HomeMy WebLinkAbout04 - Woody's Wharf Use Permit Appeal PA2011-055�2�WPORr CITY OF
u _ NEWPORT REACH,
City Council Staff Report Agenda Item No. 4
November 12, 2013
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Community Development Department
Kimberly Brandt, AICP, Director
949- 644 -3226, kbrandt @newportbeachca.gov
PREPARED BV: Brenda Wispo ICP, Deputy Director
1992:11]!1 D
TITLE: oo' dy 's Wharf Use Permit Appeal
2318 Newport Boulevard
/Use Permit No. UP2011 -010
Variance No. VA2013 -006 (PA2011 -055)
ABSTRACT:
On October 8, 2013, the City Council voted to modify by approving in part and denying
in part the Planning Commission's action related to Use Permit No. UP2011 -010 and to
uphold approval of Variance No. VA2013 -006. City Council action is now needed to
approve the resolution to finalize this action.
RECOMMENDATION:
Adopt Resolution No. 2013- 75 related to Variance No. VA2013 -006 and Use Permit
No. UP2011 -010 which:
1. Finds the approved elements of this project application exempt from the
California Environmental Quality Act pursuant to Section 15301 (Existing
Facilities) of the CEQA Guidelines, but that the denied elements contain
potentially significant impacts inappropriate for this CEQA exemption;
2. Upholds the Planning Commission approval of Variance No. VA2013 -006 to
allow the patio cover to encroach into the bulkhead setback area; and
3. Modifies the Planning Commission approval of Use Permit No. UP2011 -010 to:
a. Approve extending the opening hour of the restaurant and outdoor patio area
from 11:00 a.m. to 10:00 a.m., daily;
b. Approve limiting the provision of valet parking to Friday and Saturday nights
and holidays from 6:00 p.m. to closing;
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Woody's Wharf Use Permit and Variance Appeal
November 12, 2013
Page 2
c. Approve waiver of six (6) parking spaces of the required forty (40) parking
spaces when valet service is not in use;
d. Deny extending the closing hour of the outdoor patio area from 11:00 p.m. to
2:00 a.m. on Friday and Saturday nights, and thereby retains the nightly
11:00 p.m. closing hour of the outdoor patio area;
e. Deny allowing patron dancing;
f. Deny removing tables and chairs within the restaurant and outdoor patio area;
and
g. Supersede Use Permit No. 3065, 3065 (amended) and Outdoor Dining Permit
No. 1.
FUNDING REQUIREMENTS:
There is no fiscal impact related to this item.
DISCUSSION:
Project Setting
The restaurant is located on the east side of Newport Boulevard between 22nd and 26th
Streets overlooking the Rhine Channel. The property is comprised of three lots with a
total area of approximately 13,260 square feet, with a restaurant building that crosses
the interior property lines. The restaurant has been in operation since 1965 and offers
live entertainment. The restaurant is approximately 3,305 square feet with 1,173 square
feet of interior dining area and a 709 square -foot outdoor dining area. There are 26 on-
site parking spaces (six (6) spaces are tandem in accordance with the valet parking
plan). Dock space for approximately eight (8) boats on the Rhine Channel is available
for patrons who choose to take a boat to the restaurant.
Background
On October 8, 2013, the City Council reviewed the Planning Commission's approval of
the Use Permit and Variance, which included extending the hours of the outdoor patio to
2:00 a.m. and allowing patron dancing. Following testimony from the applicant and
public, the Council approved the Use Permit, with modifications, and the Variance.
Discussion
Based on the discussion of the October 8, 2013, City Council meeting and evidence
received and considered in connection with that meeting, the draft resolution has been
revised to include the required findings to support the changes to the restaurant
operations, but to deny changes that were deemed to be incompatible with surrounding
uses. The approval of the Use Permit shall also supersede the previous Use Permits and
Outdoor Dining Permit, so the resolution also includes the required findings, conditions of
approval, and site and floor plans for the overall operation of the restaurant.
Much of the Council discussion focused on the establishment's potential to become a
nightclub. Therefore, staff is recommending inclusion of a condition of approval which
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Woody's Wharf Use Permit and Variance Appeal
November 12, 2013
Page 3
prohibits cover charges. This is a standard condition recommended by the Police
Department, but was deleted by the Planning Commission in their review of the proposal.
The basis for the condition is that cover charges are typically associated with nightclubs,
not eating establishments. The proposed condition is as follows:
"57. "VIP" passes, as well as door charges, cover charges or any other form of
admission charge, and minimum drink orders are prohibited."
Staff was also asked to follow up and report back on the outdoor patio's hours of
operation. During the public hearing, the applicant stated that a Community Development
Department staff member made an interpretation that the outdoor patio could remain open
to 2:00 a.m. The identified staff member does not recall making such a determination, and
there is no written record to document any such determination. It should also be noted
that Outdoor Dining Permit No.1 and Live Entertainment Permit No. 1 each include
specific conditions of approval stating the outdoor patio shall close by 11:00 p.m., nightly.
A question also has been raised as to whether the City ever required the outdoor patio to
be closed at 10:00 p.m. In review of past actions, the City has approved a closing hour
that has varied from 11:00 p.m. to 12:00 midnight, and as stated above the current
required closing hour is 11:00 p.m. nightly, and it has been so since 1995. Provided below
is a chronology of the City's past approvals and required closing hour for the outdoor patio
area.
o Use Permit No. 3065 approved on November 10, 1983. Condition #10 required a
closing hour of 11:00 p.m., nightly.
• Use Permit No. 3065 modified on March 24, 1988. Condition #10 modified to a
closing hour of 12:00 midnight nightly in conjunction with the installation of a
sound attenuation wall enclosure.
• Outdoor Dining Permit No. 1 approved on October 4, 1995. Condition #3 required a
closing hour of 11:00 p.m. nightly, as a condition related to the expansion of the
outdoor patio area.
o Live Entertainment Permit approved March 14, 2006. Condition #2 required a
closing hour of 11:00 p.m. nightly consistent with Outdoor Dining Permit No. 1.
ENVIRONMENTAL REVIEW:
Staff recommends the City Council find this project, as approved, is exempt from the
California Environmental Quality Act ( "CEQA ") pursuant to Section 15301 (Existing
Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3.
This exemption authorizes additions to existing structures of up to 10,000 square feet.
The approved elements of the project consist of a change in operational characteristics
with no additional floor area or expansion, and therefore, qualifies under this exemption.
Evidence received at the hearing suggests that denied elements of the project would
not fall under the normal coverage of the above - exemption.
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Woody's Wharf Use Permit and Variance Appeal
November 12, 2013
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NOTICING:
Notice of this hearing was published in the Daily Pilot, mailed to all property owners
within 300 feet of the property and posted at the site a minimum of 10 days in advance
of this hearing consistent with the Municipal Code. Additionally, the item appeared upon
the agenda for this meeting, which was posted at City Hall and on the City website. The
agenda item has been noticed according to the Brown Act (72 hours in advance of the
meeting at which the City Council considers the item).
Submitted by:
Kimberly Brand , AICP
Director
Attachments: CC -1 Draft Resolution
CC -2 Project Plans
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Attachment CC -1
Draft Resolution
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NO
RESOLUTION NO. 2013 -75
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH UPHOLDING IN PART AND
REVERSING IN PART THE PLANNING COMMISSION'S
DECISION REGARDING CONDITIONAL USE PERMIT NO.
