HomeMy WebLinkAbout20210429_Application Community Development Department Planning Permit Application
CITY OF NEWPORT BEACH
100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment
I:\Users\CDD\Shared\Admin\Planning_Division\Applications\Application_Guidelines\Planning Permit Application_2021.docx Rev: 01/24/17
1. Check Permits Requested:
Approval-in-Concept - AIC # Lot Merger Staff Approval
Coastal Development Permit Limited Term Permit - Tract Map
Waiver for De Minimis Development Seasonal < 90 day >90 days Traffic Study
Coastal Residential Development Modification Permit Use Permit -Minor Conditional
Condominium Conversion Off-Site Parking Agreement Amendment to existing Use Permit
Comprehensive Sign Program Planned Community Development Plan Variance
Development Agreement Planned Development Permit Amendment -Code PC GP LCP
Development Plan Site Development Review - Major Minor Other:
Lot Line Adjustment Parcel Map
2. Project Address(es)/Assessor’s Parcel No(s)
3. Project Description and Justification (Attach additional sheets if necessary):
4. Applicant/Company Name
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
5. Contact/Company Name
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
6. Property Owner Name
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
7. Property Owner’s Affidavit*: (I) (We)
depose and say that (I am) (we are) the owner(s) of the property (ies) involved in this application. (I) (We) further
certify, under penalty of perjury, that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of (my) (our) knowledge and belief.
Signature(s): ________________________________ Title: Date:
MM/DD/YEAR
Signature(s): ________________________________ Title: Date: *May be signed by the lessee or by an authorized agent if written authorization from the owner of record is filed concurrently with the application. Please note, the owner(s)’ signature for Parcel/Tract Map and Lot Line Adjustment Application must be notarized.
PA2021-102
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I:\Users\CDD\Shared\Admin\Planning_Division\Current_Templates\Office Use Only Form Updated 01/27/2020
2700-5000 Acct.
Deposit Acct. No. ________________________
For Deposit Account:
Fee Pd: _______________________________________
Receipt No: ____________________________
FOR OFFICE USE ONLY
Date Filed: _______________________
APN No: __________________________
Council District No.: _________________
General Plan Designation: ____________
Zoning District: _____________________
Coastal Zone: Yes No Check #: __________
Visa MC Amex # ____________
CDM Residents Association and Chamber
Community Association(s): _______________________ Development No: __________________________
_____________________________________________ Project No: ________________________________
_____________________________________________ Activity No: _______________________________
Related Permits: ___________________________
Remarks:
________________________________________________________________________________________
PA2021-102
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3425 Via Lido ● Suite 250 ● Newport Beach, CA 92663 ● 949.723.7100 ● Fax 949.723.1141
Dallas, Texas | Newport Beach, California | Reno, Nevada
www.FritzDuda.com
LIDO THEATER VILLAGE
Proposed General Plan Amendment and Zone Change Application
Submittal Date April 29, 2021
GENERAL PLAN AMENDMENT APPLICATION:
The Fritz Duda Company (FDC), on behalf of the owner, Lido Partners, a California limited
partnership, requests a General Plan Amendment for Lido Theater Village (APN: 423-111-01),
which is approximately five-acres and is bounded by Newport Blvd, Via Lido, Via Oporto and the
Lido House Hotel. Current uses within the Lido Theater Village include West Marine, Fable &
Spirit and Bear Flag restaurants, Via Lido Drugs, and the iconic Lido Theater. Lido Theater
Village includes the following addresses: 3415 - 3475 Via Lido, Newport Beach.
FDC is requesting a change in the General Plan from Commercial General (CG) to Mixed-Use
Cannery Village 15th (MU-CV/15th). Such a designation would be consistent with the following
nearby sites, all of which have a general plan designation and zoning that allow for mixed-use or
residential uses:
To the North – Lido Marina Village with MU-W2 zone which allows 26 du/acre and
commercial uses.
To the South – South of 32nd Street is the MU-CV 15th Street zoning which allows 26 du/acre
and commercial uses.
To the East - Along Via Oporto is MU-V zone which allows 26 du/ac and commercial uses
and RM-20 which allows 20 du/ac.
In addition to being surrounded by the mixed-use zoning stated above, the proposed MU-CV/15th
general plan designation and zoning will allow the owners to revitalize the Lido Marina Village
by updating aging and functionally obsolete multi-level retail buildings and large, underutilized
surface parking fields, with efficient retail, office, residential, and parking mixed-use structures
encompassing the refurbished Lido Theater and central village plaza.
FDC is currently developing plans to redevelop Lido Theater Village with retail/office uses
fronting Via Lido and Newport Blvd and residential uses fronting Via Oporto and on upper floors.
