If approved, a coastal development permit amendment will also be required from the California Coastal Commission since it was the original review authority for the Lido House Hotel project.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. PC2022-020 recommending City Council approval of General Plan Amendment No. GP2020-004, Local Coastal Program Amendment No.
LC2020-006, Zoning Code Amendment No. CA2020-003, Site Development Review No. SD2020-008, Conditional Use Permit No. UP2020-039, and Addendum No. 2 to the Certified Final Environmental Impact Report for the Lido House Hotel (SCH#2013111022) (Attachment No. PC 1).
16-127
16-128
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
VICINITY MAP
• `�. _ . r;ice ` �,� y :..•.��;�
GENERAL PLAN ZONING
.. 4�
1 '
LOCATION
GENERAL PLAN
ZONING
CURRENT USE
Visitor Serving
Commercial Visitor-
ON -SITE
Commercial — Lido
Serving —Lido Village
Lido House Hotel and the
Village CV-LV
CV-LV
former Fire Station No. 2
NORTH
CV-LV
CV-LV
Via Lido Plaza Shopping Center
Mixed -Use Cannery
SOUTH
Mixed -Use Horizontal
Village/15th Street
Mixed -use buildings
(MU-114)
MU-CV/15th St
EAST
General Commercial
CG
Commercial General
CG
Office building
WEST
Corridor Commercial
Commercial Corridor
Multi -tenant commercial
CC
CC
buildings
5 16-129
0 16-130
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
INTRODUCTION AND BACKGROUND
In September 2014, the Newport Beach City Council approved the 130-room, Lido House Hotel project to replace the former City Hall complex located at the northeast corner of Newport Boulevard and 32nd Street. The City's approval included amendments of the General Plan, Coastal Land Use Plan (CLUP), Zoning Code and applications for a site development review and conditional use permit for hotel construction and operation
In October 2015, the California Coastal Commission approved the proposed CLUP Amendment with suggested modifications and the Coastal Development Permit (CDP) for the 130-room, Lido House Hotel. The City Council subsequently accepted the suggested modifications and approved modified amendments of the General Plan, Coastal Land Use Plan and Zoning Code.
During the final design phase and preparation of construction documents, the applicant determined that additional floor area was necessary and desirable. As such, in April 2016, the applicant requested to increase the development limit a new maximum of 103,470 square feet. In February 2017, the Coastal Commission authorized the increase.
The project completed construction and opened in April 2018.
DISCUSSION
Applicant's Request
The applicant proposes to increase the development limit and to add 15,103 square feet to the Lido House Hotel. The addition will allow the following changes to the previously approved hotel plans:
1. Addition of 5 three-story cottages (i.e., five "rooms") encompassing approximately 8,351 square feet;
2. Enclosure of approximately 1,466 square feet as new storage space on Level 1;
3. Addition of 3,481 square feet of covered walkway and pre -function breakout meeting rooms on Level 1;
4. Addition of 600 square feet for a greenhouse breakout/seating room on Level 1;
5. Enlarging three existing guest rooms by a total of 819 square feet on Levels 2, 3, and 4 (approximately 273 square feet each) to convert them to suites; and
6. Enclosure of 386 square feet of rooftop terrace area on Level 4.
The proposed project also includes:
7. Demolition of the former Fire Station No. 2 building and replacement with 28 private valet parking spaces and 14 open public parking spaces; 7 16-131
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
8. Realignment of the driveway access from 32nd Street to accommodate the new cottages;
9. Reconfiguration of the existing on -site circulation and private parking lot to provide additional required parking spaces; and
10.Installation of a new barrier fence with gates along the 32nd Street and Newport Boulevard frontages.
In summary, the applicant believes the added area and additional cottages will enhance the experience and are anticipated to make the hotel more successful. Below is a birds - eye rendering of the proposed project looking northwest, which was taken from Attachment PC 4 to this report. Some of the most visible changes are highlighted and include the proposed five cottages, the new breakout room, the new greenhouse, and the new private and public parking areas where the former Fire Station No. 2 building currently sits.
Greenhouse
_R
Breakout
RoomJt
r�
=+�+r►
� 4
;; .r � Five 4
•• j .►•� Cottages
I A
New
Parking
Figure 1, Birds -eye view of the proposed project looking northwest at the southeastern elevation.
