HomeMy WebLinkAbout02_Lido Bottle Works MUP_PA2024-0145CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 12, 2024
Agenda Item No. 2
SUBJECT: Lido Bottle Works ABC License (PA2024-0145)
Minor Use Pemit
SITE LOCATION: 3408 Via Oporto, Suite 102 & 103
APPLICANT: Rand Kruse
PLANNER: Jerry Arregui, Assistant Planner
jarregui@newportbeachca.gov, 949-644-3249
LAND USE AND ZONING
General Plan Land Use Plan Category: Mixed-Use Water 2 (MU-W2)
Zoning District: Mixed-Use Water (MU-W2)
Coastal Land Use Plan Category: Mixed-Use Water Related (MU-W)
Coastal Zoning District: Mixed-Use Water (MU-W2)
PROJECT SUMMARY
The applicant is requesting a Minor Use Permit (MUP) to upgrade an existing Type 41
(On Sale Beer and Wine) Alcohol Beverage Control (ABC) license to a Type 47 (On-Sale
General - Eating Place) ABC license at the existing eating and drinking establishment
known as Lido Bottle Works (restaurant). In conjunction with this request, the daily hours
of operation are proposed to be reduced from between 10:00 a.m. and 12:30 a.m. to
between 10:00 a.m. and 11:00 p.m., thereby eliminating late hour operations (after 11:00
p.m.). The restaurant will continue to utilize the existing 49-square-foot walk-in
refrigerator with a Type 20 (Off-Sale Beer & Wine) ABC license for accessory off-sale
beer and wine operations from 10:00 a.m. to 10:00 p.m., daily. There are no physical
alterations or changes to floor area or seating of the restaurant. If approved, this Minor
Use Permit will supersede Conditional Use Permit (CUP) No. UP2016-027.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA
Guidelines, because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. approving Minor Use Permit No.
PA2024-0145 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The restaurant is located at the eastern side of Via Oporto, adjacent to Newport
Harbor. The property is developed with six buildings and includes retail and
eating and drinking establishment uses. No parking is provided on-site but is
provided in a nearby 357 space parking structure located at 3434 Via Lido (see
Figure 1, below).
Figure 1: Restaurant Location and Nearby Parking Structure
The restaurant is part of Lido Marina Village, a commercial development that
historically includes a mix of retail, service, office, and restaurant uses. 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.
Lido Bottle Works currently operates pursuant to CUP No. UP2016-027, which
allows the restaurant to operate with a Type 41 (On-Sale Beer & Wine – Eating
Place) ABC license. The restaurant also operated with a Type 20 (Off-Sale Beer
& Wine) ABC license for accessory off sale of beer and wine which is an allowed
Subject Property
Parking Structure
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use by right per the Zoning Code. The CUP allowed interior dining between the
hours of 10:00 a.m. and 12:30 a.m., daily and outdoor dining between the hours of
10:00 a.m. and 12:00 a.m., Thursday through Saturday and between 10:00 a.m.
and 11:00 p.m. Sunday through Wednesday, which constitutes late hour operations
(past 11:00 p.m.).
The applicant is proposing to upgrade the existing Type 41 (On Sale Beer and
Wine) ABC license to a Type 47 (On-Sale General - Eating Place) ABC license for
Lido Bottle Works. In conjunction with this request, the daily hours of operation are
proposed to be reduced from between 10:00 a.m. to 12:30 a.m. to between 10:00
a.m. – 11:00 p.m. for both interior and outdoor dining, thereby eliminating late hour
operations (after 11:00 p.m.). The restaurant will continue to utilize a Type 20 (Off-
Sale Beer & Wine) ABC license for accessory off-sale beer and wine operations
between the hours of 10:00 a.m. and 10:00 p.m., daily. There are no physical
alterations or changes to floor area or seating of the restaurant.
The property is located within Mixed-Use Water 2 (MU-W2) General Plan Land
Use category and within the Mixed-Use Water (MU-W2) Zoning District. Table 2-9
(Mixed – Use Zoning District Permit Requirements) of Section 20.22.020 (Mixed-
Use Zoning Districts) the Newport Beach Municipal Code (NBMC) allows
restaurants with alcohol sales and no late hour operations through approval of a
MUP. Accessory off-sale of alcohol is permitted by right within the MU-W2 Zoning
District. Although the applicant is requesting to upgrade the existing Type 41 ABC
license to a Type 47 ABC license, the applicant has also proposed to eliminate
late hour operations (after 11:00 p.m.). Due to the elimination of late hours, the
project is eligible for a MUP, which can be authorized through the approval of the
Zoning Administrator.