The centerpiece of the redevelopment project will be the rejuvenated Lido Theater and village
plaza. The Lido Theater is the cultural anchor of the Lido Theater Village and has been serving
residents and bringing visitors to Lido Village since 1939. The Lido Theater Village “Village
Green” plaza adjacent to the Lido Theater will allow organizations like the Newport Beach Film
Festival and other charities to have space for their fundraisers at the Lido Theater, in addition to
other civic and public events.
The commercial component of the Lido Theater Village project will retain significant retail for
neighborhood serving retail such as marine services, restaurants, drug store, shopping and other
visitor serving uses similar to the current tenant mix. An office component will also be retained in
PA2021-102
3425 Via Lido ● Suite 250 ● Newport Beach, CA 92663 ● 949.723.7100 ● Fax 949.723.1141
Dallas, Texas | Newport Beach, California | Reno, Nevada
www.FritzDuda.com
order to serve local neighborhood businesses and marine oriented office uses. The frontage of Via
Lido would be preserved for pedestrian access with retail and office fronting the street.
The requested General Plan Amendment supports the following goals of the General Plan:
LU 3.3 Opportunities for Change - Provide opportunities for improved development and enhanced
environments for residents in the following districts and corridors, as specified in Policies 6.3.1
through 6.22.7: Balboa Peninsula: More efficient patterns of use that consolidate the Peninsula’s
visitor-serving and mixed-uses within the core commercial districts: encourage marine-related
uses especially along the bay front; integrate residential with retail and visitor-servicing uses in
Lido Village, McFadden Square, Balboa Village, and along portions of the Harbor frontage; re-
use interior parcels in Cannery Village for residential and limited mixed-use and live/work
buildings; and redevelop underperforming properties outside of the core commercial districts
along Balboa Boulevard for residential. Infill development shall be designed and sited to preserve
the historical character and architectural fabric of these districts.
The General Plan Amendment will allow for the proposed Lido Theater Village to integrate
residential with the retail uses which include neighborhood, marine and visitor serving retail uses.
The retail market is changing with large box retailers consolidating and downsizing their anchor
spaces. Covid-19 has changed the character of retailing with many retailers downsizing their
spaces and providing for goods and services “to-go”. Restaurants have changed their mix of
indoor/outdoor dining post Covid-19 to emphasize outdoor dining options. These significant
changes in the retail marketplace are forcing the redevelopment of dated, underperforming strip
retail centers into pedestrian oriented, street oriented mixed-use centers with enhanced retail
efficiencies.
LU 6.2.1 Residential Supply - Accommodate a diversity of residential units that meet the needs
of Newport Beach’s population and fair share of regional needs in accordance with the Land Use
Plan’s designations, applicable density standards, design and development policies and the
adopted Housing Element
The General Plan Amendment will allow for the proposed Lido Theater Village project to provide
a new supply of professionally managed rental apartments in a diversity of sizes to help meet the
City’s fair share of reginal housing needs. The residential portion of the Lido Theater Village
project, subject to approval, will include an affordable component with 15% of the units as low-
income units and 20% as moderate rate units.
LU 6.2.4 Residential Affordability - Encourage the development of residential units that are
affordable for those employed in the City
The General Plan Amendment will allow for the proposed Lido Theater Village project to provide
a variety of one, two- and three-bedroom rental apartments and the affordable component will
provide units that are affordable for many of the work force employees employed by nearby Hoag
Hospital and the surrounding medical office uses within walking distance of Lido Theater Village,
employees of the City, and employees of the retail services in Lido Village itself. The Peninsula
is predominately single family for-sale residential values at more than double the average home
prices in Orange County. Providing affordable and market rate rental apartments in a variety of
sizes will provide a more affordable alternative for households that do not have the capability to
PA2021-102
3425 Via Lido ● Suite 250 ● Newport Beach, CA 92663 ● 949.723.7100 ● Fax 949.723.1141
Dallas, Texas | Newport Beach, California | Reno, Nevada
www.FritzDuda.com
purchase a home there yet want to live closer to their work. The proposed project will provide 15%
of the units as low-income units and 20% as moderate rate units.
LU 6.8.6 Historic Character – Preserve the historic character of Balboa Peninsula’s districts by
offering incentives for the preservation of historic buildings and requiring new development to be
compatible with the scale, mass, and materials of existing structures, while allowing opportunities
for architectural diversity
The General Plan Amendment will allow for the proposed project to preserve the existing Lido
Theater, an iconic theater and an important anchor for Lido Village and will be the focal point of
the project. The preservation of the Lido Theater is one of the important goals of the project. The
Village Green/Plaza and Lido Walk open space will be centered around the Lido Theater to provide
a significant open space component to the project.
ZONE CHANGE AND LCP AMENDMENT APPLICATION:
The Fritz Duda Company, on behalf of the owner, Lido Partners, a California limited partnership,
requests a Zone Change for the property called Lido Theater Village (APN: 423-111-01), which
consists of approximately five-acres and is bounded by Newport Blvd, Via Lido, Via Oporto and
the Lido House Hotel. Current uses within Lido Theater Village include West Marine, Fable &
Spirit restaurant, Via Lido Drugs, and the iconic Lido Theater. Lido Theater Village includes the
following addresses: 3415 - 3475 Via Lido, Newport Beach.