Required Amendments
To accommodate the project, the Land Use Element of the General Plan, Local Coastal Program (including both the Coastal Land Use Plan and Implementation Plan [Title 21]), and Zoning Code (Title 20) would all be amended to increase the maximum gross floor area allowed on the site from 103,470 square feet to 118,573 square feet.
In addition to increasing the development limits, City staff is recommending that the references to development standards for the Fire Station No. 2 building be removed g 16-132
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
from all three regulatory documents since the references are obsolete, now that the station has already been relocated to 2807 Newport Boulevard and the old station building would be demolished as part of this project.
Charter Section 423 Analysis
With an amendment to the General Plan, City Charter Section 423 requires an analysis of the increased density, intensity, and peak hour traffic associated with the change to determine if a vote of the electorate is required. The net increases for the proposed amendment are combined with 80 percent of the increases from prior amendments within the same statistical area. The inclusion of prior amendments is limited to the preceding 10 years. The specified thresholds are 100 dwelling units (density), 40,000 square feet of floor area (intensity), and 100 peak hour trips (traffic). Increases from the proposed amendment and 80 percent of the three prior amendments within Statistical Area B-5 have been calculated and are shown in Table 1 below. None of the thresholds would be exceeded with approval of the amendment and no vote would be required.
Table 1
Charter Section 423 Analysis
for Statistical Area B-5
Amendments
Increased
Density
Increased
Intensity
Peak Hour Trip Increase
AM
PM
GP 2012-005
7 0
0 0
GP 2012-002
0 23,725
0 0
GP2016-001
0 4,745
0 0
Total Prior Increases
7 28,470
0 0
80% of Prior Increases
5.6 22,776
0 0
100% of the proposed
amendment GP2020-006
0 15,103
0 0
Total
5.6 37,879
0 0
Threshold
100
40,000
100
100
Vote Required?
No
No
No
No
Site Development Review and Conditional Use Permit
Major Site Development Review
Due to the proposed additions, a major site development review is required per Newport Beach Municipal Code (NBMC) Section 20.52.080 (Site Development Reviews). In accordance with Section 20.52.080(F), the Planning Commission may approve or conditionally approve a site development review application, only after first finding that the proposed development is:
1. Allowed within the subject zoning district;
16-133
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
2. In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c) below:
i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure
ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design;
iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection).
3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development.
As discussed and stated more fully in the statements supporting Findings A, B, and C in the draft Resolution (Attachment No. PC 1), the proposed project maintains consistency with the development standards of the CV-LV designations and is in furtherance of the Lido Village Design Guidelines.
All additions outside of the existing development envelope will comply with the required setbacks and the overall height of the hotel will remain the same. Furthermore, the proposed project will retain and enhance the significant public open space area along Newport Boulevard. The new greenhouse structure adds visual interest and will fit between the two landmark ficus trees that are protected by City Council Policy G-1. The new single -story breakout room on the 32nd Street frontage also breaks up massing and serves as a screening mechanism for the trash enclosure. The proposed five cottages will be added in line with the other cottages and will mirror the design, such that they are seamlessly integrated. The former Fire Station No. 2 building will be demolished and replaced with public and private parking, which will open the area visually and will provide a public benefit.
10 16-134
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
The Lido House Hotel project was designed and constructed with an architecturally pleasing style that has since been replicated in other locations of Newport Beach. The proposed project will maintain the established style. It will also help to enhance the existing structure and use while removing the former Fire Station No. 2 building that has since been relocated and is currently transitioning away from the site.
The proposed design has been reviewed and accepted in concept by all City departments, including Building, Public Works, and Fire. If approved and implemented, construction will comply with all required codes and applicable City ordinances.
Conditional Use Permit
In accordance with NBMC Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a use permit:
1. The use is consistent with the General Plan and any applicable specific plan;
2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code;
3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity;
4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and
5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.
Staff believes sufficient facts exist in support of each finding as evidenced by the statements to support Findings D, E, F, G, H and I in the draft Resolution (Attachment No. PC 1). The General Plan Land Use Element and zoning designations of the project site allow for the proposed use as modified. With the exception of the proposed increase in floor area, the proposed additions will comply with the development standards of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the NBMC.