The property is located within the coastal zone, within the Mixed-Use Water
Related (MU-W) Coastal Land Use category and the Mixed-Use Water (MU-W2)
Coastal Zoning District. The MU-W2 Coastal 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. The Project does not result in an increase in parking intensity of the existing
use; therefore, a coastal development permit (CDP) is not required for the Project.
On December 21, 2023, the Planning Commission adopted Resolution No.
PC2023-046 approving a parking management plan for the Lido Marina Village
which demonstrates that an adequate supply of parking is provided for all uses
based upon the shared use of parking structure within the Lido Marina Village.
The Project does not result in an increase in parking intensity; therefore, parking is
satisfied.
Eating and drinking establishments with incidental alcohol service are common in
the Lido Marina Village and the proposed change in alcohol license type in
conjunction with an earlier closing hour is not anticipated to alter the operational
characteristics of the use such that it becomes detrimental to the area.
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The draft resolution includes all required facts in support of findings for alcohol
sales, as well as operational conditions of approval as recommended by the
Police Department relative to the sale of alcoholic beverages. These conditions
include the requirement to not allow the restaurant to operate as a bar, tavern,
cocktail lounge, or night club and a closing hour of 11:00 p.m. The project has
also been conditioned to not allow live entertainment or dancing. 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. Based on the
NBMC requirements and the proposed conditions of approval, project will not
result in a detriment to the surrounding community.
If approved, this MUP will supersede the existing CUP No. UP2016-027 (PA2016-
102) and will incorporate all conditions of approval for the existing restaurant and
alcohol service into this MUP.
ENVIRONMENTAL REVIEW
This Project has been determined to be categorically exempt under the requirements of
the California Environmental Quality Act under Section 15301 under Class 1 (Existing
Faclities). 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 does not involve any physical alterations to the
existing restaurant. Therefore, the Class 1 exemption is applicable.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Community Development Director within 14 days following
the date of action. For additional information on filing an appeal, contact the Planning
Division at (949) 644-3200.
Prepared by:
DL/ja
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description Letter
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A MINOR USE
PERMIT TO UPGRADE AN EXISTING TYPE 41 (ON-SALE BEER
AND WINE – EATING PLACE) ALCOHOL BEVERAGE CONTROL
(ABC) LICENSE WITH A TYPE 47 (ON-SALE GENERAL –
EATING PLACE) ABC LICENSE AT AN EXISTING EATING AND
DRINKING ESTABLISHMENT WITH AN OUTDOOR DINING
PATIO LOCATED AT 3408 VIA OPORTO, SUITES 102 AND 103
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Rand Cruse (Applicant) concerning the 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 (Property). The Applicant requests approval of a minor use permit (MUP).
2.The Applicant requests a MUP to upgrade an existing Type 41 (On Sale Beer and Wine)
Alcohol Beverage Control (ABC) license to a Type 47 (On-Sale General - Eating Place)
ABC license at an existing eating and drinking establishment known as Lido Bottle Works
(Restaurant). In conjunction with this request, the daily hours of operation are proposed to
be reduced from between 10:00 a.m. and 12:30 a.m. to between 10:00 a.m. and 11:00
p.m., thereby eliminating late hour operations after 11:00 p.m. The Restaurant will
continue to utilize a Type 20 (Off-Sale Beer & Wine) ABC license for accessory off-sale
beer and wine operations from 10:00 a.m. to 10:00 p.m., daily. There are no physical
alterations or changes to floor area or seating of the restaurant. If approved, this minor use
permit will supersede Conditional Use Permit (CUP) No. UP2016-027 (Project).
3.The Property is located within the Mixed-Use Water (MU-W2) Zoning District and
categorized as Mixed-Use Water 2 (MU-W2) by the General Plan Land Use Element. The
MU-W2 zone is intended to apply to waterfront locations in which marine-related uses may
be intermixed with general commercial, visitor-serving commercial and residential dwelling
units on the upper floors.
4.The Property is located within the coastal zone, within the Mixed-Use Water (MU-W2)
Coastal Zoning District and the Mixed-Use Water Related (MU-W) Coastal Land Use
category. The MU-W2 Coastal 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. The Project does not result
in an increase in parking intensity of the existing use; therefore, a coastal development
permit (CDP) is not required for the Project.
