoning District
require the approval of a conditional use permit. The Planning Commission may approve a
use permit only after making each of the five required findings set forth in Section
20.52.020.F. In this case, the Planning Commission was unable to make the required findings
based upon the following:
1. The Planning Commission determined, in this case, that the proposed use permit for
the food service, late hours use is inconsistent with the legislative intent of Title 20 of
the NBMC.
2. The proposed alcohol license would lead to a proliferation of alcohol licenses in an
area that is already over-concentrated with alcohol licenses.
3. The design, location, size, and operating characteristics of the use are not compatible
with the allowed uses in the vicinity.
4. The site is not physically suitable in terms of design, location, shape, size, operating
characteristics. The property does not provide on-site parking to accommodate the
proposed use. The Planning Commission does not consider the existing structure on
the subject property a unique circumstance resulting in any necessity to warrant
approval for a reduction in the off-site parking requirement through the approval of a
parking management program.
5. The proposed eating and drinking establishment is neither required by code nor
necessary for the enjoyment of the property. If desired, and as shown through
previously approved building permits, the subject property can be utilized to comply
with the requirements of the NBMC and be used for general commercial or retail uses.
6. The subject property is consistent in orientation, size and shape with typical lots in this
neighborhood which are designed with commercial and mixed-use development.
Although, the existing structure is currently developed with infrastructure for an eating
and drinking establishment, less parking than what the Zoning Code provides for could
prove detrimental to Lido Marina Village. Parking is already deficient in this district.
Operation of the use at the location proposed would be detrimental to the harmonious
and orderly growth of the City.
7. Granting of the use permit would provide special privileges to the subject property as
the City has required the minimum parking provided by the Zoning Code in similar
circumstances with nonconforming commercial uses.
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Planning Commission Resolution No. ####
Page 3 of 3
05-26-2016
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use
Permit No. UP2016-027 (PA2016-102), 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 1ST DAY OF SEPTEMBER, 2016.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Kory Kramer, Chairman
BY:_________________________
Peter Zak, Secretary
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Attachment No. PC 3
Alternative Conditions for Retail Alcohol
Sales
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ALTERNATIVE OFF-SALE ALCOHOL CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Should the off-sales use be approved, the Police Department and Planning Division
staff suggest the below conditions be imposed in order to mitigate potential public safety
problems and work towards eliminating the potential liquor store concern:
Police Department Conditions
1. There shall be no retail display or “walk-in/reach-in-cooler” directly accessible to
the public on premises.
2. There shall be no exterior signs advertising off-sales of alcohol.
3. There shall be no off-sales of alcohol permitted after 8:00 p.m., daily.
4. Off-sale retail alcohol sales shall consist of bottles only. Retail sales of growlers
or kegs (64 oz. or more) shall not be permitted.
5. The walk-in/reach-in cooler area shall be limited to 50 square feet in area.
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Attachment No. PC 4
Site Photos
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Via Oporto and Secret Alley Intersection in Lido Marina Village Façade improvements at waterfront properties along Via Oporto
Façade improvements at waterfront properties along Via Oporto
Façade improvements at waterfront properties along Via Oporto 43
Tenant frontage along Newport Bay facing south
Proposed outdoor dining location at tenant suite
Tenant frontage along Newport Bay facing north
Tenant frontage along Newport Bay
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Attachment No. PC 5
Applicant’s Project Description
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A R C H I T E C T U R E A N D I N T E R I O R S
3412 Via Lido Newport Beach California 92663 T: 949 500 9416
PROJECT DESCRIPTION FOR LIDO BOTTLE WORKS (revised 7-25-16)
Project Address: 3408 Via Oporto, Suite 103, Newport Beach, CA 92663
The proposed project consists of the tenant improvement of an existing 1st floor suite in an existing 2
story commercial building, into a boutique restaurant.
Lido Bottle Works will be a boutique restaurant owned by Newport Beach natives opening at Lido
Marina Village and offering a wide array of food as part of a full menu of California coastal cuisine
along with offerings of carefully curated non-alcoholic beverages, small batch wine and craft beer.
The food will be focused on locally sourced and seasonal ingredients to provide an exceptional yet
casual waterfront dining experience. There will be an emphasis on pairing of wine/beer with each of
the individual food items as well as a chef’s tasting menu which will allow for a multi-course sampling
of the menus highlights. The interior furnishings will include a modern nautical inspired theme with
warm wood finishes. There will be a full service kitchen as well as a small retail section of the store
with unique wine and beer selections. This bottle shop portion of the space will allow for unopened
wine and beer to be sold along with food to go. No brewing or food processing is proposed.
The proposed project will add to the existing/approved mix of restaurants in the Lido Marina Village
development, by adding a casual dining experience with innovative offerings that are rooted in local
artisanal production.
Site Information
Proposed CUP Tabulations:
1,234 sq. ft. (indoor seating)
324 sq. ft. (outdoor seating)
TOTAL: 1,558 sq. ft.
Landscaping: Refer to approved CUP UP2014-014 (PA2014-002)
No site work improvement under Lido Bottle Work’s scope of
work.
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A R C H I T E C T U R E A N D I N T E R I O R S
3412 Via Lido Newport Beach California 92663 T: 949 500 9416
Paving: Refer to approved CUP UP2014-014 (PA2014-002
No site work improvement under Lido Bottle Work’s scope of
work.
Parking Refer to approved CUP UP2014-014 (PA2014-002
No site work improvement under Lido Bottle Work’s scope of
work.
Operations, Food and Beverage
Hours of operation to serve breakfast, lunch and dinner (see attached menus):
Interior Dining: Monday – Sunday: 10am – 12am
Exterior Dining: Sunday – Wednesday: 10am – 11pm
Exterior Dining: Thursday – Saturday: 10am – 12am
Offsite Sales: Monday – Sunday: 10am – 10pm
The restaurant will provide the following beverage items:
Soft Drinks
Coffee
Beer
Wine
Alcohol License type: 41
Food to Alcohol sales ratio: 70% Food / 30% Beer and Wine (Off-site consumption sales will
account for 5% of total beer and wine sales)
Employees per shift: 6
Seating Capacity (see attached
Furniture Plan): 40 Indoor
24 Outdoor
TOTAL: 64
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A R C H I T E C T U R E A N D I N T E R I O R S
3412 Via Lido Newport Beach California 92663 T: 949 500 9416
N et Public Area: 651 sq.ft. Indoor
293 sq.ft. Outdoor
Grease Interceptor: Above ground Big Dipper located in the kitchen.
Entertainment
The operator is proposing to play ambient/background amplified music
through a series of indoor and outdoor speakers.
Any outdoor speakers will positioned in a way to contain the music within the
project area.
The noise level will be maintained between 60db and the ambient noise level,
per Chapter 10.26 of the Newport Beach Municipal Code.
No dancing is proposed as part of the restaurant operations.
Sample Menu
Note: Some items will have the option of being served as a chef’s tasting menu to allow
for a longer dining experience with a broader sampling of the menu offerings.