The plans provided by the applicant show the expanded areas and provide a summary of the changes (Attachment No. PC 5). The expanded hotel does not increase building height. Although five new hotel rooms and additional breakout meeting space will be provided, the project includes the equivalent of 165 parking spaces to serve the use. 11 16-135
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
The Applicant retained Linscott Law & Greenspan to prepare a parking demand analysis (Attachment No. PC 3). The City Traffic Engineer reviewed and accepted the analysis, which forecasted peak demand of the proposed project to be between 147 and 151 parking spaces. As such, there will be adequate on -site parking to serve the project once implemented.
The hotel has operated at this location since April 2018 and has not proven detrimental to the surrounding area. Conditions of approval are included to help ensure that, with the proposed changes, the use maintains its compatibility in a harmonious manner.
Environmental Review
The City prepared and certified a final Environmental Impact Report for the Lido House Hotel (SCH#2013111022). The California Environmental Quality Act (CEQA) Guidelines allow for the updating and use of a previously certified environmental impact report (EIR) for projects that have changed or are different from the previous project. In cases where changes or additions occur with no new significant environmental impacts, an Addendum to a previously certified EIR may be prepared pursuant to CEQA Guidelines §15164. The City has prepared Addendum No. 2 to the Lido House Hotel Final Environmental Impact Report for the modified project (Attachment No. PC 4). The analysis provided in the Addendum concludes that no new environmental impacts and no impacts of greater severity would result from approval and implementation of the larger hotel project.
Pi ihlic Nntirp
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website.
Prepared by:
BVio
Z eba, AICP
SPlar
ATTACHMENTS
Submitted by:
Ja e Murillo
Principal Planner
PC 1 Draft Resolution Recommending City Council Approval PC 2 Applicant's Project Narrative
12 16-136
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
PC 3 Accepted Parking Demand Analysis
PC 4 Addendum No. 2 to the Lido House Hotel Final EIR
PC 5 Applicant's Project Plans
01/12/18
1S 16-137
1-4 16-138
Attachment No. PC 1
Draft Resolution Recommending City
Council Approval
15 16-139
Attachment No. PC 2
Applicant's Project Narrative
�� 16-140
CID 16-141
Planning Permit Application
Attachment A
The Applicant requests the following amendments to the previously approved Site Development Review No. SD2016-005, Conditional Use Permit No. UP2016-015, General Plan Amendment No. GP2016-001, and Coastal Land Use Plan Amendment No. LC2016-001:
A. To increase the maximum allowed gross floor area from 103,470 gross square feet to 118,573 gross square feet;
B. Amend Conditional Use Permit No. UP2016-015; and
C. Amend Site Development Review No. SD2016-005
Project Description
A. The Applicant requests a 15,103 +/- square foot increase in the maximum allowable development of the site from 103,470 square feet to 118,573 square feet for Lido House Hotel. Additionally, Applicant propose to incorporate the adjacent parcel into the lease premises to accommodate additional site parking. The proposed changes to the approved hotel plans in current lease premises:
a. Addition of 5 Cottages with a total of +/- 8,351 total square feet. b. Enclosure of 1,466 square feet of storage spaces on level 1. c. Addition of 3,481 square feet of covered walkway, pre -function and break out meeting room for splitting a large group into smaller groups on level 1. d. Addition of 600 square feet greenhouse break-out sitting room on level 1. e. Addition of 819 total square feet of guest room space for Levels 2, 3, and 4 (273 square feet each).
f. Enclosure of 386 square foot of rooftop terrace area on Level 4.
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006, JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
01 16-142
Planning Permit Application
Attachment A
Required Findings for
Site Development Review No. 2020-008 and
Conditional Use Permit No. 2020-039
Site Development Review
Finding:
1. Allowed within the subject Zoning district;
Facts in Support of Finding:
a. The site is within the Visitor Servicing Commercial — Lido Village (CV-LV) zoning district and Section 20.20.020 allows visitor accommodations subject to the approval of a Conditional Use Permit.
2. In compliance with all of the following applicable criteria:
a. Compliance with this Section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; Facts in Support of Finding:
1. The existing 130-room hotel project is consistent with the CV-LV General Plan land use designation, CV-LV Coastal Land Use Plan category, and the CV-LV zoning district for the project site that provides for the horizontal or vertical intermixing of commercial, visitor accommodations, residential, and/or civic uses. Civic uses could include, but are not limited to, a community center, public plazas, a fire station and/or public parking.