UP2011 -010 BY APPROVING A CHANGE TO THE
OPENING HOUR AND THE VALET PARKING PLAN AND
PARKING WAIVER BUT DENYING EXTENSION OF THE
CLOSING HOUR OF THE OUTDOOR PATIO AREA,
PATRON DANCING, AND A CHANGE TO THE INTERIOR
AND OUTDOOR PATIO FLOOR PLAN; APPROVING
VARIANCE VA2013 -006 TO ALLOW AN
ENCROACHMENT INTO THE BULKHEAD SETBACK;
AND SUPERSEDING USE PERMIT NO. 3065 AND
OUTDOOR DINING PERMIT NO. 1 FOR AN EXISTING
EATING AND DRINKING ESTABLISHMENT LOCATED AT
2318 NEWPORT BOULEVARD (PA2011 -055).
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, BASED ON
CONSIDERATION OF THE WHOLE RECORD BEFORE IT, INCLUDING BUT NOT
LIMITED TO, THE STAFF REPORT TO THE CITY COUNCIL DATED OCTOBER 8,
2013, ALL EXHIBITS THERETO, ALL DOCUMENTS PRESENTED TO THE
PLANNING COMMISSION AND CITY COUNCIL, THE PLANNING COMMISSION
MINUTES, ALL TESTIMONY, AND ALL ORAL AND WRITTEN EVIDENCE
PRESENTED TO THE CITY COUNCIL, HEREBY FINDS AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
Woody's Wharf Restaurant ( "Woody's ") has been in operation since 1965 and is
located at 2318 Newport Boulevard, and legally described as Lots 6, 7, and 8,
Section A Newport Beach, Block 223. Woody's is a full service restaurant that
also offers live entertainment. Woody's operational hours are 11:00 a.m. to 2:00
a.m., with the outdoor patio to close by 11:00 p.m. Woody's operates under Use
Permit No. 3065, which was originally issued in 1983 and subsequently amended
in 1988, Outdoor Dining Permit No.1 issued in 1995, and a Live Entertainment
Permit issued by the City's Revenue Division in 2006.
2. An application was filed by Mr. Martin Potts on behalf of Woody's, seeking to
amend Use Permit No. 3065 to change the permitted scope of Woody's
operations.
3. Specifically, the application requested a conditional use permit and variance that
would allow the following changes to Woody's permitted operations: 1) extension
of the opening hour from 11:00 a.m. to 10:00 a.m., daily; 2) extension of the
closing hour of the existing outdoor patio area from 11:00 p.m. to 2:00 a.m., daily;
3) the removal of tables and chairs within the restaurant and the outdoor patio
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area to accommodate patron dancing in the interior of the restaurant, nightly; 4) a
reduction in the current requirement from full -time valet parking service during
restaurant operating hours to valet parking only on an as- needed basis (to
accommodate special events and holiday peak use); and 5) a waiver of up to six
(6) parking spaces that would result from the addition of patron dancing, in
connection with the elimination of the full -time valet services requirement. The
application also sought to eliminate from existing permits certain conditions of
approval that may be duplicative and /or otherwise outdated.
4. Woody's General Plan Land Use Element category is Mixed Use — Water
Related District (MU -W2). It is located within the Mixed Use — Water Related
Zoning District (MU -W2).
5. Woody's is located within the coastal zone. The Coastal Land Use Plan category
is Mixed Use — Water Related District (MU -W).
6. Outdoor Dining Permit No.1 issued by the City on October 4, 1995 and Live
Entertainment Permit No.1 issued by the City on March 14, 2006 allow Woody's
use of the outdoor patio only until 11:00 p.m.
7. Woody's current parking requirement is one (1) parking space for every forty (40)
square feet of net public area. The net public area is one thousand five hundred
eighty -nine (1,589) square feet; therefore Woody's parking requirement is forty
(40) parking spaces. There are twenty -six (26) parking spaces on -site (with six
(6) tandem spaces available only with the valet parking service) and ten (10)
annual in -lieu spaces, and a credit of four (4) spaces for the boat docks, for a
total forty (40) parking spaces allocated to Woody's.
8. Patron dancing is prohibited at Woody's pursuant to Condition #3 of Woody's
Live Entertainment Permit No.1 issued by the City on March 14, 2006.
9. On November 8, 2012, the Planning Commission conducted a public hearing in
accordance with the Newport Beach Municipal Code ( "NBMC "), and approved
Condition Use Permit No. UP2011 -010 and Variance No. VA2013 -006, which
authorized: 1) extending the opening hour of the restaurant and outdoor patio
area from 11:00 a.m. to 10:00 a.m., daily; 2) extending the closing hour of the
outdoor patio area from 11:00 p.m. to 12:00 a.m. on Friday and Saturday nights;
3) reducing the required use of valet parking to an as- needed basis; and 4)
waiving a portion of the required parking.
10. As part of the November 8, 2012 public hearing, and in accordance with the
NBMC, the Planning Commission denied Woody's request to: 1) modify the
limitations of Condition #3 of Woody's Live Entertainment Permit No.1, in which
there is no authorization for patron dancing in connection with restaurant use, to
introduce patron dancing within the interior of the restaurant; 2) remove tables
and chairs within the restaurant and outdoor patio area; and 3) extend the closing
hour of the outdoor patio area from 11:00 p.m. to 2:00 a.m., daily.
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11. On November 26, 2012, the project applicant filed an application and letter of
justification appealing the Planning Commission Denials. The City Council
considered the appeal at a public hearing on March 12, 2013, and requested the
Planning Commission reconsider the item on the basis that the applicant
intended to modify the application following the Planning Commission's decision.
12. On July 11, 2013, Woody's submitted a new additional application requesting a
variance to construct a patio cover on the existing outdoor patio. As designed,
the patio cover encroaches into the bulkhead setback.
13. On September 5, 2013, the Planning Commission conducted a public hearing in
accordance with the NBMC and approved: 1) extending the opening hour of the
restaurant and outdoor patio area from 11:00 a.m. to 10:00 a.m., daily; 2)
extending the closing hour of the outdoor patio area to 2:00 a.m. Friday and
Saturday nights; 3) the introduction of patron dancing within the interior of the
restaurant on Friday and Saturday nights; 4) removing tables and chairs within
the outdoor patio area on Friday and Saturday nights; 5) the use of valet parking
on an as- needed basis; and 6) waiver of a portion of the required parking
(hereinafter, the "Planning Commission Approvals ").
14. On September 9, 2013, Councilmember Michael Henn appealed the Planning
Commission's September 5, 2013 decision, calling up the application pursuant to
NBMC Section 20.64.030 for de novo review and consideration by the entire City
Council. Mr. Henn submitted his appeal request to the City Clerk via Electronic
Mail, which the City Clerk accepted under NBMC Section 20.64.030(B)(1)(b). As
required by NBMC Section 20.64.030(B), Mr. Henn submitted his appeal request
in writing and stated the following facts as the basis of the appeal, "[the]
operational characteristics requested in the application and the Planning
Commission's decision are inconsistent with the existing and expected residential
character of the area and the relevant policies of the voter approved 2006
General Plan." Mr. Henn, as a Councilmember, is exempt from paying the filing
fee provided by NBMC Section 20.64.030(B)(2) under the City's long- standing
policy and practice of not requiring Councilmembers to pay a filing fee because
their appeals are taken for the benefit of the City's residents. Since 2008, there
have been eleven (11) appeals of Planning Commission decisions initiated by
City Council Members and the City Clerk has not required the payment of an
appeal fee under the City's policy and practice.
15. A public hearing before the City Council was held pursuant to NBMC
20.64.030(C) on October 8, 2013, in the City Hall Council Chambers, 100 Civic
Center Drive, Newport Beach, California. Notice of time, place and purpose of
the meeting was given in accordance with NBMC Chapter 20.62.