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A R C H I T E C T U R E A N D I N T E R I O R S
3412 Via Lido Newport Beach California 92663 T: 949 500 9416
Lido Bottle Works
Food Menu
share
ours to yours
sweet & spicy nuts / house cured olives / house made pickles
local vegetable ‘crudite’
raw / grilled / local / seasonal / green goddess
hummus
edamame / roasted beet / canellini bean / pita chips
cured meats & cheeses
chef’s selection of artisan-made salumi & cheeses /
mostarda / pickles / honeycomb / crusty bread
toast
spring pea,meyer lemon,mint,pecorino / smoked dory fleet fish / iberico
ham,manchego,roasted tomato
ceviche tostada
local fish / 3 citrus / crushed avocado / chipotle aioli
hudson valley foie gras
5 spice / ginger-plum sauce / steamed bao / ginger snaps / scallions
deviled eggs
ricotta whipped yolk / benton’s smokey mountain ham /
pickled black mustard seeds
ostra
kusshi oyster,b.c. / pacific yellowfin / kaffir lime / nam jim / fried
shallots / thai bird chili
crudo
today’s local fish / charred padron peppers / baja rock crab / avocado
mousse / cold pressed olive oil
salad
market greens
future foods farm’s mixed lettuces / breakfast radish /
herb vinaigrette
super food caesar
black kale / brussels sprouts / roasted yam / medjool dates / macron
almonds / red quinoa / reggiano / crouton
sandwich
(served on o.c. baking co. roll with petite market greens)
tallegio / roasted d’anjou pear / thyme
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A R C H I T E C T U R E A N D I N T E R I O R S
3412 Via Lido Newport Beach California 92663 T: 949 500 9416
oil cured pacific albacore / vella jack / black tomato /
crushed avocado / lemon aioli
coca flatbread
la quercia guanciale / leeks / cream / pecorino romano /
organic hen’s egg
main
bottle works burger
secret recipe house-ground beef patty / tallegio /
bacon-tomato marmalade / sesame-brioche bun / fries
pan roasted local fish
vine-roasted tomatoes / weiser farm’s pee wee potatoes /
fennel & meyer lemon chimichurri
meat & spuds
grilled hanger steak / long branch fries / herb butter /
market greens
vegan pad thai
summer squash ‘noodles’ / tofu / tamarind-thai basil pesto /
crushed peanuts
sweet
banana bread pudding
black strap rum caramel / vanilla bean gelato
no’reos
rosemary shortbread cookies / bellwether farm’s crescenza /
backyard bees honey
stout float
stone coffee milk stout / vanilla bean gelato /
valrhona chocolate syrup
hand pie
local seasonal fruit / buttermilk pastry crust
chocolate-espresso pot de creme
cacao nibs / chantilly cream / chocolate covered espresso beans
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Attachment No. PC 6
Planning Commission Resolution No.
1966
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Tmplt:-10/10/14
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
www.newportbeachca.gov
VIA EMAIL
January 29, 2015
Lido Group Retail, LLC
Attn: Ron Lorntzen
3700 Newport Boulevard, 100
Newport Beach, CA 92663
Subject: Conditional Use Permit No. UP2014-014 (PA2014-002)
3600-3700 Newport Boulevard, 3400-3444 Via Lido,
and 3400-3505 Via Oporto
Lido Marina Village
Dear Mr. Lorntzen,
It was a pleasure working with you on the above referenced application. Please be
advised that the subject application was approved by the Planning Commission on
December 18, 2014 and effective on January 2, 2015. A copy of the approved
resolution with findings and conditions is attached. If you have any questions,
please do not hesitate to contact me directly. Thank you and I look forward to
working with you again in the future.
Should you have any questions, please contact our office at (949) 644-3200 or you
may contact me directly at (949) 644-3249, mnova@newportbeachca.gov.
Sincerely,
JWC/mkn
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Attachment No. PC 7
Police Reporting Districts Map
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CAMPUS
JAMBOREE RD
BONITA CYN D R
MacARTHU
R
JAMBOREE
IRVINE
SAN JOAQUI N H I L L S R D
M A R G UERITE
NEWPORT COAST DR
7th ST B ST
20th ST
37th ST
54th ST
CANAL 16th ST
IRVINE AVE
16th ST
C
L
IFF
DOV
E
R
MESA
A°
A°
A°
NEWPORT BLVDSUPERIOR AVE
COAST HW Y W
COAST HWY E
AVOCADO
FORD R D
BISON
Mac
A
RT
H
U
R
C
OAST HWY E
BUCKGULLY
MORNINGCANYON
S
P
YGLASS
S A N M I G U EL DR
CRYSTAL COVESTATE PARKCRYSTAL COVESTATE PARK
32 38
35
36 54
51 52 61
64
6867
66
4645
4847
4411
4342
394122
12
26
14
13
15
2524
16
17 28 29
31
33
34
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21
P A C I F I C O C E A N
CHANNEL
SAN DIEGO CREEK
UPPE R
BASIN
CHANNEL
NE WP OR T
RIVO ALTO
RIVO ALTO
B A Y
TURNING
ISLAND
CHANNEL
THE RHINE
CH
AN
NEL
BIGCANYONRESERVOIR
LIDO
NEWPORT
(For Reclaimed Water purposes)
NEWPORT ISLAND
SANJOAQUINRESERVOIR
BALBOA
WE
ST LID
O C
HA
N
NEL
HARBOR ENTR
ANCE
CHERRY LAKE (PVT)
(Covered)
0
0 0.5 10.25 Miles
ReportingDistricts_11X17.mxdDec/2007
1 inch = 4000 feet
Reporting Districts
Effective Jan 1, 2008Newport Beach Police Department
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Attachment No. PC 8
Police Department Crime and Alcohol-
Related Statistics
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Citations
Part I Crimes Part II Crimes Crime Rate All Arrests DUI Public
Intoxication Liquor Law Alcohol
Related
Active
Licenses
License Per
Capita
3408 Via Oporto 100not applicable 000000not applicable
Subject RD:
RD15 9,734 175 589 6,267.91 625 89 252 9 404 73 38
Adjacent RD:
RD13 4,375 67 169 4,063.07 192 17 48 4 148 6 275
Adjacent RD:
RD16 4,250 102 156 4,311.07 159 14 58 3 275 6 394
Adjacent RD:
RD25 3,961 97 146 3,453.19 127 27 19 2 10 36 78
Newport Beach 102,056 2,339 3,841 2,739.65 3,523 449 666 28 1,185 438 194
California not available 1,100,901 not available 2,955.13 1,217,089 155,285 89,901 15,673 not available 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
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 01/07/2016.
All Population figures taken from the 2010 US Census.7/7/2016
This location is within an RD that is OVER the Orange County and OVER 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.
Orange County averages one license for every 505 residents and California averages one license for every 381 residents.
2015 Crime and Alcohol-Related Statistics
Arrests ABC InfoCrimesCalls For
ServiceSubject:
Summary for Lido Bottle Works at 3408 Via Oporto (RD15)
In 2015, RD15 had a total of 764 reported crimes, compared to a city‐wide reporting district average of 163 reported crimes.
This reporting district is 601 crimes, or 369%, OVER the city‐wide average.
The number of active ABC licenses in this RD is 73, which equals a per capita ratio of one license for every 38 residents.
Chief Jon T. Lewis
Newport Beach Police Department
Crime Analysis Unit
870 Santa Barbara Drive ∙ Newport Beach ∙ CA 92660 ∙ 949∙644∙3791
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911 CALL FROM CELL PHONE 1
1
Highest Volume Crime in
RD13
Calls for Service
at 3408 Via Oporto
Burglary/Theft From Auto
Grand Total
Bike Theft
Highest Volume Crime in
RD25
Highest Volume Crime in
RD16
Burglary/Theft From Auto
Additional Information
Highest Volume Crime in
RD15
Simple Assault
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Attachment No. PC 9
Police Department Memorandum
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Attachment No. PC 10
Lido Bottle Works Security Plan
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Lido Bottle Works Security Plan
3408 Via Oporto, Suite 103
Newport Beach, CA 92663
1,558 sq. ft. Indoor & Outdoor Seating
Boutique Restaurant
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Introduction
Lido Bottle Works (LBW) is committed to the safety of its guests, surrounding Lido
Marina Village tenants and the community of Newport Beach. LBW will provide a safe
and enjoyable environment as we value the patrons that drive our business. The initial
factor in implementing our safety policy will be the strict compliance to all applicable
federal, state and local policies and procedures from all of the staff at LBW. During the
hiring process and training, all staff will be made familiar with California Penal Code
Section 415 and more specifically, Newport Beach Ordinance Section 10.66.010, the
unruly patron ordinance. This understanding and familiarity with the safety procedures
LBW will have in place will ensure an environment all visitors can enjoy.
Security Cameras
Video cameras will be mounted on all sides of the exterior of the LBW premises. Digital
Video will be made available upon request of the Newport Beach Police Department.
LBW management shall regularly patrol the immediate exterior of the building at least
every half hour to ensure there is no loitering or safety hazards to visitors. Cameras will
also be mounted inside for safety reasons and continued monitoring.
Unruly Patrons
When a patron acts in a matter that is profane, indecent, abusive, violent or otherwise
disorderly, LBW will assist and encourage this person or persons to leave the premises
of LBW and Lido Marina Village (LMV) immediately. This will be done in a calm, non-
physical manner. We will encourage a diplomatic resolution with the goal of escorting
the person or persons off of the property in a timely and orderly fashion. If this person
or persons do not willingly leave the premises, LBW will immediately contact the LMV
MPP Security Services for further assistance. There will be two MPP Security Officers
present during all hours of operation of LBW. If MPP Security requires additional
assistance, the Newport Beach police department will be called to invoke the provisions
of the Unruly Patron Ordinance.