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5. On September 1, 2016, the Planning Commission adopted Resolution No. 2023
(PA2016-102) approving CUP No. UP2016-027 for the Restaurant to operate with late
hours (past 11:00 p.m.) and with a Type 41 (On-Sale Beer & Wine – Eating Place) ABC
license. The Restaurant also has a Type 20 (Off-Sale Beer & Wine) ABC license for
accessory off sale of beer and wine which is allowed by right. Table 2-9 (Mixed – Use
Zoning District Permit Requirements) of Section 20.22.020 (Mixed-Use Zoning Districts)
the Newport Beach Municipal Code (NBMC) allows restaurants with alcohol sales and
no late hour operations through approval of a MUP and accessory off-sale of alcohol as
permitted by right within the MU-W2 (Mixed-Use Water) Zoning District. Although the
Applicant is requesting to upgrade the existing Type 41 ABC license to a Type 47 ABC
license, the Applicant has also proposed to eliminate late hour operations (after 11:00
p.m.); therefore, the Project is eligible for consideration by the Zoning Administrator
through approval of a MUP and consideration by the Planning Commission for a CUP
amendment is not required.
6. A public hearing was held on December 12, 2024, online via Zoom. A notice of time, place,
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is exempt from the California Environmental Quality Act (CEQA) under Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
2. The Class 1 exemption authorizes minor alterations of existing structures involving
negligible or no expansion of use. The Project is to upgrade an existing Type 41 ABC
license to a Type 47 license for an existing restaurant and does not involve any physical
alterations to tenant space. Therefore, the Class 1 exemption is applicable.
SECTION 3. REQUIRED FINDINGS.
Alcohol Sales
In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code,
the following findings and facts in support of such findings are set forth:
Finding:
A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales
of the Zoning Code.
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Facts in Support of Findings:
In finding that the proposed use is consistent with Section 20.48.030 of the NBMC, the following
criteria must be considered:
i. The crime rate in the reporting district and adjacent reporting districts as
compared to other areas in the City.
1. The Property is in Reporting District 15 (RD 15). The Newport Beach Police Department
(NBPD) is required to report offenses of Part One Crimes combined with all arrests for
other crimes, both felonies and misdemeanors (except traffic citations) to the ABC. Part
One Crimes are the eight most serious crimes defined by the FBI Uniform Crime Report
– criminal homicide, rape, robbery, aggravated assault, burglary, larceny-theft, auto
theft, and arson. The crime rate average in RD 15 is higher than adjacent RD 13, RD 16
and the City-wide Reporting District Average. Adjacent RD 13 and RD 16 are
predominantly residential properties compared to the subject RD 15 which includes
many commercial and mixed-use areas including the Lido Marina Village, Cannery
Village, the Landing shopping center and McFadden Square which are all highly traveled
and visited areas by residents and tourists. RD 15 is found to have undue concentration,
as it has more than 20% over the citywide average crime count. While the area does
have a high concentration of alcohol licenses, the Lido Marina Village was designed to
accommodate restaurants within a smaller walkable area concentrated with other
commercial uses.
2. The NBPD reviewed the Project and has no objections and has provided recommended
operational conditions of approval. Operational conditions of approval recommended by
the Police Department include the requirement to not allow the Restaurant to operate
as a bar, tavern, cocktail lounge, or night club and a closing hour of 11:00 p.m. as to
ensure compatibility with the surrounding uses and minimize alcohol-related impacts.
ii. The numbers of alcohol-related calls for service, crimes, or arrests in the
reporting district and in adjacent reporting districts.
1. RD 15 has the highest number of total arrests throughout the City, 41% of which were
alcohol related. RD 15 includes most of the commercial and mixed-use properties on
the peninsula, which are highly traveled and visited areas by residents and tourists for
accessing the coastal destinations of water-front restaurants, boating and marine
activities. The NBPD memo indicates that RD 15 is the highest crime area in the City.
2. In 2023, there two dispatch events coded to the Restaurant, but none of the calls
appear to be directly related to alcohol and no arrests were made.
iii. 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.