We are requesting a Change in the Zoning and Local Coastal Program (LCP) from Commercial
General (CG) to Mixed-Use Cannery Village/15th Street (MU-CV/15th St). Such a designation
would be consistent with the following nearby sites, all of which are zoned for mixed-use or
residential uses:
North – Lido Marina Village with MU-W2 zone which allows 26 du/acre and commercial
uses.
South – South of 32nd Street is the MU-CV 15th Street zoning which allows 26 du/acre and
commercial uses.
East - Along Via Oporto is MU-V zone which allows 26 du/ac and commercial uses and
PC-59 which allows attached 3-story residential project of for-sale units.
Besides being surrounded by mixed-use or residential zoned property, Lido Theater Village is an
ideal candidate for mixed-use development with a significant residential component. The property
currently consists of functionally obsolete multi-level retail spaces and has very large surface
parking fields. FDC has been preparing plans to incorporate a mixed-use development to allow us
to retain and redevelop the iconic Lido Theater. The Lido Theater is the cultural anchor of the
Lido Village and has been serving residents and bringing visitors to Lido Village since 1939. We
will be proposing a Village Green connected to the Lido Theater to allow events (such as the
Newport Beach Film Festival and charities) to have space for fundraisers with the Lido Theater.
DC has plans to redevelop the property as a mixed-use project with retail/office uses fronting Via
PA2021-102
3425 Via Lido ● Suite 250 ● Newport Beach, CA 92663 ● 949.723.7100 ● Fax 949.723.1141
Dallas, Texas | Newport Beach, California | Reno, Nevada
www.FritzDuda.com
Lido and Newport Blvd, residential uses fronting Via Oporto and residential on the upper floors.
The centerpiece of the redevelopment would be the rejuvenated Lido Theater.
It is expected that the commercial component of the project will retain significant retail for
neighborhood serving retail such as drug store, services and restaurants, marine serving retail uses
and visitor serving uses similar to the current tenant mix. An office component will also be
retained with local neighborhood office and marine oriented office uses. Via Lido would remain
as a sidewalk oriented with retail fronting the street frontage.
The current zoning designation allows for a 0.5 FAR of general commercial uses such as retail,
office, restaurants and theater. We are proposing the MU-CV/15th St. zone which allows almost
all the uses allowed in the CG zone plus residential uses and the same maximum FAR of 0.5 for
non-residential uses.
LIDO THEATER VILLAGE MIXED-USE DEVELOPMENT
INTENT:
The Lido Theater is the cultural anchor of the Lido Village and has been serving residents and
bringing visitors to Lido Village since 1939. The change of zone to MU-CV/15th ST. Zone would
allow the property to be redeveloped into a mixed-use development with the Lido Theater as the
centerpiece of the development which would assist in the preservation of the Lido Theater. A
proposed Village Green connected to the Lido Theater to allow events (such as the Newport Beach
Film Festival and charities) to provide space for fundraisers with the Lido Theater.
The zone change would all for maintaining and/or redeveloping the current retail uses that provide
neighborhood serving retail, general retail and visitor serving retail as well as office uses. In
addition, the MU-CV/15th ST Zone would allow residential uses to be added to the site on upper
floors facing Newport Blvd and Via Lido and on all floors on other portions of the site.
LIDO THEATER:
The existing Lido Theater, which opened in 1939, would be restored in connection with the Lido
Theater Village project so it may operate as a movie theater as well as having a stage for live
musical, lecture and other uses. The existing Marquee sign would remain. The Lido Theater
would be the centerpiece of the wider Lido Village area.
OPEN SPACE PROVIDED:
Village Green/Plazas:
A new Village Green or Plaza of a minimum of 2,500 SF would be provided in connection with
the Lido Theater Village project. This Village Green/Plaza would be a combination of hardscape
or landscape and would provide seating and provide space for events.
PA2021-102
3425 Via Lido ● Suite 250 ● Newport Beach, CA 92663 ● 949.723.7100 ● Fax 949.723.1141
Dallas, Texas | Newport Beach, California | Reno, Nevada
www.FritzDuda.com
The existing 2,500 SF Lido Walk outdoor space is anticipated to remain and connect the marquee
entrance of the theater with the Village Green to provide a total of 5,000 SF of passive/active open
space for use by the theater for special events, charity fundraisers and other activities.
AFFORDABLE HOUSING:
The residential component of the Lido Theater Village project is proposed to set aside 15% of the
units for Low Income Rental Housing and 20% of the units for Moderate Rate Rental Housing.
Sincerely,
Paul Tanguay
Vice President
PA2021-102