b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design;
Facts in Support of Finding:
1. The CV-LV zoning district includes setback standards (zero to 35 feet depending on height), open space (20% of the site) and building height standards (55 feet to flat roofs, 60 feet for sloping roofs and up to 65 feet for architectural features and structures must be kept below 35 feet within 70 feet horizontal distance from 32nd Street). The proposed Cottages, Greenhouse Sitting Room, and Break -Out Room will be setback more than 45 feet and more than 15 feet from 32nd street respectively. The height of the sloping roof of the 4-story portion of the proposed hotel is less than 58 feet, 5 inches and all other portions of the hotel are below this height. The height of the Cottages will be kept below 35 feet in areas within 70 feet horizontally from 32nd Street. Lastly, the proposed site plan provides over 20% of the site as open space consisting of the hardscape and landscaping between the hotel and Newport Boulevard and 32nd Street in compliance with the proposed open space standard.
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006, JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
02 16-143
Planning Permit Application
Attachment A
c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas;
Facts in Support of Finding:
1. The project is compatible with surrounding development and public spaces in terms of bulk, scale and aesthetic treatments. The existing building is setback over 69 feet from Newport Boulevard.. The proposed cottages are over 69 feet from Newport Boulevard. The proposed greenhouse sitting room is designed to fit the coastal architectural theme. It is set back over 45 feet from Newport Boulevard and has a height of 14 feet 6 inches. Hotel buildings have been designed with a one, two and three story element along Newport Boulevard while providing a significant setback from the street providing areas for public access, landscaping, outdoor dining, and hotel use. Based upon the project drawings, all elevations of proposed buildings will include consistent architectural treatments, articulation and modulation of building masses providing visual interest with a coastal architectural theme specified by the Lido Village Design Guidelines.
d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces;
1. The project retains the two large Ficus trees designated by Council Policy G-1 as Landmark Trees. The proposed project also retains the 10 existing tall date palm trees, and provides pedestrian areas, seating areas, and enhanced pavement increasing the aesthetic and use qualities of the setback area. The setback area also provides pedestrian connections from the intersection of Newport Boulevard and 32nd Street along the streets in furtherance of the goals of the Lido Village Design Guidelines. Lastly, the building elevations include a lighthouse architectural feature, simple gable roofs, tight overhangs, simple block massing, and wood siding all with a clear coastal theme consistent with the Lido Village Design Guidelines.
2. Access to the site, on -site circulation, and parking areas are designed to provide standard -sized parking spaces consistent with the Zoning Code, 26-foot-wide, two-way driveways, and the minimum vehicle turning radius to accommodate and provide safe access for residents and guests (including the disabled), emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer.
e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection).
1. The project is subject to the City's Water -Efficient Landscape Ordinance (Chapter 14.17 of NBMC) and compliance will be confirmed at plan check prior to issuing building permits.
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006, JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
o3 16-144
Planning Permit Application
Attachment A
2. Consistent with Section 20.30.100 (Public View Protections), the EIR (Section
5.2 Aesthetics/Light and Glare) provides an analysis of potential impacts to public views from Sunset View Park, Cliff Drive Park and Ensign View Park.
Based upon that analysis, the proposed hotel will blend into the urban background and not block any important focal points including the horizon within existing public views from these vantages. Additionally, there are other taller buildings in the vicinity suggesting that proposed building would not be out of character despite the proposed increase in building height. Specifically, 601 & 611 Lido Park Drive and 3388 Via Lido are taller than the proposed height of the project. No significant public views through or near the project site are present in the immediate vicinity of the site. For these reasons, the analysis concludes that there will be no material impact to public coastal views.
3. Not 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 development.
Facts in Support of Finding:
a. The hotel project is consistent with the Lido Village Design guidelines by providing architecturally pleasing project with a coastal theme with articulation and building modulation to enhance the urban environment consistent with the Lido Village Design Guidelines. The project provides a large, enhanced setback area between the hotel and Newport Boulevard and 32nd Street that include pedestrian paths, seating and landscape areas that will create a community focal point and providing connections to abutting uses. b. The project site is located in a developed commercial area with limited sensitive land uses located nearby. The overall height of the project will not materially impact any public views from General Plan designated vantages or significantly shade surrounding properties as demonstrated in Section 5.2 Aesthetics/Light and Glare of the Lido House Hotel EIR.
c. The proposed surface parking lot provides 146 parking spaces (with 11 valet stacking within drive aisles) and through the use of valet parking that can facilitate additional on - site vehicles will accommodate 100% of the project's anticipated parking demand based on the Parking Demand Analysis dated June 8, 2022 by Linscott, Law & Greenspan, Engineers. There are 16 existing additional spaces for public use outside of the property boundary which are appropriate for occasional hotel uses after S:OOPM on 32nd Street.