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1. The Restaurant is within Lido Marina Village and is consistent with the Mixed-Use Water
Related (MU-W) coastal land use category. The Lido Marina Village an area with a
significant variety of land uses including restaurants, retail, offices, and marine-related
resources. The Property’s location within the Lido Marina Village is a greater distance
from sensitive land uses than other commercial areas. The nearest residential property
is approximately 400 feet to the north of the Property along Via Lido; however, there are
many intervening mixed-use structures in between. Other residential properties are
located approximately 1,100 feet to the west of the Property across the Newport Harbor
on Lido Isle. The draft resolution includes conditions of approval including a reduction in
hours of operation to 11:00 p.m. to further minimize negative impacts to surrounding
land uses and ensure that the use remains compatible with the surrounding community.
2. Eating and drinking establishments with incidental alcohol service are common in the
Lido Marina Village and the proposed change in alcohol license type in conjunction with
an earlier closing hour is not anticipated to alter the operational characteristics of the
use such that it becomes detrimental to the area.
iv. The proximity to other establishments selling alcoholic beverages for either off-
site or on-site consumption.
1. The Lido Marina Village was designed to accommodate multiple restaurants. The
Restaurant is in close proximity to other food service establishments. This includes
Nobu, a restaurant with late hours, outdoor dining, and a Type 47 (On-Sale General -
Eating Place) ABC license located at 3450 Via Oporto; Circle Hook, a restaurant with
outdoor dining, a Type 47 (On-Sale General - Eating Place) ABC license and no late
hours located at 3432 Via Oporto; and Malibu Farm Lido, a restaurant with outdoor
dining, no late hours and a Type 47 (On-Sale General - Eating Place) ABC license
located at 3420 Via Oporto. The RD 15 statistics indicate an overconcentration of ABC
licenses within this reporting district.
2. The per capita ratio of 1 license for every 76 residents is higher than the average ratio
for Orange County. This is due to the higher concentration of commercial land uses,
ABC licenses attributed to adjacent marina operations, lower number of residential
properties, and high number of restaurants in Lido Marina Village, Cannery Village, the
Landing shopping center and McFadden Square. While the license-to-resident ratio is
higher than average, and the 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 of the Project would make the
proposed Type 47 ABC license upgrade acceptable. The NBPD does not anticipate any
increase in crime or alcohol-related incidents with the approval of this application subject
to the proposed conditions of approval.
v. Whether or not the proposed amendment will resolve any current objectionable
conditions.
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1. No objectionable conditions are presently occurring at the Restaurant or retail site. The
Restaurant has operated at the Property since 2016 with a Type 41 and Type 20 ABC
license without operating issues or complaints related to alcohol.
2. The Project has been reviewed and conditioned to ensure that the purpose and intent
of Section 20.48.030 (Alcohol Sales) of the NBMC is maintained and that a healthy
environment for residents and businesses is preserved. The service of alcohol is
intended for the convenience of customers dining at the establishment. Operational
conditions of approval recommended by the NBPD relative to the sale of alcoholic
beverages will ensure compatibility with the surrounding uses and minimize alcohol
related impacts.
3. The Applicant requests an upgrade to a Type 47 ABC license and proposes a reduction
in hours of operation of the Restaurant to have a closing time of 11:00 p.m. which will
ensure the use does not become a late-night bar, tavern, or nightclub and appropriately
mitigates the potential for further alcohol related impacts.
4. The 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 complete a certified training program in responsible methods and skills for selling
alcoholic beverages, as required by the State of California.
Minor Use Permit
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
classified as Food Service, No Late Hours, require the approval of a minor use permit within the
MU-W2 (Mixed-Use Water Related) Zoning District.
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits) of
the Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
B. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The Mixed-Use Water Related (MU-W2) General Plan and Coastal Land Use Plan
(CLUP) land use categories 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 Property and surrounding development
do not include residential uses, the Restaurant with the proposed Type 47 ABC license
is consistent with the visitor-serving land uses intended for the MU-W2 land use
categories of the General Plan and CLUP.
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2. The requested reduction in hours of the outdoor dining patio is compatible with the goals
established for Lido Marina Village. Goal LU 6.9 (Lido Village) of the General Plan Land
Use Element 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 Restaurant and its outdoor dining patio will continue to be an additional
amenity for visitors to enjoy the bay frontage.
3. Land Use Element Policy LU 5.2.2 (Buffering Residential Areas) requires that
commercial uses adjoining residential neighborhoods should be designed to be
compatible and minimize impacts to these uses. The reduction of the interior and
outdoor patio hours of operation to 11:00 p.m., daily, will ensure that noise impacts to
residents across Newport Harbor are minimized.