16. At the commencement of the hearing, counsel for Woody's raised the issue of
bias on Councilmember Henn's part and demanded that he recuse himself from
participation. Upon Henn's representation that he had learned from the record
and from personal observations about the application, he believed he was
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approaching it without bias, since the hearing would likely include "new facts,
new views, new insights" that could influence him to vote differently from what he
at first anticipated. Based on this representation and on the City Attorney's
affirmation that the proceeding is de novo in nature, the City Council considered
and reviewed the matter. (Breakzone Billiards, et al. v. City of Torrance (2000)
81 Cal.App.4th 1205)
17. During the public hearing the City Council heard testimony from a number of
residents and interested parties, including Woody's owners and neighbors. Gary
McKitterick, Esq. provided testimony at the public hearing on behalf of NP Beach
Marina, LLC, which is currently constructing 27 residential units at a neighboring
property located at 2300 Newport Blvd., Newport Beach, CA. Mr. McKitterick
urged the City Council to deny Woody's application because the application is
"inconsistent with the residential character of the neighborhood and policies of
the General Plan," especially with regard to policies of the 2006 City General
Plan, which advanced greater use of mixed commercial and residential use with
preeminent attention to integration of uses in a manner that protects residential
uses.
18. Captain Dale Johnson with the City of Newport Beach Police Department
testified during the public hearing and summarized a July 29, 2013 memorandum
in the record from him and Detective Randy Parker:
(1) A nightclub use at Woody's would be inappropriate because of its location.
Woody's is located in District 15, which is heavily utilized by ABC licensed
establishments. At the time of the public hearing there were 72 licensed
establishments in District 15, which translates to 1 ABC licensed
establishment for every 44 residents. District 15 already presents policing
challenges because of the heavy concentration of alcohol establishments;
an expansion of Woody's to include a nightclub would exacerbate the
challenges.
(2) Between January 1, 2012 and July 22, 2013, the Newport Beach Police
Department received 157 calls for service in the Woody's area. Not all of
the 157 calls for service originated at Woody's but all ended there. At the
time of the public hearing, the Police Department had received 47 specific
calls for service that originated from Woody's establishment in the year
2013 alone. The types of calls for service and their frequency are
consistent with calls that the Police Department receives for other similar
establishments in the area. An expansion of the use could impact these
calls for service.
(3) If the City Council approved the applications, the Woody's establishment
would become more of a nightclub than a restaurant and bar, a significant
change in the nature of the use.
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(4) Woody's operators have a history of non - compliance that is concerning to
the Police Department. Over the years, the Police Department has met
numerous times with Woody's operators to discuss the hours of operation
for the outdoor patio area. During those meetings, the Police Department
repeatedly informed Woody's operators that the outdoor patio area must
close at 11:00 p.m. Official police reports also document the fact that the
Police Department informed Woody's operators of the permitted hours of
operation on the outdoor patio area. Notwithstanding these repeated
admonitions, Woody's continued to provide service on the outdoor patio
area beyond 11:00 p.m. Therefore, the Police Department has lost
confidence in Woody's operators and does not trust that Woody's
operators would comply with any future noise or occupancy requirements
if they were afforded limited permission to expand. Expanding the
nightclub element and extending the nighttime operations would only
make things worse.
19. A significant number of residents testified during the public hearing. Many urged
the City Council to deny Woody's application based upon a number of factors,
including, but not limited to the following:
(1) Removing tables and chairs within the main dining room and outdoor patio
area to allow dancing during existing and potentially extended hours
and /or allowing patrons to stand would shift the business focus of Woody's
from food services to alcoholic beverages sales with bar /nightclub
characteristics;
(2) Woody's does not serve food after 10:00 p.m., only alcohol. The residents
further stated, Woody's is operating primarily as a bar and nightclub and
not as a restaurant, and any further expansion of nightclub operations
would exacerbate conflicts with neighboring land uses;
(3) Woody's management goes home leaving residents to deal with patrons
dumped on the street during early morning hours and "drunks, vomiting,
public urination, crime and profanity';
(4) Inebriated patrons stagger out of Woody's, causing noise, fights and 157
police response calls since 2012, 47 calls in 2013 alone;
(5) III effects on the neighborhood relating to traffic, noise, property damage,
and public urination, are trace -able to patrons vacating Woody's at late
hours;
(6) Woody's marketing urges violations of its operating hours restrictions,
promotes "booze bus" outings to Woody's, and is directed at minors
attending Corona del Mar High School;
(7) Woody's has a poor compliance record with the restrictions attached to its
current operating permit, keeping its outdoor patio area open until 2:00
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a.m. even though it currently is required to close earlier and allowing
patron dancing, which is prohibited.
(8) Expansion of the nightclub environment as proposed in the application
would negatively impact on law enforcement's ability to police the
neighborhood, especially given Woody's poor track record for cooperating
with the Police Department.
(9) Although ambient noise is consistent with the urban character of the
neighborhood, noise from late -night uses in the area include screaming
and fighting, which alarms residents and suggests lack of safety in the
neighborhood.
20. At the conclusion of the public hearing, and after hearing and reviewing all oral
and written evidence presented at the public hearing, the City Council asked staff
to return with a resolution containing the findings set forth herein, and taking
action to:
(1) Affirm the Planning Commission's September 5, 2013 decision regarding
Use Permit No. UP2011 -010 and Variance No. VA2013 -006 to allow,
subject to the conditions set forth in Exhibit A, which is attached hereto
and incorporated by reference:
(a) Extending the opening hour of the restaurant and outdoor patio
area from 11:00 a.m. to 10:00 a.m., daily;
(b) Reducing the required use of valet parking to Friday and Saturday
nights and holidays from 6:00 p.m. to closing;
(c) Waiving six (6) parking spaces of the required forty (40) parking
spaces when valet service is not in use; and
(d) Allowing the patio cover to encroach into the bulkhead setback;
(hereinafter, the "Approved Application Elements ") and
(2) Reverse the Planning Commission's September 5, 2013 decision
regarding Use Permit No. UP2011 -010 to deny:
(a) extending the closing hour of the outdoor patio area from 11:00
p.m. to 2:00 a.m. on Friday and Saturday nights;
(b) patron dancing;
(c) removing tables and chairs within the restaurant and outdoor patio
area (hereinafter, the "Denied Application Elements ").
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The Approved Application Elements of this project have been determined to be
categorically exempt under the requirements of the California Environmental
Quality Act under Class 1- Existing Facilities. This exemption applies to existing
facilities where it can be demonstrated the project involves negligible or no
expansion of the existing use. The change in hours of operation does not involve
an expansion or intensification of the existing use. Additionally, the change in the
provision of valet parking services as limited by the Approved Application
Elements is consistent with the previous restaurant operations prior to acquisition
by the current applicant.
2. Approval of the Denied Application Elements could not be exempt under the
requirements of the California Environmental Quality Act under Class 1- Existing
Facilities, and the Planning Commission's determination is overruled to the
extent it found the Class 1 exemption appropriate to the Denied Application
Elements. This exemption is not appropriate for the Denied Application Elements
because:
(1) State CEQA Guidelines Subsection 15300.2(b) makes the Class 1
categorical exemption inapplicable "when the cumulative impacts of
successive projects of the same type in the same place, over time is
significant." Written and oral testimony presented to the City Council and
summarized herein, including testimony submitted by Woody's counsel,
suggested that nighttime uses in the area contemplated in the Denied
Application Elements, though in and of themselves non - significant,
presented the possibility of cumulatively significant environmental impacts
relating to land use incompatibility, noise (at least with regard to the
character of noise spikes from screaming and fights, if not ambient noise
levels), public safety, and public health.