Intoxicated Guests
LBW staff may not sell, dispense, or furnish alcohol to any person who is under the
influence of alcohol or drugs. Any person already under the influence of drugs or
alcohol will not be permitted on the premises. All LBW staff will be familiar with the
signs of intoxication that include, but not limited to: slurred speech, falling over or
staggering, overly aggressive behavior, strong odor of alcohol on their breath, or blood
shot eyes. When a customer has been “cut off,” management and staff will be
immediately notified and will be supportive in the decision to stop serving the customer.
LBW will attempt to persuade the customer not to drive (if applicable) and will
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encourage and arrange a safe departure by walking the customer to an Uber or taxi on
the nearest street. If the customer is adamant about driving, LBW will notify the
Newport Beach Police Department with a physical description and vehicle description if
possible.
Checking Identification
LBW staff will understand exactly what a “Bonafide ID” must contain. The ID must be
issued by a government agency, have the name of the person presenting it, date of
birth, physical description, photograph and not be expired. Both domestic and
International ID books will be available for reference. Staff furnishing alcohol must
always ask “Are you over 21?” Anyone that appears to be under the age of 30 will be
required to present an ID. If the ID appears to be questionable, a second form of ID
must be presented. All LBW staff are encouraged to use the Feel-Look-Ask-Give back (F-
L-A-G) system to determine the person’s identity and validity of ID presented. If an
employee suspects and ID is false or may not be the right person, the ID will be turned
over to management whom will then present it to the police. Any customer that cannot
produce an adequate ID will be refused alcohol service. Separate types of glassware will
be used to serve alcoholic drinks from non-alcoholic drinks.
Physical Disturbances, Fights, Circumstances in which Police will be called
Police will be contacted any time LBW management or staff has information to believe a
crime has been committed or is about to be committed both on premise and in the
surrounding area of LMV. Management and staff will ask anyone who intends to fight
or is fighting to leave the premises immediately and ask the MPP Security for further
assistance and call the Newport Beach Police Department for further assistance. Any
person or persons that continue to be repeat offenders will be permanently banned
from LBW and denied access.
Dress Code
All patrons visiting LBW must adhere to a dress code. This is important because when
patrons are dressed properly, they care about themselves and will have more care for
other customers and the establishment they are in.
-Shirt and shoes must be worn at all times
-No excessively baggy attire
-No muscle/gym type attire
-No ribbed cotton tank tops/undershirts
-No bare feet
-No sports jerseys
-No bandanas
-No skateboards, rollerblades or skates
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-All backpacks and purses subject to search
Trash, Patio and Front Area Maintenance
LBW is committed to keeping the area both in and around the premises clean and
hazard free. Sweeps will be made prior to opening and closing and periodically
throughout operating hours. All trash around the perimeter of the building and planters
will be removed in a timely manner. Trash will be disposed of properly in designated
trash areas within the LMV.
LBW Employee Safety and Security Handbook – Attached
Lido Marina Village Master Security Plan - Attached
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Employee Liquor Liability Agreement Form
As a condition of employment, I agree to the following company rules regarding the sale and distribution
of alcoholic beverages. In conjunction with ABC, LBW is requiring that every employee (server,
bartender, barista, busser) that serves alcoholic beverages to public is certified with LEAD, TIPS or
equivalent certification.
The course can be taken online at:
http://procerteducation.com/alcohol-server-courses/4580359282 (RBS)
1. I have completed LBW’s formal liquor liability training program. Any questions I had regarding
the program have been fully explained to me to my satisfaction.
2. I will not sell beer, ale, wine or liquor to any person that is not of legal drinking age at the time
of the sale.
3. I will not sell any beer, ale, wine or liquor to any person who appears intoxicated or is acting
disorderly.
4. I understand the state, county and city laws regarding the legal hours of the day during which I
may sell beer, ale, wine or liquor to a customer. I will not sell or serve beer, ale, wine or liquor to
anyone during the restricted hours.
5. I will not purchase any beer, ale, wine or liquor from my employer for the use or benefit of any
underage person or any intoxicated person.
6. I understand LBW will only accept certain forms of personal identification as outlined in my
training program, and I will accept no other form of I.D. from anyone purchasing beer, ale, wine
or liquor.
7. If any customer does not clearly appear to be at least 30 years old, I will request acceptable
identification and verify that the customer is of legal age before making the sale.
8. I understand that if I do make an illegal sale of beer, ale, wine or liquor, I may be personally
arrested and charged with a criminal offense. If I am found guilty I could be fined, jailed or both.
I understand I am personally responsible for my attorney fees as well as paying any assessed
fines.
9. I understand that any infraction of LBW’s rules concerning the sale of beer, ale, wine or liquor
could result in automatic termination.
10. I understand that my activities will be monitored by LBW as well as by state and local law
enforcement investigators.
I have read, understand and agree to comply with the liquor liability policy rules as stated above.
________________________________ _________________
Employee Signature Date
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Attachment No. PC 11
Lido Marina Village Security Plan
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Lido Marina Village Security Plan
3424 Via Oporto, Newport Beach, California 92663
112,029 sq. ft. of Boutique Retail,
Restaurant, Creative Office, and 47-Slip Marina
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INTRODUCTION:
Lido Group Retail, LLC (“Lido Marina Village”) understands the importance of being proactive and partnering with the
City of Newport Beach in order to create a successful shopping center environment that not only protects the owner’s
physical asset, but assists the Newport Beach Police Department as well as protects LMV tenants, guests and the
community of Newport Beach. To that end, and pursuant to the City’s request, Lido Marina Village has created a
comprehensive Security Plan for City review.
Lido Marina Village employs MPP Security Services as its contracted security service. The agency employs Security
Officers who have the appropriate state training and licensing as well as current Guard Cards.
SECURITY PERSONNEL: NUMBER OF OFFICERS:
Officers patrol the entire Lido Marina Village project. This includes the street of Via Oporto in front of buildings 3400-
3450, the boardwalk where these buildings face the water, restrooms at the 3412/3416 & 3242/3432, elevators in the
village, the 3700 building, the parking lot in front of the 3700 building, the parking lot between 3636 and 3700, the alley
way, parking structure and restrooms, and trash enclosures.
The following will be the Shift Schedule:
Number of Officers: 2 Shift Hours: 4pm-12am
Number of Officers: 2 Shift Hours: 12am-7am
The first shift of two (2) officers not only handle the routine foot patrol duties for the property but also ensure that
Electra guests follow the correct path of travel to and from the Electra boats in a safe manner. Once Electra boat guests
come back from their cruise, they will be monitored to make sure they arrive back to their vehicles safely.
The second shift of two (2) officers will walk the property from 12pm to 7am. In addition to their regular foot patrol
duties, this shift will ensure that there are no trespassers and/or homeless sleeping in the elevators or restrooms
throughout the project and that no uninvited guests remain in the parking structure or the property overnight. They will
also assist in obtaining rides for intoxicated patrons and will notify the Newport Beach Police Department should the
intoxicated patron refuse their assistance and leave the property in an impaired state.
UTLTIZATION OF OFFICERS:
Retail/Office Patrol: Officers are to patrol the retail shops, office upstairs, and restrooms in the village section of the
property. While patrolling they are instructed to observe and report on any buildings for vandalism, damage, and
suspicious odors. They are to report any type of this activity immediately to the Lido Marina Management and LMV
Engineer. They also monitor and report on all other assigned vendors arriving and leaving the property such as janitorial,
awning, sweeping, steam cleaning, and trash collection.
Retail Parking Structure Patrol: Officers are to patrol all levels of the parking structure on a regular basis. This includes
restrooms at the parking structure, elevator at the parking structure, and stairwells. If a tenant employee (who is
assigned to off-site parking) is found parking in the structure, officers are to advise Lido Marina Village Management
right away as they may not be authorized to park in the parking structure.
100
SECURITY CENTERAL DISPATCH/CAMERA LOCATION: The Security Central dispatch and monitoring room is located in
the garage adjacent to the main garage entry off of Via Lido. The parking structure will have six (6) security cameras.
These will monitor the vehicles entering and exiting the parking structure. In addition, these will monitor the public
leaving the parking structure by foot towards the village, as well as any activity at the fountain. Lastly, the cameras will
monitor the parking structure equipment for any damage and vandalism. The footage from the cameras is recorded and
can be reviewed for up to 30 days from the incident. Video will be made upon request to the Newport Beach Police
Department.