There are 14 proposed additional parking spaces for public use outside of the property boundary which are appropriate for occasional hotel uses after S:OOPM on Via Oporto.
Additionally, the parking lot and vehicular access thereto has been designed to accommodate and provide safe access for passenger vehicles, emergency vehicles, delivery trucks, and refuse collection vehicles, as determined by the City Traffic Engineer. d. Direct vehicular access to Via Lido Plaza will be provided an existing driveway and easement located just west of the intersection of Finley Avenue and Newport Boulevard.
The main entry to the hotel at Finley Avenue includes 16 parking spaces and area to accommodate approximately 22 cars west of the parking gate to accommodate short- term registration and valet parking and vehicle circulation without conflicting with vehicle access to Via Lido Plaza. The parking control gate at 32nd Street is designed and setback sufficiently to accommodate 2 cars, fire vehicle access and delivery trucks to avoid CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006, JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
04 16-145
Planning Permit Application
Attachment A
conflicts along 32nd Street. The project proposes to add 14 additional spaces for public use of the property boundary on Via Oporto.
e. Closing the site to unrestricted vehicular access by the public through the site to 32nd Street would discontinue direct vehicular access to Via Lido Plaza through an existing access gate located at the southeast corner of the site. Despite the closure of this access point, adequate vehicular access to Via Lido Plaza for cars, delivery trucks and emergency vehicles is currently provided by an existing driveway at Finley Avenue and an existing driveway from Via Lido. Large delivery trucks and fire trucks can access both parking areas at Via Lido Plaza.
f. The project is subject to the City's Outdoor Lighting requirements contained within Section 20.30.070 (Outdoor Lighting) of the Zoning Code. g. Roof -top mechanical equipment will be fully enclosed or screened from view consistent with the Municipal Code.
h. The construction will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval shall be complied with.
Conditional Use Permit
Findings
1. The use is consistent with the General Plan and any applicable specific plan; Facts in Support of Finding:
a. The proposed additional hotel square footage and 4-cottage expansion is consistent with the proposed Visitor Serving Commercial -Lido Village (CV-LV) General Plan land use designation, CVLV (Visitor Serving Commercial - Lido Village) Coastal Land Use Plan category, and the CV-LV (Visitor Serving Commercial - Lido Village) zoning district for the project site that provides for the horizontal or vertical intermixing of commercial, visitor accommodations, residential, and/or civic uses. Civic uses may include, but are not limited to, a community center, public plazas, a fire station and/or public parking. b. The project site is not located within a Specific Plan area. c. The proposed land use and zoning amendments and hotel is consistent with the goals and policies of the Newport Beach General Plan. The City Council concurs with the conclusion of the consistency analysis of the proposed project with these goals and policies provided in the FEIR. The mitigation measures specified in the Mitigation Monitoring and Reporting Program have been incorporated as conditions of approval.
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:
a. The Zoning Code specifies that parking for a hotel be specified by Conditional Use Permit with the purpose to ensure that parking is adequately provided to meet demand.
The proposed surface parking lot provides 146 parking spaces (with 11 valet stacking within drive aisles) and through the use of valet parking that can facilitate additional on - CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006, JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
015 16-146
Planning Permit Application
Attachment A
site vehicles will accommodate 100% of the project's anticipated parking demand based on the Parking Demand Analysis dated June 8, 2022 by Linscott, Law & Greenspan, Engineers. There are 16 existing additional spaces for public use outside of the property boundary which are appropriate for occasional hotel uses after S:OOPM on 32nd Street.
There are 14 proposed additional parking spaces for public use outside of the property boundary which are appropriate for occasional hotel uses after S:OOPM on Via Oporto.
The proposed hotel will provide alcohol sales in conjunction with late night hours and as such, the operator is required to obtain an Operator License from the Police Department pursuant to Chapter 5.25. This requirement is included in the conditions of approval.
3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity;
Fact in Support of Finding:
a. The project is compatible with surrounding development and public spaces in terms of bulk, scale and aesthetic treatments. The large setbacks identified in statement B-2 above will help offset the taller portions of the proposed buildings. Hotel buildings have been designed with a one, two and three story element along Newport Boulevard while providing a significant setback from the street providing areas for public access, landscaping, outdoor dining, and hotel use.