(2) State CEQA Guidelines Subsection 15300.2(c) makes the Class 1
categorical exemption inapplicable "where there is a reasonable possibility
that the activity will have a significant effect on the environment due to
unusual circumstances." Written and oral testimony presented to the City
Council and summarized herein suggested that nighttime uses in the area
contemplated in the Denied Application Elements presented unusual
circumstances, given the City's focus on mixed use development, the
2006 General Plan policies encouraging residential uses in mixed use
districts, giving preference to residential uses over commercial uses, and
requiring special attention to the compatibility between these uses. These
circumstances are especially unusual where residential uses are located
within fifteen feet of commercial uses. Expansion of those commercial
uses as contemplated in the Denied Application Elements would create
impacts not characteristic of those for projects normally appropriate for
Class 1 exemptions.
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In short, approval of the denied application elements could not be exempt from
CEQA and would require, if favored by the City Council, an environmental impact report.
3. CEQA does not apply to the City Council's action on the Denied Application
Elements. (State CEQA Guidelines Section 15270(a).)
SECTION 3. CONDITIONAL USE PERMIT FINDINGS.
In accordance with NBMC Sections 20.48.030 (Alcohol Sales) and 20.52.020
(Conditional Use Permit), the following findings and facts are set forth with regard to the
application:
Finding Supporting Action on the Approved Application Elements:
A. The use, as limited under the Approved Application Elements, is consistent with
the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code.
Facts Supporting this Finding:
A -1. The project, as limited under the Approved Application Elements has been
reviewed and conditioned to ensure that the purpose and intent of Section
20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy
environment for residents and businesses is preserved. The service of alcoholic
beverages is intended for the convenience of customers of the restaurant.
Operational conditions of approval recommended by the Newport Beach Police
Department (NBPD) relative to the sale of alcoholic beverages as limited by the
Approved Application Elements will ensure compatibility with the surrounding
uses and minimize alcohol - related impacts.
A -2. Pursuant to Chapter 5.25 of the NBMC, the operator, as well as any future
operators, has been conditioned to require them to obtain an Operator License
from the NBPD to ensure the establishment, as limited by the Approved
Application Elements, is operated in a safe manner and compatible with the
neighborhood.
A -3. Woody's is located within a mixed use district developed primarily with
commercial uses. Across the Rhine Channel, the closest residential district is
approximately 570 feet away. To the north, the closest residential use is
approximately 200 feet away and residential uses associated with the future
South Coast Shipyard Project will be approximately 15 feet away. To the west,
the nearest residential uses are 230 feet away. The nearest park is the public
beach adjacent to the West Ocean Front Boardwalk over 650 feet from the
subject property. There are no day care centers, recreation facilities, places of
religious assembly, or schools in close proximity to the subject property.
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Findinq Support Action on the Denied Application Elements:
B. The use, as proposed under the Denied Application Elements, is inconsistent
with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning
Code.
Facts Supporting this Finding:
B -1. The project, as proposed under the Denied Application Elements cannot ensure
that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning
Code is maintained and that a healthy environment for residents and businesses
is preserved. In fact, evidence presented to the City Council suggested that
crimes such as vandalism, public urination, vomiting, and the exposure of
patrons and the public to the consequences of unsafe and drunken driving.
Operational conditions of approval contained in the proposed Denied Application
Elements did not, to the satisfaction of the NBPD, ensure compatibility with the
surrounding uses and minimize the alcohol - related impacts enumerated in the
testimony.
8 -2. Testimony given by the Police Department suggested that pursuant to Chapter
5.25 of the NBMC, the operator, as well as any future operators, could not be
conditioned pursuant to an Operator License from the NBPD that would ensure
the establishment is operated with the Denied Application Elements in a safe
manner and compatible with the neighborhood. In fact, evidence suggested that
even within its existing operating parameters, Woody's presented a high demand
for law enforcement services and presented a low level of cooperation with
regard to compliance with existing conditions of approval.
8 -3. Woody's is located within a mixed use district developed primarily with
commercial uses. Across the Rhine Channel, the closest residential district is
approximately 570 feet away. To the north, the closest residential use is
approximately 200 feet away and residential uses associated with the future
South Coast Shipyard Project will be approximately 15 feet away. To the west,
the nearest residential uses are 230 feet away. The nearest park is the public
beach adjacent to the West Ocean Front Boardwalk over 650 feet from the
subject property. However, evidence presented at the hearing suggests that
newer residential uses, which the 2006 General Plan is intended to incubate and
encourage, are in proximity to Woody's. The proximity of Woody's to residential
uses in the mixed use zone suggests that the establishment would be too close
to residential uses to include the Denied Application Elements. Woody's is also
in next -door proximity to other establishments selling alcoholic beverages for
either off -site or on -site consumption, making the Denied Application Elements
inappropriate under Chapter 20.48 of the NBMC.
In accordance with Section 20.52.020 of the Zoning Code, eating and drinking
establishments classified as "Food Service, Late Hours" require the approval of a
conditional use permit within the Mixed -Use Water Related (MU -W2) Zoning
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District. In accordance with Section 20.52.020.F of the Zoning Code, the
following findings and facts in support of such findings are set forth:
Finding Supporting Action on the Approved Application Elements:
C. The use, as limited by the Approved Application Elements, is consistent with the
General Plan and any applicable specific plan.
Facts Supporting this Finding:
C -1. The Mixed -Use Water Related (MU -W2 and MU -W) land use designations of the
General Plan and Coastal Land Use Plan are intended to encourage water related
uses intermixed with general commercial, visitor - serving commercial and
residential uses. The operation of a "Food Service, Late Hours" use with
alcoholic beverage sales, as limited by the Approved Application Elements, is
consistent with the purpose and intent of this land use designation and the
following 2006 General Plan Policy:
Noise Policy 1.7 Commercial /Entertainment Uses - Limit hours and /or require
attenuation of commercial /entertainment operations adjacent to residential and
other noise sensitive uses in order to minimize excessive noise to these
receptors.
C -2. Opening Woody's at 10:00 a.m., as limited by the Approved Application
Elements, is consistent with the General Plan in that the earlier hour is
compatible with the surrounding uses.
C -3. Woody's is not part of a specific plan area.
Findings Supporting Action on the Denied Application Elements:
D. The use, as proposed under the Denied Application Elements, is inconsistent
with the General Plan.
Facts Supporting this Finding:
D -1. The request to offer patron dancing and extend the hours of the outdoor patio
area as proposed in the Denied Application Elements, is inconsistent with the
following 2006 General Plan land use goal and policy on the basis that the
extended hours would increase the total number of patrons after 11:00 p.m. and
thereby increase the number of individuals exiting the facility during late hours.
Police reports have documented the impacts of this activity in the area.
"Land Use Goal 5.3 Mixed Use Districts
Districts where residents and businesses are intermixed that are designed and
planned to ensure compatibility among the uses, that they are highly livable for
residents, and are of high quality design reflecting the traditions of Newport
Beach."
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"Land Use Policy 2.6 Visitor Serving Uses - Provide uses that serve visitors to
Newport Beach's ocean, harbor, open spaces, and other recreational assets,
while integrating them to protect neighborhoods and residents."