INTOXICATED GUESTS: Those that are showing signs of intoxication in the common areas of the Shopping Center will
be instructed by Security not to drive their vehicle off property and persuaded to allow the Security Officers to obtain a
ride from an outside party to their place of destination. There will be designated area on the project where Security will
stay in contact with the intoxicated party until an Uber/Lyft/alterative vehicle can pick them up for a ride home. If the
individual or party refuses, Security will notify the Newport Beach Police Department with a description of the individual
or individuals and the license plate of the vehicle if possible.
UNRULY/TRESSPASSERS: - Security will respond to all reports of a group or of individuals whose behavior has become
unruly and unacceptable to the security, safety, of the property, its tenants and guests. Security will first assess the
situation to determine the level of danger and then in a calm, non-physical, reasonable manner encourage a diplomatic
resolution of the matter with the goal of escorting the individual off the property. However, in the case that the individual
or individuals become a danger to themselves, other guests, tenants, or the property, the Newport Beach Police
Department will be notified.
REPORTING - The purpose of a written or oral report is to communicate the facts of an incident in a timely, concise and
accurate manner. A good written or oral report is a representation of an incident exactly as it happened. Written reports
preserve the details of the incident for future reference or court presentation. Officers should be specific and make a
clear distinction between what was stated or claimed by others and any factual evidence discovered. Reports should
include; who did what, when, where, how and when possible, why.
These reports are reviewed by the Security Director and Property Management.
• DAILY ACTIVITY REPORT/INCIDENT REPORTS: All officers must complete a daily activity report for their shift. In
addition, if there are specific incidents such as the ones below, an Incident Report will be written and delivered to
management by the end of the Officer’s Shift.
• Disorderly Conduct/Disturbances/Public Intoxication
o Assaults/Batteries – Exterior Premises
o Auto Thefts/Attempted Auto Thefts
o Burglaries/Attempted Burglaries/External Theft from Motor Vehicles
o Robberies/Armed Robberies within Interior Premises
o Personal Accident – Injury Slip and Fall-Exterior Premises
o Personal Accident – Injury Not Slip and Fall – Exterior Premises
o Personal Accident - Property Damage
o Vehicle Accident – Injury
o Vehicle Accident – Property Damage
I
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EMERGENCY NUMBERS:
If a Tenant feels a situation is of a life threatening nature, they have been instructed to call 911. Property or non-injury
emergencies are handled by Security and Lido Marina Engineering Staff.
Non-Life Threatening Emergency Contacts
Noe Espinoza, Lido Engineer 949-514-1249
Quyen Tran, Director of Operations 714-863-9119
Dorothy Augustyniak, Property Manager 949-201-5152
Mary Vu, Assistant Property Manager 714-448-2922
Bella Terra 24/7 Security Dispatch 714-799-7537
SERVICE/DESCRIPTION TELEPHONE
Police/Fire/Ambulance 911
Police Department - Non-Emergency 949-644-3681
Fire Department – Non-Emergency 949-644-3106
Animal Control (OC Pest Control) 949-568-8700
Poison Control 800-222-1222
Utilities
Electric (SOCAL Edison) 1-800-990-7788
Gas (So. Cal) 1-800-427-2000
Water/Sewer (City Of NB) 949-644-3311
Telephone (Telepacific) 877-487-8722
Hospitals
Hoag Hospital Newport Beach
1 Hoag Drive, Newport Beach, CA (949) 764-4624
College Hospital Costa Mesa
301 Victoria St., Costa Mesa, CA (949) 642-2734
CONCLUSION:
Lido Marina Village encourages the support of the Newport Beach Police Department in assisting the Security Staff and
Management with the well-being, safety and security of the shopping center for the benefit of, its patrons, guests,
tenants, invitees, the City and the Community of Newport Beach.
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Attachment No. PC 12
Food Service Tracking Table
103
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Lido Marina Village
Updated 08/23/2016
Table 1. Summary of Food Service Uses
Address Restaurant Tenant Code Parking Rate
Code
Required
Parking GFA*NPA**Patio***Use Permit Operational Notes
3450 Via Oporto Nobu 1/40 sq ft NPA + (Patio-25%NPA)/40 188 12,603 5,150 3,656 UP2015-040 (PA2015-167)Type 47, Late Hours, Live Entertainment, Outdoor Dining Patio
3440 Via Oporto Zinque 1/40 sq ft NPA + (Patio-25%NPA)/40 46 2,379 1,364 795 UP2015-042 (PA2015-178)Type 47, Late Hours, Outdoor Dining Patio
3418 Via Lido Juice Served Here 1/50 sq ft NPA + (Patio-25%NPA)/50 13 1,013 514 250 UP2015-045 (PA2015-203)No Alcohol, No late Hours, Outdoor Dining Patio
3408 Via Oporto Lido Bottle Works 1/40 sq ft NPA + (Patio-25%NPA)/40 20 1,234 635 324 UP2016-027 (PA2016-102)Type 41, Late Hours, Outdoor Dining Patio
LMV TOTAL Current TOTAL 267 17,229 7,663 5,025
LMV TOTAL Max. to Trigger Parking Study 338 17,904 10,501 5,463
LMV SQ FT REMAINING 71 675 2,838 438
*Total Maximum Restaurant GFA for LMV is 22,911 sq ft, total identified in the table triggers a new parking study and PC approval per the Parking Management Program
** Net Public Area Maximum is based on prior restaurant net public area research conducted and incoporated into the LMV Parking Study, exceeding this threshold will trigger a new parking study and PC approval
***Outdoor dining patio areas are calculated based on existing entitlements (2,411 square feet plus the code requirement for additional projected patio areas)
****Represents the maximum code required parking anticipated under the LMV Parking Study
Table 2. Lido Marina Village Restaurant Hours of Operation
Nobu Hours
Zinque
*The doors shall be closed to new customers one hour prior to the closing hour and last call for alcoholic beverages shall occur one half hour prior to the closing hour of the restaurant.
7:00 a.m. to 12:30 a.m., Sun-Thu,
7:00 a.m. to 1:00 a.m., Friday and Saturday*
6:30 a.m. to 12:00 midnight, Mon-Thu,
6:30 a.m. to 1:00 a.m., Friday through Sunday*
Interior Outdoor Dining Patio
6:30 a.m. to 12:00 midnight, daily*
7:00 a.m. to 12:00 midnight, daily
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Attachment No. PC 13
Project Plans
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ISSUED FOR:
PERMIT
A CUP
JOB NUMBER:
XXXXX
DATE:
07.21.16
SHEET NUMBER:
A.CS.1
REVISIONS
COVER SHEET
GENERAL NOTES
1.GENERAL CONTRACTOR (G.C.) TO VERIFY AND REVIEW ALL JOB CONDITIONS,
DIMENSIONS AND DETAILS PRIOR TO BIDDING, PRICING AND CONSTRUCTION TO
DETERMINE WHICH NOTES APPLY DIRECTLY TO HIS RESPONSIBILITY. G.C. TO MAKE
NOTE OF AND SUBMIT IN WRITTEN FORM TO PD&C, INC. dba RAND KRUSE ANY
DAMAGES OR DEFICIENCIES ON PREMISES AND ANY CONFLICTS AND DISCREPANCIES
REGARDING DIMENSIONS, NOTES OR SPECIFICATIONS.
2. ALL WORK SHOWN OR IMPLIED, UNLESS SPECIFICALLY QUESTIONED, SHALL BE
CONSIDERED FULLY UNDERSTOOD IN ALL RESPECTS BY THE GENERAL CONTRACTOR
AND WILL BE SOLELY RESPONSIBLE FOR ANY MISINTERPRETATIONS OR
CONSEQUENCES THEREOF FOR ALL WORK ON DRAWINGS.
3. DRAWINGS ARE NOT TO BE SCALED. DIMENSIONS GOVERN. LARGE SCALE DRAWINGS
GOVERN OVER SMALL SCALE DRAWINGS. CONTRACTOR SHALL VERIFY ALL CONDITIONS
AND DIMENSIONS @ JOB SITE PRIOR TO START OF CONSTRUCTION. IF
DISCREPANCIES ARE FOUND, PD&C, INC. dba RAND KRUSE SHALL BE NOTIFIED FOR
CLARIFICATION.