4. Circulation Element Policy CE 8.1.9 (Shared Parking Facilities) encourages the City to
allow sharing parking facilities in mixed use and pedestrian oriented areas throughout
the City. On December 21, 2023, the Planning Commission adopted Resolution No.
PC2023-046 approving a parking management plan for the Lido Marina Village which
demonstrates that an adequate supply of parking is provided for all uses based upon
the shared use of parking structure within the Lido Marina Village. The Project does not
result in an increase in parking intensity; therefore, parking is satisfied.
5. The Property 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.
Facts in Support of Finding:
1. The Mixed-Use Water Related (MU-W2) 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. Table 2-9 (Mixed – Use
Zoning District Permit Requirements) of the NBMC allows restaurants with alcohol sales
and no late hour operations through approval of a MUP within the MU-W2 (Mixed-Use
Water) Zoning District. As conditioned, the Project will comply with all applicable NBMC
standards for eating and drinking establishments.
2. Section 20.48.090 (A) (1) (Standards – All Eating and Drinking Establishments) of the
NBMC 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 continue to comply with these provisions based on
the existing Restaurant plans and conditions of approval.
3. Section 20.48.090(F)(3)(b) (Eating and Drinking Establishments, Outdoor Dining) of the
NBMC requires that the review authority consider the relationship of outdoor dining to
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sensitive noise receptors. The outdoor dining patio will close at 11:00 p.m., daily to
minimize noise impacts to residents located across Newport Harbor and along Via Lido.
4. The Restaurant will continue to be consistent with the Lido Marina Village Design
Guidelines as there are no proposed physical alterations to the Restaurant.
5. The existing development is nonconforming to the maximum 0.5 Floor Area Ratio (FAR)
for nonresidential uses, as required by the Zoning Code. The Project does not include
physical alterations to the Restaurant; therefore, the nonconformity will remain
unchanged.
6. Fact 4 in Support of Finding C is hereby incorporated by reference.
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. Eating and drinking establishments have operated in these suites since 1977 and 1979.
The Restaurant has operated on the Property since 2016 with a Type 41 and Type 20
ABC license. The Project is compatible with other commercial uses in the area and
serves as a supporting use within the Lido Marina Village retail commercial area. The
Restaurant 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 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
number of walk-in patrons. No on-site parking is available for the 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 (Planning Commission Resolution No.
PC2023-046).
3. The recommended 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 proposes to reduce the
closing hour from 12:30 a.m. to 11:00 p.m., daily, which is earlier than other uses on the
Peninsula and reduces 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 47 ABC license so that the Restaurant’s primary use is an eating and drinking
establishment and not a bar, cocktail lounge, or night club.
4. The business operation does not include live entertainment or dancing.
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5. The Project will not necessitate high levels of lighting or illumination, and all outdoor
lighting must conform to Section 20.30.070 (Outdoor Lighting) of the NBMC.
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 Property 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 Property has
historically been occupied by an eating and drinking establishment and the Restaurant
has occupied the tenant space since 2016.
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.
Finding:
F. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The Restaurant will continue serve both residents and visitors of the City. The requested
Type 47 ABC license will allow the Applicant to provide additional menu options for its
patrons.
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 outdoor 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.
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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 reduced hours
of operation to 11:00 p.m., daily reduces 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. Based on the NBMC
requirements and the proposed conditions of approval, the Project will not result in a
detriment to the surrounding community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act under Section 15301
under Class 1 (New Construction and Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
filed as PA2024-0145 subject to the conditions outlined in Exhibit A, which is attached
hereto and incorporated by reference.
3.This resolution supersedes Planning Commission Resolution No. 2023, which upon
vesting of the rights authorized by this Minor Use Permit, shall become null and void.
4.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal if filed with the Community Development
Director in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF DECEMBER 2024.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
15
Zoning Administrator Resolution No. ZA2024-###
Page 10 of 15
01-17-23
EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The Project 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. The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
3. The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused the revocation of this Minor
Use Permit.
4. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained are detrimental to the public health, welfare, or materially injurious to the
Property or improvements in the vicinity or if the Property is operated or maintained to
constitute a public nuisance.
5. Any change in operational characteristics, expansion in the area, or other modification
to the approved plans shall require review by the Planning Division. An amendment to
this Minor Use Permit or the processing of a new Minor or Conditional Use Permit may
be required.
6. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach
Municipal Code.
7. This Resolution supersedes Planning Commission Resolution No. 2023 (PA2016-102),
which upon vesting of the rights authorized by this Minor Use Permit, shall become null
and void.
8. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the
building permits.
9. 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.
16
Zoning Administrator Resolution No. ZA2024-###
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01-17-23
10. 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.
11. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) 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. Noise-generating
construction activities are not allowed on Saturdays, Sundays or Holidays.
12. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
NBMC. Pre-recorded music may be played in the tenant space, provided exterior noise
levels complies with Chapter 10.26 (Community Noise Control) of the NBMC.
13. The hours of operation for the interior and outdoor patio of the Restaurant shall be limited
from 10:00 a.m. through 11:00 p.m., daily. The doors shall be closed to new customers
one half hour prior to the closing hour.
14. That the “net public area” of the Restaurant shall not exceed 644 square feet for the
interior of the Restaurant facility.
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. 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. 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
17
Zoning Administrator Resolution No. ZA2024-###
Page 12 of 15
01-17-23
other type of overhead covering shall be subject to review and approval by the
Community Development Director and may require an amendment to this use permit.
22. All proposed signs shall be in conformance with any approved Comprehensive Sign
Program for the Property and provisions of Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code.
23. Temporary “sandwich” signs shall not 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.
24. 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.
25. 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.
26. 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.
27. 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.
28. 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).
29. 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.
30. 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.
18
Zoning Administrator Resolution No. ZA2024-###
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01-17-23
31. 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 leasing agent.
32. 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 MUP including, but not limited to, Minor Use Permit
No. PA2024-0145 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.
Police Department
33. The Restaurant shall close at 11:00 p.m. daily, including the interior and outdoor dining
area.
34. The Restaurant shall not operate as a bar, tavern, cocktail lounge, or nightclub as
defined by the Newport Beach Municipal Code.
35. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the license.
36. 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.
37. Food service from the regular menu shall be available to patrons up to 30 minutes before
the scheduled closing time.
38. 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.
39. 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
19
Zoning Administrator Resolution No. ZA2024-###
Page 14 of 15
01-17-23
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.
40. 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.
41. “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).
42. 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.
43. There shall be no exterior signs advertising off-sales of alcohol.
44. There shall be no off-sales of alcohol permitted after 10:00 p.m., daily.
45. Off-sale retail alcohol sales shall consist of bottles only. Retail sales of growlers or
kegs (64 oz. or more) shall not be permitted.
46. The walk-in/reach-in cooler area shall be limited to 50 square feet in area.
47. 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 within 60 days of hire. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. 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.
48. The applicant shall comply with all federal, state, and local laws, and all conditions of
the Alcoholic Beverage License. Material violation of any of those laws or conditions in
connection with the use is a violation and may be cause for revocation of the use permit.
49. The Alcoholic Beverage Control License shall be limited to a Type 47 (On-Sale General).
Any substantial change in the ABC license type shall require subsequent review and
potential amendment of the Use Permit.
Building Division
50. Strict adherence to maximum occupancy limits is required.
20
Zoning Administrator Resolution No. ZA2024-###
Page 15 of 15
01-17-23
51. 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.
52. 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.
53. The restaurant shall provide accessible access/seating to all functional areas.
54. 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.
Code Enforcement
55. Shall comply with Section 6.06 (State Mandated Municipal Solid Waste Diversion
Programs) of the NBMC. Contact the Code Enforcement Division to schedule an
inspection within 30 days of commencing business activities.
21
Attachment No. ZA 2
Vicinity Map
22
VICINITY MAP
Minor Use Permit
(PA2024-0145)
3408 Via Oporto, Suite 102 & 103
Subject Property
23
Attachment No. ZA 3
Applicant’s Project Description Letter
24
A R C H I T E C T U R E A N D I N T E R I O R S
3419 Via Lido, #225 Newport Beach California 92663 T: 949 500 9416
PROJECT DESCRIPTION FOR LIDO BOTTLE WORKS – CONVERSION OF EXISTING TYPE-41
TO TYPE-47 ALCOHOL LICENSE
Project Address: 3408 Via Oporto, Suite 103, Newport Beach, CA 92663
The proposed project consists of the conversion of the existing Type-41 to Type-47 alcohol license.
Lido Bottle Works is a boutique restaurant owned by Newport Beach natives located at Lido Marina
Village and offers a wide array of food as part of a full menu of California coastal cuisine along with
offerings of carefully curated alcoholic, non-alcoholic beverages, small batch wine and craft beer. The
food is focused on locally sourced and seasonal ingredients to provide an exceptional yet casual
waterfront dining experience. There is 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 include a modern California inspired theme with warm wood
finishes. There is 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 allows 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 the ability to serve limited craft cocktails and complement the
existing/approved mix of restaurants in the Lido Marina Village development.