D -2. The Denied Application Elements are inconsistent with Land Use Goal 5.3 Mixed
Use Districts. Evidence presented at the hearing and outlined above cited
provisions of the City's 2006 General Plan indicating that its intent —
notwithstanding existing land use interface -- is to encourage residential
development in mixed use districts by ensuring harmonious interface between
commercial and residential uses. Testimony given at the hearing and
summarized above suggests that existing interface between Woody's and nearby
residential uses is already inharmonious, and that approving the Denied
Application Elements would exacerbate that disharmony.
D -3. While the Denied Application Elements might provide visitor opportunities, the
Denied Application Elements would do so at the expense of protecting
neighborhoods and residents, which is inconsistent with Land Use Policy 2.6
Visitor Serving Uses. At the core of the City's growth strategy is residents'
quality of life. (General Plan, Vision Statement, p. 2 -3.) To that end, and
because the City is primarily residential, the City's General Plan is intended to
enhance the quality of life of residents, businesses, and visitors, in that order of
priority. (General Plan, Vision Statement, p. 2 -3.) The General Plan requires a
successful balancing of residential, business and visitor interests. (General Plan,
Vision Statement, p. 2 -2.) The Denied Application Elements might benefit
Woody's as a business, but at the expense of the quality of life of neighborhoods
and residents. (See General Plan, Vision Statement, p. 2 -3 [residential quality of
life is of highest concern].) Moreover, the Denied Application Elements would not
enhance the quality of life of residents of the Peninsula specifically, or the City as
a whole as demonstrated by the numerous residents who spoke in opposition to
the expansion. The proximity of the new mixed use development has the
potential to also result in a negative interface with Woody's which would be
exacerbated by the proposed Denied Application Elements. (See §1, ¶18
above.)
Finding Supporting Action on the Approved Application Elements:
E. 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 this Finding:
E -1. Woody's is located in the Mixed Use — Water Related Zoning District (MU -W2),
and eating and drinking establishments classified as "Food Service, Late Hours"
require the approval of a conditional use permit.
E -2. As conditioned and as limited by the Approved Application Elements, the project
will comply with Zoning Code standards for eating and drinking establishments.
Conditions are included related to on -sale alcoholic beverage activities, including
the training of personnel, and the provision of security personnel while live
entertainment is offered.
E -3. Pursuant to Chapter 5.25 of the NBMC, as limited by the Approved Application
Elements, the project has been conditioned to require the applicant, and any
future operator of the eating and drinking establishment, to obtain an Operator
License from the NBPD in order to maintain operating hours beyond 11:00 p.m.,
and to modify operations, as proposed.
Finding Supporting Action on the Approved Application Elements:
F. The design, location, size, and operating characteristics of the use, as limited by
the Approved Project Elements, are compatible with the allowed uses in the
vicinity.
Facts in Support of this Finding:
F -1. The project, as limited by the Approved Application Elements, has been reviewed
and conditioned to ensure that potential conflicts with the surrounding land uses
are minimized to the extent possible to maintain a healthy environment for both
residents and businesses.
F -2. As conditioned and as limited by the Approved Application Elements, the
approved seating plan shall be maintained and the outdoor patio area closed at
11:00 p.m. on the basis that extending the hours of the outdoor patio area
increases the number of patrons at the facility beyond 11:00 p.m., which then
increases the number of individuals exiting into the adjacent neighborhood after
closing. The NBPD has documented extensive reports related to activities during
this period.
F -3. In order to further reduce the potential impact on neighboring properties, a
condition of approval is required to prohibit recorded music or other types of
sound amplification within the outdoor patio area after 10:00 p.m. Additionally,
conditions of approval require the doors exiting the building to the outdoor patio
area to remain closed whenever live entertainment is performed inside the
building, except in the case when persons are entering and exiting the building.
F -4. As limited by the Approved Application Elements, the location of the valet parking
pick -up and drop -off area is shielded from the residences by the restaurant
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building, thereby mitigating noise impacts from this activity to residential uses
across and along the Rhine Channel.
F -5. As limited by the Approved Application Elements, adequate number of parking
spaces are available on -site and the valet parking service serving the nighttime
operation will prevent traffic backing up onto Newport Boulevard. The waiver of
six (6) parking spaces of the on -site parking caused by the elimination of the
valet parking service during daytime hours of the operation is offset by the lower
parking demand for the use based upon on -site observations and the availability
of the municipal parking lots in the vicinity. The use of the valet parking service
after 6:00 p.m. on Friday and Saturday night and holidays will maximize on -site
utilization of the parking lot and in the case that the lot is full, parking is available
in the municipal metered parking lot across the street (the meters are not in effect
after 6:00 p.m. daily). Therefore, the waiver of six (6) parking spaces for the
daytime and some nighttime operational periods is reasonable in this particular
case.
Finding Supporting Action on the Denied Application Elements:
G. The design, location, size, and operating characteristics of the use as proposed
in the Denied Application Elements, are incompatible with the allowed uses in the
vicinity.
Facts Supporting this Finding:
G -1. The dancing activities anticipated in the Denied Application Elements would
result in an unacceptable increase in the number patrons entering and exiting the
building, thereby exposing the increased noise levels of the interior and the noise
generated by the live entertainment and /or dancing to the surrounding area.
G -2. The existing outdoor patio area is surrounded by glass walls which aid to
minimize noise from emanating from this area, but which are not adequately
effective in controlling noise as evidenced by noise complaints received by the
Police Department and the correspondence received.
G -3. The effectiveness of the proposed patio cover has been evaluated by two
acoustical engineers who indicate it will significantly reduce the noise levels from
the patio area, but noise emanating from other areas of the project, especially the
parking area and its entrance, will not be buffered by the patio cover.
Finding Supporting Action on the Approved Application Elements:
H. 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.
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Facts Supporting this Finding:
H -1. Woody's is an eating and drinking establishment that has existed in this location
since the 1960's. The project site has proven to be physically suitable in size to
accommodate the restaurant use as limited by the Approved Application
Elements.
H -2. Woody's is located on Newport Bay between 22nd and 26th Street overlooking the
Rhine Channel and is surrounded by similar commercial uses located to the
north (next door), and the northwest of the use. This is an appropriate location for
an eating and drinking establishment, as limited by the Approved Application
Elements. The restaurant use contemplated in the Approved Application
Elements is complementary to the existing commercial uses in the area, as well
as convenient to serve the residential uses located to the north and east across
the Rhine Channel in relation to the project site.
H -3. The Traffic Engineer has previously reviewed the configuration of the parking lot,
as well as the valet parking plan, and has determined the parking lot design
functions safely and does not prevent emergency vehicle access to the
establishment.
H -4. The site is currently served by public services and utilities.
Finding Supporting Action on the Denied Application Elements:
/. The site is not physically suitable for the Denied Application Elements 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 Supporting this Finding:
/ -1. Woody's is an eating and drinking establishment that has existed in this location
since the 1960's. The project site has proven to be physically suitable in size to
accommodate the restaurant use. However, testimony given at the hearing was
that the site is inadequate for additional traffic and the side effects of its
functioning primarily as a drinking establishment, especially between 11:00 p.m.
and 2:00 a.m.
Finding Supporting Action on the Approved Application Elements:
J. Operation of the use at the location proposed, as limited by the Approved
Application Elements, 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.
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Facts Supporting this Finding:
J -1. The project, as limited by the Approved Application Elements, has been reviewed
and appropriately conditioned to ensure the continued operation of the existing
eating and drinking establishment as a restaurant, and not as a bar /nightclub, will
not be detrimental to the community.