4. ALL DRAWINGS AND NOTES ARE COMPLEMENTARY TO ANY WORK SHOWN OR
REFERENCED TO ON ANY ONE DRAWING SHALL BE PROVIDED AS THOUGH SHOWN ON
ALL RELATED DRAWINGS.
5. GENERAL CONTRACTOR SHALL COMPLY WITH ALL RULES AND REGULATIONS OF
BUILDING MANAGEMENT IN ALL RESPECTS. IT IS THE G.C. RESPONSIBILITY TO OBTAIN
SUCH REGULATIONS FROM THE BUILDING OWNER AND PROVIDE FOR REVIEW BY ALL
SUBTRADES. G.C. TO NOTIFY PD&C, INC. dba RAND KRUSE OF ANY CONFLICT BETWEEN
REGULATIONS AND OTHER CONTRACTUAL DOCUMENTS, PRIOR TO PROCEEDING WITH
ANY OTHER WORK.
6. ALL WORK TO BE PERFORMED IN OCCUPIED AREAS OR IN OTHER TENANT SPACES
SHALL BE PERFORMED ON OVERTIME, AS REQUIRED, AND BY BUILDING RULES AND
REGULATIONS.
7. GENERAL CONTRACTORS SHALL BE RESPONSIBLE FOR COORDINATION OF ALL WORK
REQUIRED TO MAKE ALL PARTS COME TOGETHER PROPERLY AND FIT TO RECEIVE OR BE
RECEIVED BY WORK OF OTHER CONTRACTORS IMPLIED BY DRAWING OR NOTES.
8. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR USE, SCHEDULING AND FEES
INCURRED BY HOISTING FACILITIES/ELEVATORS.
9. ALL WORK IS TO CONFORM TO PD&C, INC. dba RAND KRUSE DRAWINGS AND
SPECIFICATIONS AND SHALL BE NEW AND OF THE BEST QUALITY OF KINDS SPECIFIED.
ALL MANUFACTURED ARTICLES TO BE INSTALLED, CONNECTED AND CONDITIONED AS
DIRECTED BY MANUFACTURER. ALL WORK TO BE PERFORMED IN A GOOD
WORKMANSHIP MANNER.
10. ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR REVIEWING ENTIRE SET OF
DRAWINGS AND NOTING THEIR WORK AS APPLICABLE. ALL SHOP DRAWINGS SHALL BE
SUBMITTED TO PD&C, INC. dba RAND KRUSE FOR APPROVAL THROUGH G.C. PRIOR TO
COMMENCEMENT OF ANY WORK.
11. GENERAL CONTRACTOR TO BE SOLELY RESPONSIBLE FOR REMOVAL, REPLACEMENT AND
RECTIFICATION OF ALL DAMAGED AND DEFECTIVE MATERIAL AND/OR WORKMANSHIP IN
CONNECTION WITH THE CONTRACT WORK. ANY COSTS CAUSED BY DEFECTIVE OR
ILL-TIMED WORK, POOR WORKMANSHIP, MATERIALS, POOR SCHEDULING OR
DELINQUENT ORDERING SHALL BE BORNE BY THE GENERAL CONTRACTOR.
12. DURING THE ENTIRE PERIOD OF DEMOLITION AND CONSTRUCTION ALL REQUIRED EXITS
SHALL BE MAINTAINED. EXIT LIGHTING AND FIRE PROTECTIVE SERVISES SHALL BE
PROPERLY MAINTAINED. ALL WAYS OF TRAVEL FROM EXITS TO THE STREET SHALL BE
MAINTAINED FREE FROM ALL OBSTRUCTIONS.
13. GENERAL CONTRACTOR SHALL PROPERLY PROTECT THE BUILDING AND ANY OTHER
ADJOINING PROPERTY OR WORK AND PROTECT ALL EXISTING SURFACED OR FINISHED
TO REMAIN DURING DEMOLITION AND CONSTRUCTION. ANY DAMAGE TO THE SAME
SHALL BE REPAIRED BY G.C. AT HIS EXPENSE TO ³LIKE NEW´ CONDITION.
14. GENERAL CONTRACTOR SHALL VERIFY ALLOWED WORKING HOURS FOR ALL WORK DONE
TO THE CORE (INCLUDING DRILLING, PATCHING, AND ELECTRICAL HOOKUPS) AND IS
RESPONSIBLE FOR ALL WORK NECESSARY TO COMPLETE WORK TO THE CORE AND IN
NON-LEASE SPACE.
15. GENERAL CONTRACTOR IS RESPONSIBLE TO CLEAN UP AND REMOVE ALL WASTE
MATERIALS FROM PREMISES AS GENERATED BY CONSTRUCTION DEMOLITION,
WOODWORK AND ALL TRADES EMPLOYED BY CONTRACTUAL WORK.
16. ALL WORK NOTED N.I.C. OR ³BY TENANT´ IS TO BE ACCOMPLISHED BY PERSONS
OTHER THAN G.C. AND IS NOT PART OF CONSTRUCTION AGREEMENT.
17. GENERAL CONTRACTOR SHALL SECURE AND PAY FOR ALL REQUIRED PERMITS FROM
BUILDING DEPARTMENT AND FORWARD COPIES TO PD&C, INC. dba RAND KRUSE.
18. GENERAL CONTRACTOR TO PROVIDE CONSTRUCTION SCHEDULE BY THE START OF
CONSTRUCTION AND A LIST OF A LONG LEAD ITEMS BY THE END OF THE FIRST WEEK OF
CONSTRUCTION.
19. GENERAL CONTRACTOR TO SUBMIT IN WRITING ALL CHANGE ORDERS FOR ADDITIONAL
WORK TO OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL A
SIGNED PROPOSAL IS RETURNED TO G.C. UNLESS OTHEWISE NOTED. ALL CHANGES IN
THIS FIELD SHALL BE SIGNED BY THE CLIENT OR AUTHORIZED REPRESENTATIVE.
20. UPON COMPLETION OF THE WORK, THE G.C. SHALL SUBMIT TO OWNER:
A. COPY OF INSPECTIONS AND FINAL SIGN-OFF.
B. CERTIFICATE OF SUBSTANTIAL COMPLETION (AIA DOCUMENT #G704).
C. COPY OF PERMIT CARD.
D. BUILDING DEPARTMENT APPROVED DRAWINGS.
E. WARRANTIES FOR SPECIFIED MATERIALS.
F. RECORD/AS-BUILT DOCUMENTS.
21. ALL WORK SHALL COMPLY WITH THE REGULATIONS OF THE GOVERNMENTAL
AUTHORITIES HAVING JURISDICTION. THE SPECIFICATIONS SHALL BE SUPPLEMENTAL
TO ALL LAWS AND CODES OF GOVERNMENTAL REGULATING BODIES RELATING TO
BUILDINGS, AND ALL APPLICABLE REQUIREMENTS SPECIFIED IN THESE REGULATIONS
SHALL BE FOLLOWED AS THOUGH SPECIFICALLY NOTED BY SUCH CODES AS LAWS. IT
IS THE G.C. RESPONSIBILITY TO NOTIFY PD&C, INC. dba RAND KRUSE OF ANY
CONFLICTS BETWEEN THESE DRAWINGS AND LOCAL BUILDING CODES. G.C. TO PROVIDE
A SEPARATE PRICE IN THE BID FOR EACH ITEM THAT REQUIRES CHANGING MODIFYING
OR REMOVAL.
22. APPLICABLE CODES
THIS PROJECT SHALL CONFORM TO:
2013 CALIFORNIA ADMINSTRATIVE CODE - (PART 1, TITLE 24 CCR)
2013 CALIFORNIA BUILDING CODE - (PART 2, TITLE 24, CCR)
2013 CALIFORNIA ELECTRICAL CODE - (PART 3 TITLE 24, CCR)
2013 CALIFORNIA MECHANICAL CODE - (PART 4, TITLE 24, CCR)
2013 CALIFORNIA PLUMBING CODE - (PART 5, TITLE 24, CCR)
2013 CALIFORNIA ENERGY CODE - (PART 6, TITLE 24, CCR)
2013 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODE - (PART 7, TITLE 24 CCR)
2013 CALIFORNIA HISTORICAL CODE - (PART 8, TITLE 24)
2013 CALIFORNIA FIRE CODE - (PART 9, TITLE 24, CCR)
2013 CALIFORNIA EXISTING BUILDING CODE - (PART 10, TITLE 24 CCR)
2013 CALIFORNIA REFERENCED STANDARDS - (PART 12, TITLE 24, CCR)
2013 AMERICANS WITH DISABILITIES ACT (ADA)
23. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND FIELD CONDITIONS BEFORE PROCEEDING
WITH WORK.