Site Information
Proposed Tabulations:
1,234 sq. ft. (indoor seating) NO CHANGE
324 sq. ft. (outdoor seating) NO CHANGE
TOTAL: 1,558 sq. ft.
Operations, Food and Beverage
Hours of operation to serve breakfast, lunch and dinner (see attached menus):
Interior Dining: Monday – Sunday: 10am – 11pm
Exterior Dining: Sunday – Wednesday: 10am – 11pm
Exterior Dining: Thursday – Saturday: 10am – 11pm
Offsite Sales: Monday – Sunday: 10am – 10pm
The restaurant will provide the following beverage items:
Soft Drinks
Coffee
Beer
Wine
*Distilled Spirits
*new
Alcohol License type: 47
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)
25
A R C H I T E C T U R E A N D I N T E R I O R S
3419 Via Lido, #225 Newport Beach California 92663 T: 949 500 9416
Employees per shift: 6
Seating Capacity (see attached
Furniture Plan): 40 Indoor
24 Outdoor
TOTAL: 64
N et Public Area: 651 sq.ft. Indoor
293 sq.ft. Outdoor
Grease Interceptor: Existing below ground Trap-zilla located in the adjacent
breezeway.
Entertainment
The operator plays ambient/background amplified music through a series of
indoor and outdoor speakers.
Any outdoor speakers are 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.
Lido Bottle Works
Food Menu
share
ours to yours
sweet & spicy nuts / house cured olives / house made pickles
26
A R C H I T E C T U R E A N D I N T E R I O R S
3419 Via Lido, #225 Newport Beach California 92663 T: 949 500 9416
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
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
27
A R C H I T E C T U R E A N D I N T E R I O R S
3419 Via Lido, #225 Newport Beach California 92663 T: 949 500 9416
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
28
Attachment No. ZA 4
Project Plans
29
V I A O
P
O
R
T
O
3412 VIA OPORTO
3404 VIA OPORTO
3400 VIA OPORTO
PLPL
71 SF
PL
PL
PL
PL
PLPL
PL PL
PL
PL
PL
PL
3408 VIA OPORTO
3412 VIA OPORTO
PL
PL
PL
(E) BOAT SLIPS
3408 VIA OPORTO
STE 103
SCALE: 332" = 1'-0"
SITE PLAN
PROPERTY LINE
N
(E) RESTROOM NOTES
COMMON AREA RESTROOMS PROVIDED UNDER
PHASE 9, PLAN CHECK # 1147-2015.
PATH OF TRAVEL TO RESTROOMS = 127'
LIDO BOTTLE WORKS
3408 VIA OPORTO, SUITE 103
NEWPORT BEACH, CA 92663
SHEET NUMBER:
REVISIONS
SITE PLAN
SHEET NAME:
PREPARED BY:
OWNER:
PROJECT:
STAMP:JOB NUMBER:XXXXX
DATE:00.00.00
CONSULTANT:
DRAWINGS AND WRITTEN MATERIAL APPEARING HEREINCONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC.dba RAND KRUSE AND MAY NO BE DUPLICATED, USED ORDISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dbaRAND KRUSE.
A TYPE 47 USE PERMIT
LIDO GROUP RETAIL, LLC7777 EDINGER AVE. STE 103HUNTINGTON BEACH, CA 92647
PATIO = 324 SQ.FT.
INDOOR = 1,234 SQ.FT.
TOTAL = 1,558 SQ.FT.
OUTDOOR = 594 SQ.FT. (NO CHANGE)
INDOOR = 557 SQ.FT. (NO CHANGE)
TOTAL = 1,151 SQ.FT.
PROPOSED NET PUBLIC AREA (NO CHANGE)
PROPOSED RESTAURANT SEATING (NO CHANGE)
OUTDOOR = 24
INDOOR = 40
TOTAL = 64
PROPOSED FLOOR AREA (NO CHANGE)
EXISTING SQUARE FOOT TABULATIONS
A1.0
PROPERTY LOCATION:
3408 VIA OPORTO, STE 103
NEWPORT BEACH, CA 92663
APN
423-123-07
ZONING
MU-W2 (MIXED USE - WATER RELATED)
USE
EXISTING: RESTAURANT
PROPOSED: RESTAURANT
EXISTING BUILDING TYPE: CONSTRUCTION TYPE V-B.