Finding Supporting Action on the Denied Application Elements:
K Operation of the use at the location, as proposed in the Denied Application
Elements, would be detrimental to the harmonious and orderly growth of the City,
and 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 Supporting this Finding:
K -1 The Denied Application Elements would be detrimental to the public
convenience, health, interest, safety, and general welfare because patron
dancing would contribute to an atmosphere more in line with a night club
atmosphere, rather than the approved eating and drinking establishment.
Testimony provided at the hearing suggests that the existing use at Woody's
already creates these sort of hazards due to intoxicated drivers, vomit and public
urination, and damage and littering on neighborhood residents. Although
ambient noise would not change much, noise "spikes" from patrons leaving
Woody's late at night deprive local residents of sleep and peaceful enjoyment of
their property.
K -2 The applicant has operated the existing eating and drinking establishment in this
location since 2002, and is required under the Approved Application Elements to
proactively control noise generated by patrons of the restaurant. The operator will
be required to obtain an Operator License from the NBPD to enhance the control
of noise, loitering, litter, disorderly conduct, parking /circulation, and other
potential disturbances resulting from the existing establishment, and will provide
the NBPD with means to modify, suspend, or revoke the operator's ability to
maintain late -hour operations if objectionable conditions occur. However, the
evidence suggested that these controls would be inadequate to mitigate the
impacts of the Denied Application Elements because extended hours would
extend impacts related to noise, parking, and disorderly conduct after 11:00 p.m.
and because focusing Woody's operations on alcoholic beverages sales rather
than food services would produce more patrons creating issues relating to
intoxication and disorderly conduct in a neighborhood where the City is trying to
foster residential uses.
SECTION 4. REQUIRED FINDINGS —VARIANCE.
In accordance with NBMC Section 20.52.090 (Variance), the following findings
and facts in support of such findings are set forth:
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Findinq in Support of the Approved Application Elements:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an
identical zoning classification to the to the extent limited by the Approved
Application Elements.
Facts in Support of this Finding:
A -1. The location of the subject property is unique in that it is located on the harbor
where a bulkhead exists. The patio cover is proposed to mitigate noise
generated on an existing outdoor patio which encroaches into the 10 -foot
bulkhead setback. Covering the patio to implement the desired mitigation
necessitates an encroachment into the bulkhead setback.
Finding in Support of the Approved Application Elements:
B. Strict compliance with Zoning Code requirements would deprive the subject
property, as limited by the Approved Application Elements, of privileges enjoyed
by other properties in the vicinity and under an identical zoning classification in
terms of its physical characteristics.
Facts in Support of Finding:
8 -1. Two parcels located north of the subject property are also constructed at the
bulkhead. American Junkie, located immediately to the north, also has an
outdoor patio located at or beyond the bulkhead line which is not covered.
Finding in Support of the Approved Application Elements:
C. Granting of the Variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant.
Facts in Support of Finding:
C -1. The applicant seeks to construct a patio cover to mitigate noise generated by the
use of an existing outdoor patio under the existing parameters of the applicant's
permit. Allowing the cover to be constructed within the setback area is
anticipated to reduce noise complaints, as limited by the Approved Application
Elements, while maintaining the closure of the outdoor patio area by 11:00 p.m.,
daily.
Finding in Support of the Approved Application Elements:
D. Granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and in the same
zoning district.
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Facts in Support of Finding:
D -1. Two parcels located north of the subject property are also constructed at the
bulkhead. American Junkie, located immediately to the north, also has an
outdoor patio located at or beyond the bulkhead line which is not covered.
Finding in Support of the Approved Application Elements:
E. Granting of the Variance will 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.
Facts in Support of Finding:
E -1. Two parcels located north of the subject property are also constructed at the
bulkhead. American Junkie, located immediately to the north, also has an
outdoor patio located at or beyond the bulkhead line which is not covered.
Finding in Support of the Approved Application Elements:
F. Granting of the Variance, as limited by the Approved Application Elements, will
not be in conflict with the intent and purpose of this Section, this Zoning Code,
the General Plan, or any applicable specific plan.
Facts in Support of Finding:
F -1. The encroachment would allow for a patio cover to encroach into the bulkhead
setback. The patio cover is an accessory structure which will not extend the
useful life of the primary structure.
SECTION 5. DECISION.
NOW, THEREFORE, the City Council of the City of Newport Beach hereby resolves as
follows:
1. Subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference, the City Council of the City of Newport Beach hereby
modifies the decision of the Planning Commission regarding Use Permit No.
UP2011 -010 and upholding approval of Variance No. VA2013 -006, to approve:
1) extending the opening hour of the restaurant and outdoor patio area from
11:00 a.m. to 10:00 a.m., daily; 2) limiting the provision of valet parking to only
Friday and Saturday nights and holidays from 6:00 p.m. to closing; 3) waiving six
(6) parking spaces of the required parking spaces when valet service is not in
use; and 4) allowing the patio cover to encroach into the bulkhead setback; but
deny: 2) extending the closing hour of the outdoor patio area from 11:00 p.m. to
2:00 a.m. on Friday and Saturday nights and thereby retaining the daily 11:00
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p.m. closing; 3) patron dancing at any time; 4) removing tables and chairs within
the restaurant and outdoor patio area.
2. This resolution supersedes Use Permit No. 3065, 3065 (amended); and Outdoor
Dining Permit No. 1, which shall become null and void upon effect of this
Conditional Use Permit No. UP2011 -010 and Variance No. VA2013 -006.
3. Councilmembers are exempt from paying the filing fee provided by NBMC
Section 20.64.030(8)(2) under the City's long- standing policy and practice of not
requiring Councilmembers to pay a filing fee because their appeals are taken for
the benefit of the City's residents. Since 2008, there have been eleven (11)
appeals of Planning Commission decisions initiated by City Council Members
and the City Clerk has not required the payment of an appeal fee under the City's
long- standing policy and practice.
4. If any section, subsection, sentence, clause or phrase of this resolution is, for any
reason, held to be invalid or unconstitutional, such decision shall not affect the
validity or constitutionality of the remaining portions of this resolution. The City
Council hereby declares that it would have passed this resolution, and each
section, subsection, clause or phrase hereof, irrespective of the fact that any one
or more sections, subsections, sentences, clauses and phrases be declared
invalid or unconstitutional.
5. This resolution shall take effect immediately upon its adoption by the City
Council, and the City Clerk shall certify the vote adopting the resolution.
PASSED, APPROVED AND ADOPTED THIS 12`h DAY OF NOVEMBER, 2013.
Leilani I. Brown, City Clerk
m
Keith D. Curry, Mayor
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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). Prior to
implementation of the activities approved by this application, the applicant shall
submit a revised floor plan for approval by the Community Development Director
that reflects the limitations and restrictions imposed by the conditions of approval.
2. Conditional Use Permit No. UP2011 -010 and Variance No. VA2013 -006 shall
expire unless exercised within 24 months from the date of approval as specified
in Section 20.54.060 of the Newport Beach Municipal Code ( "NBMC"), unless an
extension is otherwise granted.
3. The hours of operations of the restaurant shall be limited to between 10:00 a.m.
and 2:00 a.m., daily. The hours of the outdoor patio area are limited to 10:00 a.m.
and 11:00 p.m. daily. In no case shall the eating and drinking establishment be
permitted to operate beyond the hour of 2:00 a.m., daily.
4. The applicant/operator, including any future operator, shall secure and maintain
an Operator License issued by the Chief of Police, pursuant to Chapter 5.25 of
the NBMC. The Operator License may be require additional and /or more
restrictive conditions to regulate and control potential late -hour nuisances
associated with the operation of the establishment.