24. ALL CONTRACTORS AND SUBCONTRACTORS ARE RESPONSIBLE FOR CONFORMING TO ALL
APPLICABLE LOCAL CODES AND TRADE STANDARDS.
25. CONTRACTOR TO REWORK SPRINKLERS, FIRE SAFETY SYSTEM REQUIREMENTS, SWITCHING,
EXIT SIGNS AND HVAC SYSTEM AS REQUIRED.
26. PD&C, INC. dba RAND KRUSE IS UNAWARE OF ANY EXISTING ASBESTOS WITHIN THE AREA
OF NEW WORK. IT IS THE OWNER'S RESPONSIBILITY TO ADVISE THE GENERAL CONTRACTOR
AND HIS SUBS OF ANY ASBESTOS WITHIN THE FACILITY. THE GENERAL CONTRACTOR SHALL
TAKE ALL NECESSARY PRECAUTIONS REQUIRED BY LAW TO PROTECT ALL WORKERS AND
OCCUPANTS IF ANY ASBESTOS IS IDENTIFIED AND NOTIFY THE OWNER IMMEDIATELY.
ABBREVIATIONS PROJECT INFORMATION
PROJECT
INFORMATION: TENANT IMPROVEMENT TO A FIRST FLOOR SUITE, IN AN
EXISTING 2-STORY BUILDING.
ADDRESS: 3408 VIA OPORTO, NEWPORT BEACH, CA 92663
A.P.N.423-123-07
SUITE: 102-103
FLOOR:1
OCCUPANCY TYPE: B
TOTAL GROSS FLOOR AREA: 1,234 SF RESTAURANT
PROPERTY OWNER
NAME LIDO GROUP RETAIL, LLC
ADDRESS: 3700 NEWPORT BLVD., SUITE 104
NEWPORT BEACH, CA 92663
PHONE: 949-673-1400
TENANT
LIDO BOTTLE WORKS LLC
ADDRESS: 3434 VIA OPORTO, STE. 301
NEWPORT BEACH, CA 92663
PHONE: 949-554-3713
CONSTRUCTION
CONSTRUCTION TYPE: VB
FIRE SPRINKLERS: YES
FIRE ALARM: NO
PARKING INFORMATION
COMMERCIAL PARKING PROVIDED ON-SITE: SEE MASTER PARKING PLAN.
PLANNING
EXISTING USE: MU-W2 (MIXED-USE WATER RELATED)
PROPOSED USE FOR SUITE: RESTAURANT
SHEET INDEX
SHEET NO. TITLE
AFF ABOVE FINISH FLOOR
AD ACCESS DOOR
AP ACCESS PANEL
ACOUSE (ACST)ACOUSTIC
A/L ALTERNATE
A/C AIR CONDITIONING
ALLUM (AL) ALLUMINUM
APPD APPROVED
APPROX APPROXIMATE
ARCH ARCHITECTURAL
ASPH ASPHALT
AUTO AUTOMATIC
BOW BACK OF WALL
BATT INSUL BATTEN INSULATION
BM BEAM
BD, BRD BOARD
BLDG BUILDING
CAB CABINET
CLG CEILING
CTR CENTER
CL CENTER LINE
CC CENTER TO CENTER
CFCI CONTRACTOR FURNISHED
CONTRACTOR INSTALLED
CT CIRCULAR TILE
CIR CIRCULAR
CLR CLEAR, COLOR
CLO CLOSET
COL COLUMN
CONC CONCRETE
CONN CONSTRUCTION
CONT CONTINUOUS
CJ CONTROL JOINT
CORR CORRIDOR
CNTR COUNTER
DET (DETI.) DETAIL
DIAG DIAGONAL
DIA DIAMETER
DIM DIMENSION
DISP DISPENSER
DR DOOR
DBL DOUBLE
DN DOWN
DWR DRAWER
DWG DRAWING
DF DRINKING FOUNTAIN
EA EACH
ELEC ELECTRICAL OR ELECTRIC
EL, ELEV ELEVATION
EMERG EMERGENCY
ENCL ENCLOSURE
EQUIP (EQPT) EQUIPMENT
EQ EQUAL
EW EACH WAY
EXH EXHAUST
EXIST. EXISTING
EXT EXTERIOR
FOC FACE OF CONCRETE
FOF FACE OF FINISH
FOS FACE OF STUDS
FOW FACE OF WALL
FT FEET
FIN FINISH
FE (FEXT) FIRE EXTINGUISHER
FEC FIRE EXTINGUISHER CABINET
FES FIRE EXTINGUISHER
SURFACE
MOUNTED
FIXT FIXTURE
FLR OR FL FLOOR
FD FLOOR DRAIN
FLOUR FLOURESCENT
FR FRAME
FURG FURRING
GA GAGE OR GUAGE
GALV GALVINIZED
GI GALVINIZED IRON
G GAS
GL GLASS
GB GRAB BAR
GR GRADE
GND GROUND
GYP GYPSUM
GYP BD GYPSUM WALLBOARD
GC GENERAL CONTRACTOR
HDR HANDRAIL
HBD HARDBOARD
HDW (HW) HARDWARE
HDWD HARDWOOD
H/C HANDICAPPED
HD HEAD
HDR HEADER
HTR HEATER
HT (HGT) HEIGHT
H.P. HIGH POINT
HC HOLLOW CORE
H.M. HOLLOW METAL
HMI HOLLOW METAL INSULATED
HORIZ HORIZONTAL
HR HOUR
IN. INCH
I.D. INSIDE DIAMETER
IDENT IDENTIFICATION
INSUL INSULATION
INT (INTR) INTERIOR
JAN JANITOR
JT JOINT
JST JOIST
K KEY
KL KEY LOCK
KP KICK PLATE
KIT KITCHEN
LAB LABORATORY
LAM LAMINATE
LAV LAVATORY
LT LIGHT
LTG LIGHTING
LT WT LIGHT WEIGHT
LIN LINEAR
LONG LONGITUDINAL
LP LOW POINT
LKR LOCKER
LVR LOUVER
MACH MACHINE
MAINT MAINTENANCE
MFR MANUFACTURE
MFG MANUFACTURING
MSTC MASIC
MATL MATERIAL
MAX MAXIMUM
MECH MECHANICAL
MTL METAL
MT METAL THRESHOLD
MIN MINIMUM
MIR MIRROR
MISC MISCELLANEOUS
MLDG MOLDING
MTD MOUNTING
MUL MULLION
N NORTH
NIC NOT IN CONTRACT
NO. (#) NUMBER
NTS NOT TO SCALE
OFF. OFFICE
OFCI OWNER FURNISHED
CONTRACTOR INSTALLED
OC ON CENTER
OPP OPPOSITE
O.H. OVERHEAD
O/ OVER
PR PAIR
PNL PANEL
PTD PAPER TOWEL DISPENSER
PTD/R PAPER TOWEL DISPENSER &
RECEPTACLE
PTR PAPER TOWEL RECEPTACLE
PRTN PARTITION
PERF PERFORATED
PLAST PLASTER
PLAS PLASTIC
PL PLATE
PLBG PLUMBING
PLYWD PLYWOOD
PT POINT
LBS POUNDS
PSF POUND/SQUARE FOOT
PSI POUND/SQUARE INCH
PRECST PRECAST
PREFAB PREFABRICATED
PROJ PROJECTION
Q.T. QUARRY TILE
F8 QUARTER ROUND
QTRS QUARTERS
RAD RADIUS
RECP RECEPTABLE
REF REFERENCE
REFR REFRIGERATOR
REINF REINFORCEMENT
REQD REQUIRED
REV REVISIONS
R RISER
RM ROOM
RND ROUND
RUB RUBBER
RB RUBBER BASE
SND SANITARY NAPKIN
DISPENSER
SNR SANITARY NAPKIN
RECEPTICLE
SCH SCHEDULE
SCD SEAT COVER DISPENSER
SECT SECTION
SSK SERVICE SINK
SHTHG SHEATHING
SHT SHEET
SHWR SHOWER
SIM SIMILAR
SD SOAP DISPENSER
SC SEPARATE CIRCUIT
S.M. SHEET METAL
S SOUTH
SPKR SPEAKER
SPEC SPECIFICATION
SQ SQUARE
STD STANDARD
STA STATION
STL STEEL
STOR STORAGE
STRL STRUCTURAL
SUSP SUSPENDED
SYM SYMMETRICAL
TEL TELEPHONE
TV TELEVISION
TEMP TEMPERATURE
TER TERRAZZO
THERMO THERMOSTAT
THK THICK
TH THRESHOLD
TOIL TOILET
TPD TOILET PAPER DISPENSER
TOC TOP OF CONCRETE
TC TOP OF CURB
TOS TOP OF STEEL
TS TUBULAR STEEL
TW TOP OF WALL
TB TOWEL BAR
TRANS TRANSVERSE
TYP TYPICAL
UL UNDERWRITERS
LABORATORIES
UNFIN UNFINISHED
UNO UNLESS NOTED OTHERWISE
UR URINAL
VERT VERTICAL
VEST VESTIBULE
VCT VINYL COMP TILE
VT VINYL TILE
VWC VINYL WALL COVERING
WNSCT WAINSCOT
WC WATER CLOSET
WP WATER PROOF
W/R WATER RESISTANT
WT WEIGHT
WDT WIDTH
WDW WINDOW
W/ WITH
W/O WITHOUT
WD WOOD
VICINITY MAP
SITE LOCATION
CONSULTANTS
PR
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:
MEP ENGINEER
WESTERN ENGINEERING
1237 SOUTH EUCLID ST., STE G
ANAHEIM, CA 92802
714-491-0786
FIRE SPRINKLER ENGINEER
SUBMITTED UNDER SEPERATE
APPLICATION AND PERMIT.