LEGAL OWNER:LIDO GROUP RETAIL, LLC
7777 EDINGER AVE. STE 103HUNTINGTON BEACH, CA 92647
SITE PLAN INFORMATION
SITE PLAN LEGEND
TABULATIONS
AREA MAP
AREA OF APPLICATION
B 11/27/24
B
30
10'-4"
(E) PEDESTRIAN
INGRESS/EGRESSEASEMENT.
(E)
P
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S
T
R
I
A
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.
3412 VIA OPORTO
6'-
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"
M
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.
6'-
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"
MIN
.
6'-0"MIN.
3404 VIA OPORTO
PL
(E) BOAT SLIPS (E) BOAT SLIPS
(E) DINING
100
C
H
D
D
C
HD
D
D
1'-6
"
2'-6
"
4'-0"
4'-0"
2'-6
"
2'-6
"
4'-0"2'-6"
1'-1
0
"
1'-7
"
1'-7"
1'-7"
1'-7"
5'-0"
ACCES
S
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CLEAR
A
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C
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ACCE
S
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B
L
E
CLEA
R
A
N
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ACCES
S
I
B
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E
CLEAR
A
N
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ACCESSIBLECLEARANCE
5'-0"
2'-6
"
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ACCE
S
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CLEA
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A
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PL
N.I.C.ADJACENT
SUITE
(E) OUTDOOR
DINING
102
(E) BAR
101
(E) KITCHEN
103
PL
PL
SCALE: 316" = 1'-0"
FLOOR PLAN
(E) INTERIOR NET PUBLIC AREA
N
(E) EXTERIOR NET PUBLIC AREA
ABC BARRIER, TYP.
LIDO BOTTLE WORKS
3408 VIA OPORTO, SUITE 103
NEWPORT BEACH, CA 92663
SHEET NUMBER:
A1.1
REVISIONS
FLOOR PLAN
SHEET NAME:
PREPARED BY:
OWNER:
PROJECT:
STAMP:JOB NUMBER:XXXXX
DATE:00.00.00
CONSULTANT:
DRAWINGS AND WRITTEN MATERIAL APPEARING HEREINCONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC.dba RAND KRUSE AND MAY NO BE DUPLICATED, USED ORDISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dbaRAND KRUSE.
A TYPE 47 USE PERMIT
LIDO GROUP RETAIL, LLC7777 EDINGER AVE. STE 103HUNTINGTON BEACH, CA 92647
(E) RESTROOM NOTESCOMMON AREA RESTROOMS PROVIDED UNDER
PHASE 9, PLAN CHECK # 1147-2015.
PATH OF TRAVEL TO RESTROOMS = 127'
PATIO = 324 SQ.FT.
INDOOR = 1,234 SQ.FT.
TOTAL = 1,558 SQ.FT.
OUTDOOR = 594 SQ.FT. (NO CHANGE)
INDOOR = 557 SQ.FT. (NO CHANGE)
TOTAL = 1,151 SQ.FT.
PROPOSED NET PUBLIC AREA (NO CHANGE)
PROPOSED RESTAURANT SEATING (NO CHANGE)
OUTDOOR = 24
INDOOR = 40
TOTAL = 64
PROPOSED FLOOR AREA (NO CHANGE)
EXISTING SQUARE FOOT TABULATIONS
TABULATIONS
FLOOR PLAN KEYNOTES
FLOOR PLAN LEGEND
B 11/27/24
B
31
From:Jim Mosher
To:CDD
Subject:Comment on ZA agenda Item 2 (12/12/2024 meeting)
Date:December 11, 2024 9:38:44 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.Report phish using the Phish Alert Button above.
With regard to Item 2 (Lido Bottle Works Minor Use Permit, PA2024-0145) on the
December 12, 2024, Newport Beach Zoning Administrator agenda:
There is a discrepancy between the spelling of the applicant's last name as seen in
the title block on page 1 of the staff report ("Kruse") and on handwritten page 7, in
Section 1.1 of the resolution ("Cruse").
I am unable to find the application online, but based on the posted Project
Description, "Kruse" appears to be what was intended in the resolution.
-- Jim Mosher
Zoning Administrator - December 12, 2024 Item No. 2a - Additional Materials Received Lido Bottle Works Minor Use Permit (PA2034-0145)