5. All doors and windows of the interior, including the patio cover, of the eating and
drinking establishment shall remain closed whenever live entertainment occurs
after 10:00 p.m., except for the ingress and egress of patrons and employees.
Doors shall not be propped open, or remain open longer than necessary, to allow
for the ingress and egress of patrons and employees.
6. Full meal service shall be provided and available for ordering until 10:00 p.m.
and an abbreviated menu that includes heavy appetizers after 10:00 p.m. daily
and serving until a half -hour before closing.
7. The outdoor patio area shall be used in conjunction with the eating and drinking
establishment. No special events /promotional activities shall be allowed within
the outdoor patio area.
8. The outdoor patio area shall be limited to 709 square feet in area.
9. The outdoor patio area shall be limited to a maximum of 66 seats, including
disabled seats /table space, consistent with the floor plans as approved by Plan
Check set of plans PC1141 -2011. The seating and patio in the outdoor patio
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shall be limited to dining table height (approximately 30 inches) and the use of
the elevated counters and barstools is prohibited. Removal of dining tables and
chairs shall be prohibited.
10. All employees shall park on -site or in the municipal parking lots in the vicinity.
11. The net public area of the interior portion of the eating and drinking establishment
shall not exceed 1,173 square feet and the outdoor patio area shall not exceed
709 square feet for a total of 1,882 square feet of net public area.
12. A minimum of 26 parking spaces shall be provided on -site when valet service is
offered. A payment of in lieu parking fees for 10 spaces for the operation of the
eating and drinking establishment is required. Valet parking service shall be
provided Friday and Saturday nights an holidays after 6:00 p.m. When valet
service is not offered, a minimum of 20 parking spaces shall be provided on -site.
13. The applicant/operator shall conspicuously post and maintain signs at all outdoor
dining, waiting, smoking and parking areas indicating to patrons the proximity of
the restaurant and public dock and boat slip areas to the residential areas,
requesting patrons: "Be courteous and respectful of our residential neighbors
while outside the establishment."
14. The project is subject to all applicable City ordinances, policies, and standards,
unless specifically waived or modified by the conditions of approval.
15. The applicant/operator 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 Conditional Use Permit and /or variance.
16. The applicant/operator shall maintain a copy of the most recent City permit
conditions of approval on the premises and shall post a notice that these are
available for review on the premises. The posted notice shall be signed by the
operator.
17. This approval was based on the particulars of the individual case and does not in
and of itself or in combination with other approvals in the vicinity or Citywide
constitute a precedent for future approvals or decisions.
18. This Conditional Use Permit and Variance 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.
19. Approval of Conditional Use Permit No. UP2011 -010 is for the operation of an
eating and drinking establishment defined as "Food Service, Late Hours" per Title
20 of the NBMC, and does not permit or authorize the use or operation of a bar,
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tavern, cocktail lounge, nightclub or commercial recreational entertainment
venue.
20. 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.
21. The type of alcoholic beverage license issued by the California Board of
Alcoholic Beverage Control shall be a Type 47 in conjunction with the service of
food as the principal use of the facility. Any upgrade in the alcoholic beverage
license shall be subject to the approval of an amendment to this Conditional Use
Permit, and may require the approval of the Planning Commission.
22. All landscaped areas shall be maintained in a healthy and growing condition and
shall receive regular pruning, fertilizing, mowing and trimming. All landscaped
areas shall be kept free of weeds and debris. All irrigation systems shall be kept
operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
23. Water should not be used to clean paved surfaces such as sidewalks, driveways,
parking areas, etc. except to alleviate immediate safety or sanitation hazards.
24. The washing of the outdoor patio area with any cleaning solutions or the use of
high pressure or steam cleaning devices is prohibited.
25. Lighting shall be in compliance with applicable standards of the Zoning Code.
The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if
in the opinion of the Community Development Director, the illumination creates
an unacceptable negative impact on surrounding land uses or environmental
resources. The Community Development Director may order an increase or the
dimming of light sources or other remediation upon finding that the site is not
adequately illuminated or is excessively illuminated.
26. All noise generated by the existing eating and drinking establishment use shall
comply with the provisions of Chapter 10.26 and other applicable noise control
requirements of the NBMC. The maximum noise shall be limited to no more than
depicted below for the specified time periods unless the ambient noise level is
higher:
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27. Prior to issuance of building permits, the construction plans and materials for the
proposed patio cover shall be reviewed by an acoustical engineer retained by the
City to verify the potential to mitigate the noise levels.
28. Submit architectural and structural plans and calculations for plan review. Two
(2) building permits shall be required for the installation of two (2) patio covers.
Patio cover shall meet the requirement for Class A roofing.
29. Awnings and canopies shall be designed and constructed to withstand wind or
other lateral loads and live loads as required by California Building Code Chapter
31 Section 3105.3.
30. Canopies shall be constructed with an approved covering that meets the fire
propagation performance criteria of NFPA 701 or has a flame spread index not
greater than 25 when tested in accordance with ASTM E 84 or UL 723 as per
C.B.0 Sec. 3105.4.
31. Occupant load and seating arrangement under new exterior awning area must
meet California Building Code Chapter 10. These items will be reviewed at the
time of plan check.
32. Prior to the final building permit being issued for the outdoor patio covers, an
acoustical engineer retained by the City at the cost to the applicant shall conduct
noise measurements around the enclosure, at the property lines, and at the
residential uses in the vicinity to verify compliance with the applicable noise
control requirements of the NBMC.
33. A modification for the patio cover is required to be filed with the Building Division,
for compliance to Section 705.11 of the California Building Code.
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Between the hours of
Between the hours of
7:00 a.m. and 10:00
10:00 p.m. and 7:00
p.m.
a. m.
Measured at the property line
of commercially zoned
65 dBA
60 dBA
property:
Measured at the property line
of residentially zoned property:
55 dBA
50 dBA
Measured in the interior of a
45 dBA
40 dBA
residential structure
27. Prior to issuance of building permits, the construction plans and materials for the
proposed patio cover shall be reviewed by an acoustical engineer retained by the
City to verify the potential to mitigate the noise levels.
28. Submit architectural and structural plans and calculations for plan review. Two
(2) building permits shall be required for the installation of two (2) patio covers.
Patio cover shall meet the requirement for Class A roofing.
29. Awnings and canopies shall be designed and constructed to withstand wind or
other lateral loads and live loads as required by California Building Code Chapter
31 Section 3105.3.
30. Canopies shall be constructed with an approved covering that meets the fire
propagation performance criteria of NFPA 701 or has a flame spread index not
greater than 25 when tested in accordance with ASTM E 84 or UL 723 as per
C.B.0 Sec. 3105.4.
31. Occupant load and seating arrangement under new exterior awning area must
meet California Building Code Chapter 10. These items will be reviewed at the
time of plan check.
32. Prior to the final building permit being issued for the outdoor patio covers, an
acoustical engineer retained by the City at the cost to the applicant shall conduct
noise measurements around the enclosure, at the property lines, and at the
residential uses in the vicinity to verify compliance with the applicable noise
control requirements of the NBMC.
33. A modification for the patio cover is required to be filed with the Building Division,
for compliance to Section 705.11 of the California Building Code.
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34. Prior to certificate of occupancy for use of the outdoor patio beyond 11:00 p.m.,
an acoustical engineer retained by the City at the cost to the applicant shall
conduct noise measurements around the enclosure, at the property lines, and at
the residential uses in the vicinity to verify compliance with the applicable noise
control requirements of the NBMC.
35. The applicant/operator of the facility shall be responsible for and shall actively
control any noise generated by the subject facility including, but not limited to,
noise generated by patrons, food service operations, and mechanical equipment.