34
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SIGNED: 7 / 21 / 16
TENANT IMPROVEMENT FOR
A.CS.1 COVER SHEET
MPP MASTER PHASING PLAN
A.1.0 SITE PLAN/ROOF PLAN
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LIDO BOTTLE WORKS
3408 VIA OPORTO, #102-103, NEWPORT BEACH, CA 92663
B DJM
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A.CS.2 GENERAL NOTES, HEALTH DEPT. NOTES.
A.1.1 DEMO PLAN
A.1.2 FLOOR PLAN
A.1.3 ENLARGED BAR AND KITCHEN PLANS
A.2.0 REFLECTED CEILING PLAN
A.3.0 INTERIOR ELEVATIONS
A.3.1 INTERIOR ELEVATIONS
A.3.2 INTERIOR ELEVATIONS
A.4.0 POWER DATA PLAN
A.6.0 DETAILS
E.1 ELECTRICAL LEGEND, NOTES, SINGLE LINE
E.2 ELECTRICAL SITE PLAN
E.3 ELECTRICAL POWER PLAN
E.5
ELECTRICAL LIGHTING PLAN
ELECTRICAL TITLE 24
M.1
M.2 HVAC FLOOR PLAN
E.4
M.3 HVAC ROOF PLAN
M.4 MECHANICAL TITLE 24
M.5 MECHANICAL TITLE 24
M.6.0 CAPTIVE-AIR EXHAUST HOOD AND DUCT
M.6.1
M.6.2
M.6.3
P.1
P.2.0 PLUMBING FLOOR PLANS
P.2.1
P.3 EQUIPMENT SCHEDULE
P.4 GAS ISOMETRIC
P.5 PLUMBING DETAILS
MECHANICAL LEGEND, NOTES, SINGLE LINE
CAPTIVE-AIR EXHAUST HOOD AND DUCT
CAPTIVE-AIR EXHAUST HOOD AND DUCT
CAPTIVE-AIR EXHAUST HOOD AND DUCT
PLUMBING LEGEND, NOTES, SINGLE LINE
PLUMBING FLOOR PLANS
C FOR PERMIT
PA2016-102 Attachment No. PC 13 - Project Plans
109
6'
-
5
1 2"
3'
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"
7'
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12
'
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28
'
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10'-101
2"22'-3"
48
'
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1 2"
15'-1"
19
'
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7
"
BAR
101
DINING
100
KITCHEN
103
8'
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1 2"
19'-3"
ICE
MAKER
HAND
SINKSA
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REACH IN
REFRIGERATOR
ICE
BIN
BACK BAR
COOLER
UNDER BAR
GLASS
RACK
UNDER BAR
BUSSING
WINE
REF.
WINE / BEER
REF.
SOILED DISH
TABLE
DISH
WASHER
MOP
SINK
PANINI
GRILL
FR
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8'
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"
6'-0"
REACH-IN /
WALK-IN
REFRIGERATION
KEG STORAGE
UTILITY
1024'
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"
6'-01
2"6'-71
2"
BLODGETT
OVEN
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27'-9"
35
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6'-41
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1 2"
5'-71
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10'-11
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'
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"
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1'-6"1'-6"
OUTDOOR DINING
104
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100.0
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103.0
100.2
102.0
3'
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"
1'
-
6
"
ACCESSIBLE
ENTRANCE
SEE 4/A.6.0
FOR IDENTIFICATION
NOTE: SIGN AT BARRIER GATE
TO READ "NO ALCOHOL
BEYOND THIS POINT"
ACCESSIBLE
ENTRANCE
SEE 4/A.6.0
FOR IDENTIFICATION
HO
T
H
2
0
SCALE: 3
8" = 1'-0"
FLOOR PLAN
ISSUED FOR:
PERMIT
JOB NUMBER:
XXXXX
SHEET NUMBER:
PR
O
J
E
C
T
:
A.1.2
REVISIONS
FLOOR PLAN
FLOOR PLAN LEGEND
FLOOR PLAN KEYNOTES
EXISTING BUILDING SHELL TO REMAIN, NEW INSULATION
AND GYP. BD. BY TENANT.
INTERIOR NET PUBLIC AREA
FLOOR PLAN NOTES
A PRELIMINARY
34
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3
x ALL FINISHED PARTITIONS SHALL BE PLUMB, STRAIGHT AND TRUE AND SHALL HAVE
TAPED JOINTS, FLUSH AND SMOOTH.
x PROVIDE BACKING IN WALLS FOR WALL HUNG FIXTURES AND CABINETS AS REQUIRED.
x CONTRACTOR TO SUBMIT SUBMITTALS OF ALL (FINISHES, PLUMBING FIXTURES,
ELECTRICAL COMPONENTS, DOOR HARDWARE AND LIGHT FIXTURES) TO ARCHITECT
FOR WRITTEN APPROVAL PRIOR TO ORDERING MATERIAL. IF SUBMITTALS ARE NOT
SUBMITTED AND APPROVED IN WRITING THE CONTRACTOR WILL BE RESPONSIBLE
FOR ALL COSTS ASSOCIATED WITH REPLACEMENT.
x F.E.C. FIRE EXTINGUISHER TO MATCH BUILDING STANDARD.
x SUBMIT CUT-SHEET OR ACTUAL DOOR SAMPLE FOR APPROVAL PRIOR TO PURCHASE
OR FABRICATION OF DOORS, HARDWARE SCHEDULE.
x MAXIMUM DOOR OPERATION PRESSURE FOR INTERIOR DOORS SHALL BE 5LBS.
x DOOR HARDWARE SHALL BE PUSH-PULL OR OTHER TYPE WITH DOES NOT REQUIRE
GRASPING AND TURNING.
x CONTRACTOR SHALL FURNISH AND INSTALL ALL DOORS, HARDWARE AND FRAMES
REQUIRED FOR A COMPLETE AND PROPER INSTALLATION.
x ALL DOORS SHALL HAVE WALL OR FLOOR STOPS TO PREVENT DAMAGE TO DOOR,
HARDWARE OR ADJACENT WALL SURFACES.
x CONTRACTOR TO VERIFY ALL KEY REQUIREMENTS WITH LANDLORD/OWNER AND
SHALL COORDINATE BUILDING STANDARD CYLINDERS AND KEYWAYS AS REQUIRED.
x ALL DOORS SPECIFIED SHALL BE FINISHED ON BOTH FACES AND ON THE HINGED AND
STRIKE EDGES, TOP AND BOTTOM EDGES UNFINISHED.
x ALL PARTITIONS ARE DIMENSIONED FINISH TO FINISH.
x EVERY REQUIRED EXIT DOORWAY MUST BE OF A SIZE TO PERMIT THE INSTALLATION
OF A 3'-0" BY 6'-8" DOOR MINIMUM. A MINIMUM CLEAR WIDTH OF 32" MUST BE
PROVIDED. (2013 CBC 1008.1.1)
x CONTRACTOR/TENANT MUST COMPLY WITH (2013 CBC 1011.5, AND 1011.6) FOR EXIT
SIGN GRAPHICS, ILLUMINATION, AND POWER SOURCE.
x CONTRACTOR TO PROVIDE EXIT SIGNS READILY VISIBLE TO CLEARLY INDICATE THE
DIRECTION OF EGRESS TRAVEL. EXIT SIGNS SHALL BE PROPERLY ILLUMINATED. (2013
CBC 1011.5, 1011.6)
x WALL AND CEILING MATERIALS SHALL NOT EXCEED FLAME SPREAD CLASSIFICATIONS
IN 2013 CBC SECTION 803 AND TABLE 803.9.
