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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
NOTICE OF INCOMPLETE FILING
(VIA EMAIL)
May 1, 2019
Kristofer Golder
kgolder@djmcapital.com
Application No. Minor Use Permit
(PA2019-057)
Address 3424 Via Oporto
Please be advised that after reviewing the subject application, your submittal has been
deemed incomplete and further information is required before we are able to proceed
with the application process.
The following documentation is required to complete the application:
Plans:
1. Please provide a floor plan for the previously approved portions of the restaurant.
Include one sheet that has the existing and new areas side by side so we can
understand how they connect/relate to each other.
2. Provide calculations for the overall floor plans including the existing, proposed, and
total gross SF and Net Public Area SF.
3. Include all of the existing outdoor areas on the floor plans.
4. Show details for the back of house area in the expanded restaurant. Is this a bar?
A preparation area? Cashier?
5. Show location of enclosed trash areas that are screened from public view.
6. Show location of existing grease trap/interceptor.
7. Any new or replacement roof top mechanical equipment? Please provide an exhibit
that shows the roof screening. I believe this was provided as part of plan check
1254-2017, please see those plans for reference drawings and update if needed.
Outdoor Dining:
8. The proposed outdoor dining area for the expanded restaurant is considered a new
encroachment into the boardwalk. New restaurants along the boardwalk shall
maintain the existing walkway width of 10’. Our local coastal program also requires
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that we maintain or enhance public access, and the proposed outdoor dining would
remove opportunities for public access where it is already impacted by the existing
outdoor dining areas. Please see below for prior condition of approval and remove
the new area of outdoor dining from the plans (or relocate it):
Operations:
9. Please provide a narrative to explain how the two suites will interact. Please provide
a basic discussion of the anticipated customer experience in terms of operational
characteristics (i.e. Where do you check in? How do customers get from one side to
the other? Etc.)
Other:
10. FYI- Fair Share Traffic Fee: The conversion of retail/commercial space to restaurant
use triggers the assessment of a fair share traffic fee for increasing the traffic demand
for the suite. A fair share traffic fee will be required based on the change of use, and
shall be paid prior to building permit issuance for the tenant improvements. Please
see attached document that contains information regarding the Fair Share Fee
ordinance. My approximate calculations show a fee of approximately $4,451. Please
reach out with any questions.
Upon verification of completion, the application will be processed and scheduled for a
Hearing. Should you have any questions regarding submittal requirements, please
contact Liz Westmoreland, Assistant Planner at lwestmoreland@newportbeachca.gov or
949-644-3234.
By:
Liz Westmoreland, Assistant Planner