36. 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.
37. Live entertainment shall be allowed in the interior of the eating and drinking
establishment in conjunction with the operator obtaining and maintaining a live
entertainment permit from the City.
38. No outside paging system or loudspeaker device shall be used in conjunction
with this establishment.
39. No live entertainment shall be permitted in the outdoor patio area. Recorded
music or other types of sound amplification within the outdoor patio area shall
only be audible to the audience within this area, and shall cease after the hour of
10:00 p.m. daily.
40. Dancing shall be prohibited.
41. The applicant/operator shall provide licensed security personnel while offering
live entertainment. 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 the plan and any recommendations made
by the NBPD shall be implemented and adhered to for the life of the Conditional
Use Permit.
42. Trash receptacles for patrons shall be conveniently located both inside and
outside of the establishment, however, not located on or within any public
property or right -of -way.
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 debris
and graffiti from the premises and on all abutting sidewalks within 20 feet of the
premises.
44. The applicant/operator 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 Code Enforcement Division. Cleaning and maintenance of
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trash dumpsters shall be done in compliance with the provisions of Title 14,
including all future amendments (including Water Quality related requirements).
45. Deliveries and refuse collection for the facility shall be prohibited between the
hours of 10:00 p.m. and 8:00 a.m. the following morning, unless otherwise
approved by the Community Development Director, and may require an
amendment to this Use Permit.
46. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
47. No recreational vehicles, boats, food trucks, portable street kitchens or similar
vehicles shall be stored at any time at the subject site.
48. 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
NBMC to require such permits.
49. Kitchen exhaust fans shall be installed /maintained in accordance with the
Uniform Mechanical Code. The issues with regard to the control of smoke and
odor shall be directed to the South Coast Air Quality Management District.
50. All exits shall remain free of obstructions and available for ingress and egress at
all times.
51. Strict adherence to maximum occupancy limits is required.
52. The use of private (enclosed) "VIP" rooms or any other temporary or permanent
enclosures separate from public areas are prohibited.
53. All owners, managers and employees selling, serving or giving away 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.
54. Any event or activity staged by an outside promoter or entity, where the
restaurant owner or his employees or representatives share in any profits, or pay
any percentage or commission to a promoter or any other person based upon
money collected as a door charge, cover charge or any other form of admission
charge, including minimum drink orders or sale of drinks is prohibited.
24
30
55. No alcoholic beverages may be consumed on any property adjacent to the
licensed premises under the control of the license.
56. No "happy hour" type of reduced price alcoholic beverage promotion shall be
allowed except in conjunction with food service available from the full service
menu. There shall be no reduced price alcoholic beverage promotion after 10:00
p.m.
57. "VIP" passes, as well as door charges, cover charges or any other form of
admission charge, and minimum drink orders are prohibited.
58. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales
of food and retail sales during the same period. The licensee shall maintain
records that reflect separately the gross sale of food and the gross sales of
alcoholic beverages of the licensed business. Said records shall be kept no less
frequently than on a quarterly basis and shall be made available to the
Community Development Department and NBPD on demand.
59. No on -site radio, television, video, film or other media broadcasts from the
establishment that includes the service of alcoholic beverages shall be permitted
without first obtaining an approved Special Event Permit issued by the City. This
prohibition of media broadcasts includes recordings to be broadcasted at a later
time.
60. All signs shall be in conformance with the provisions of NBMC Chapter 20.42, or
any successor ordinance.
61. 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 that are clearly visible to the exterior shall constitute a violation of this
condition.
62. No games or contests requiring or involving the consumption of alcoholic
beverages shall be permitted.
63. A total Occupant Load of 164 occupants, which includes a maximum of 66
occupants on the outdoor patio and remaining 99 occupants within the
restaurant, shall be maintained at all times.
64. Accessibility upgrades shall be required pursuant to Section 1134.2.1 of the
California Building Code.
65. To the fullest extent permitted by law, applicant/operator 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
25
31
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 subject restaurant facility (currently operating as Woody's Wharf Restaurant)
including, but not limited to, the Use Permit No. UP2011 -010 and Variance No.
VA2013 -006. 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/operator, City, and /or the parties
initiating or bringing such proceeding. The applicant/operator 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/operator shall pay to the City upon demand any amount owed to the
City pursuant to the indemnification requirements prescribed in this condition.
26
32
Attachment CC -2
Project Plans
33
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STEEL CANOPY STRUCTURE W/
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• robinson hill architecture, inc.
• A California Corporation -
3195 -B Airport Loop Dr.
° Costa Mesa, CA 92626
° tel. 714 - 825 -8888
fax 714 - 825 -8889
° web www.rhainc.net
0
Michael David Robinson: C -20731
° John Steven Hill: C -23553
0
° This document, and the ideas and designs Incorporated
here -in, as an instrument of professional service, Is the
property of Robinson Hill Architecture, Inc. (rho), and Is
0 not to be used in whole or in port, for any other project - -
without the written authorization of rho. This document is -
0 not to be reproduced and /or modified in any way, nor _
shall any reproduction of this document be modified
o without the prior written consent of rho.
o This document has been prepared to describe proposed
new work and does not necessarily represent as -built or
o existing conditions. The Architect does not warrant, in any
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Submittal Dates
Issue Date 04.10.13
Issue Date 05.28.13
Job Number:
Sheet Title:
PATIO CANOPY STUDY
Sheet No.:
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robinson hill architecture, ine.
o A California Corporation
3195 —B Airport Loop Dr.
° Costa Mesa, CA 92626
° tel. 714 - 825 -8888
fax 714- 825 -8889
° web www.rhainc.net
°
Michael David Robinson: C -20731
LhiULLLULAL ° John Steven Hill: C -23553
°
° This document, and the ideas and designs incorporoted
here —In, as on instrument of professional service, is the
_ property of Robinson Hill Architecture, Inc. (rho), and is
O e� ° not to be used in whole or in part, for any other project
J without the written authorization of rho. This document is
0 not to be reproduced and /or modified In any way, nor
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0 This document has been prepared to describe proposed
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04.10.13
05.28.13
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PATIO CANOPY STUDY
Sheet No.:
A20
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o, Beverly Hills
J Miller Canvas, Inc. "SkyView Curve" System
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Spago, Beverly Hills
J Miller Canvas, Inc. "SkyView Curve" System
Sandy's, Huntington Beach
J Miller Canvas, Inc. "SkyView" System
J. A 1111er Canvas,
Sandy's, Huntington Beach
J Miller Canvas, Inc. "SkyView" System
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° robinson hill architecture, inc.
o A California Corporation
3195 —B Airport Loop Dr.
° Costa Mesa, CA 92626
o tel. 714- 825 -8888
fax 714- 825 -8889
° web www.rhciinc.net
0
Michael David Robinson: C -20731
° John Steven Hill: C -23553
0
0 This document, and the Ideas and designs incorporated
I as an instrument of professional service, is the
property of Robinson Hill Architecture, Inc. (rho), and is
0 not to be used in whole or in part, for any other project
without the written authorization of rho. This document is
° not to be reproduced and /or modified In any way, nor
shall any reproduction of this document be modified
• without the prior written consent of rho.
• This document has been prepared to describe proposed
new work and does not necessarily represent as —built or
0 existing conditions. The Architect does not warrant, In any
way, The accuracy of this information and shall not be
responsible for any discrepancy between this document
° and the existing conditions.
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Issue Date 05.28.13
°
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Job Number:
Sheet Title:
J MILLER CANVAS
INSTALLATIONS
Sheet No.:
A3