(N) WALL MOUNTED HVAC CONDENSING UNIT, SEE MECHANICAL DRAWINGS.
SCREEN ALL SIDES. SCREENING TO MATCH FACILITY STANDARD BOARD AND
BATTEN SIDING .
SIGNED: 7 / 21 / 16
N
SQUARE FOOT TABULATIONS
OUTDOOR = 324 SQ.FT.
INDOOR = 1,234 SQ.FT.
TOTAL = 1,558 SQ.FT.
PROPOSED
OUTDOOR = 324 SQ.FT.
INDOOR = 644 SQ.FT.
TOTAL = 968 SQ.FT.
PROPOSED NET PUBLIC AREA
RESTAURANT SEATING
RESTROOM NOTES
COMMON AREA RESTROOMS PROVIDED UNDER
PHASE 9, PLAN CHECK # 1147-2015.
PATH OF TRAVEL TO RESTROOMS = 127'
OUTDOOR = 25
INDOOR = 41
TOTAL = 64
EXTERIOR NET PUBLIC AREA
1
A.1.3
2
A.1.3
OCCUPANT LOAD CALCULATION
TYPE LOAD FACTOR FLOOR AREA OCCUPANCY LOAD
B 41 (SEATS)1,234 SF 1,234 / 40 = 30
TOTAL= 30
2-A RATED FIRE EXTINGUISHER.
NEW EMERGENCY LIGHT FIXTURE. BATTERY BACKED.
LANDLORD SPECIFICATION
MFG: EELP
MODEL: DEM LED - WH - EM
SEE ELECTRICAL DRAWINGS.
NEW EXIT SIGN. BATTERY BACKED. EDGE-LIT CLEAR ACRYLIC
BLADE TYPE. MFG: LITHONIA, MODEL: EDG -W. SEE
ELECTRICAL DRAWINGS.
NEW WALL TYPE 'A', BY TENANT- (SEE DETAIL 1/A6.0)
A
A
A
1 (N) TACTILE EXIT SIGN PER 2013 CBC 11B-803. SEE DETAIL 2/A.6.0
(N) WALL MOUNTED TANKLESS WATER HEATER, SEE MECHANICAL DRAWINGS.
LOCATED IN BREEZEWAY. SCREEN ALL SIDES. SCREENING TO MATCH FACILITY
STANDARD BOARD AND BATTEN SIDING .
2
(N) DOUBLE-WALL VERTICAL KITCHEN EXHAUST RISER TO ROOF. SEE MECHANICAL
DRAWINGS UNDER THIS SUBMITTAL. SCREEN DUCTWORK TO MATCH FACILITY
STANDARD BOARD AND BATTEN SIDING. PROVIDE ACCESS PANELS AT ALL 90 DEG.
CHANGES IN DIRECTION. DUCTWORK REQUIRES 3" CLEARANCE FROM
COMBUSTIBLE MATERIALS.
3
DATE:
07.21.16
B DJM
(N) CUSTOM OPENING WINDOW. SEE DETAIL X/6.04
(N) PASS THROUGH BAR OPENING. SEE DETAIL X/6.05
C FOR PERMIT
6
PA2016-102 Attachment No. PC 13 - Project Plans
110
[Insert project graphic]
Planning Commission Public Hearing
September 1, 2016
UP2016‐027 (PA2016‐102)
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Project Location
3408 Via Lido, Suites 102 and 103
Lido Marina Village
Conditional Use Permit No. UP2015‐040
Food Service, Eating and Drinking Establishment
Late Hours
Type 41 (On Sale Beer and Wine) Alcohol License
Outdoor Dining Patio
49‐sq‐ft off‐sale component requested
07/13/2012 2Community Development Department ‐Planning Division
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Community Development Department ‐Planning Division07/13/2012 3
Project Site
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
1972‐UP1636 authorizes a 5‐story parking garage in Lido
Marina Village
1977‐UP1849 allows a yogurt shop at Suite 102
1979‐UP1906 allows a restaurant with beer and wine
and outdoor dining at Suite 103
1997‐PDUP18 and OD45 allows additions to Suite 103
with outdoor dining
2009‐the restaurant goes out of business and remains
vacant
2014‐A CUP is approved to address parking on a
comprehensive level for Lido Marina Village.
Community Development Department ‐Planning Division07/13/2012 4
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Community Development Department ‐Planning Division07/13/2012 5
Nobu UP2016-027 (PA2016-102)
Alcohol License Type 41 (On Sale Beer and Wine) license
Net Public Area 644 square feet (40 seats)
Outdoor Dining
Patio
324 square feet (24 seats)
Hours of Operation Interior:
•10:00 a.m. to 12:00 midnight, daily
(lights out at 12:30 a.m.)
Outdoor Dining Patio:
•10:00 a.m. to 12:00 midnight, Thu to Sat
•10:00 a.m. to 11:00 midnight, Sun to Wed
Off-Sale Alcohol
Sales
10:00 a.m. to 10:00 p.m., daily (requested)
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Community Development Department ‐Planning Division07/13/2012 6
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
07/13/2012 Community Development Department ‐Planning Division 7
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
07/13/2012 Community Development Department ‐Planning Division 8
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
07/13/2012 Community Development Department ‐Planning Division 9
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
09/01/2016 Community Development Department ‐Planning Division 10
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Community Development Department ‐Planning Division07/13/2012 11
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
07/13/2012 Community Development Department ‐Planning Division 12
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
07/13/2012 Community Development Department ‐Planning Division 13
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
07/13/2012 Community Development Department ‐Planning Division 14
3404 Via Oporto
Proposed Trash
Area‐87 sq. ft.
Project Site
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Parking Management Program approved in
2014 for Lido Marina Village.
Development may be occupied up to an
occupancy threshold where a new parking
study will be prepared based on real‐time
occupancy of the development.
Restaurant does not trigger the occupancy
threshold and sufficient parking is available
for this use in Lido Marina Village.
07/13/2012 Community Development Department ‐Planning Division 15
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Community Development Department ‐Planning Division07/13/2012 16
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
Conduct a public hearing
Adopt the draft resolution:
Approving the requested restaurant without the
retail alcohol sales component
Community Development Department ‐Planning Division05/21/2015 17
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
The project is categorically exempt under
Section 15301, of the California Environmental
Quality Act (CEQA) Guidelines ‐Class 1 (Existing
Facilities).
The proposed project involves tenant
improvements of an existing building to
accommodate a new eating and drinking
establishment, which is within the thresholds
identified in CEQA Guidelines Section 15301.
Community Development Department ‐Planning Division05/21/2015 18
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
CUP will supersede UP1849 and UP1906, PDUP18,
and OD45 through a future noticed action.
If final action is taken, appeal period expires
Thursday, September 5, 2016.
If CUP is approved, Operator License is scheduled
for review on or after Tuesday, September 13, 2016.
If no appeal, applicant may proceed to final design,
permitting and construction.
Community Development Department ‐Planning Division05/21/2015 19
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)
For more information contact:
Makana Nova, Associate Planner
949‐644‐3249
mnova@newportbeachca.gov
www.newportbeachca.gov
Planning Commission - September 1, 2016
Item No. 2a Additional Materials Presented at Meeting
Lido Bottle Works Conditional Use Permit (PA2016-102)