4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and vehicle (e.g., fire and medical) access and public services and utilities; and
Facts in Support of Finding:
The project site is approximately 4.25 acres in size and can accommodate the proposed hotel building, and adequate parking based upon project's anticipated parking demand based upon the parking analysis contained in Section 5.5 Traffic/Circulation of the Lido House EIR. Additionally, the site also accommodated a large -enhanced setback area comprising 21.4% of the site for public walkways, landscaping, and open space.
The site is directly accessible from Newport Boulevard at the signalized intersection with Finley Avenue. Additionally, the site is directly accessible from 32nd Street. Adequate public and emergency vehicle access, public services, and utilities exist to accommodate the proposed hotel development as concluded by the Lido House Hotel FEIR NO. ER2014- 003 (SCH#2013111022).
Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.
Fact in Support of Finding:
a. The use authorized by this permit is not a nightclub and its prohibition will avoid potential land use conflicts, nuisances, and police intervention potentially associated with nightclubs.
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006, JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
00 16-147
Attachment No. PC 3
Accepted Parking Demand Analysis
07 16-148
02 16-149
June 8, 2022
Mr. Anthony Wrzosek
R.D. Olson Development
2955 Main Street, Third Floor
Irvine, California 92614
LLG Reference No. 2.14.3547.2
Subject: Parking Demand Analysis for the Proposed Lido House Hotel Expansion Project
Newport Beach, California
Dear Mr. Wrzosek:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Parking Demand Analysis for proposed Lido House Hotel Expansion (herein after referred to as Project) in the City of Newport Beach, California. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the project site and depicts the surrounding area.
The Project site is currently developed with the Lido House Hotel, which consists of a four-story, 103,470 square -foot (SF) hotel including 130 hotel rooms, meeting rooms, accessory retail spaces, a restaurant, lobby bar, rooftop bar, guest pool, and other recreational areas. A pedestrian plaza, landscaped areas, and other amenities complement the hotel along Newport Boulevard and 32nd Street. The current parking supply consists of 148 surface parking spaces with a valet service that currently accommodates up to 15 additional valet parking spaces for a total current supply of 163 spaces. It should be noted that the parking operation is 100% valet and will continue with the proposed expansion Project. Figure 2 presents an existing site aerial, which shows the existing layout of the Lido House Hotel property.
The proposed Project consists of requesting entitlements to increase the maximum allowed gross floor area of the hotel from 103,470 SF to 118,573 SF. The additional 15,103 SF would allow development of five (5) new hotel cottages and slightly expand the existing hotel building. The project would also incorporate the adjacent parcel, currently occupied by Lido Fire Station No. 2, by demolishing the fire facility to accommodate additional on -site parking. Figure 3 presents the proposed site plan for the Project, prepared by WATG. As shown, the Project will construct five (5) new cottages adjacent to the existing cottages on the southeast corner of the existing hotel and reconfigure the parking lot, accordingly, and modify the site to provide 146 Engineers & Planners
Traffic
Transportation
Parking
Linscott, Law &
Greenspan, Engineers
2 Executive Circle
Suite 250
Irvine, CA92614
949.U5.6175 T
949.825.6173 r
www.11gengineers.com
Pasadena
Irvine
San Diego
Woodland Hills
Philip M. Linsmtt, PE iss2a2mo
Jaek M. Greenspan, PE feffci
William A. Law, PE ieetl
Pau! W. Wilkinson, PE
John P Keating, PE
David S. 5hender, PE
John A. Boarman, PE
Clare M. Look -Jaeger, PE
Richard E. Barretto, PE
Keil0. Maherry, PE
M71
aVvy Famded 19f
16-150
Mr. Anthony Wrzosek
June 8, 2022
parking spaces plus eleven (11) additional stacked valet spaces for a total of 157 on - site vehicular parking spaces. In addition, thirty-two (32) bicycle parking spaces will be provided (beyond the 10 CalGreen required bicycle spaces), which equates to as much as eight (8) equivalent vehicle parking spaces per a growing common practice in other jurisdictions [i.e. Los Angeles MC Section 12.21.A.4 & Laguna Beach MC Section 25.52.012(E)]. Furthermore, four (4) vanpool/carpool spaces will be provided, consistent with the Transportation Management Plan (TMP), which would presumably reduce the parking demand by at least four (4) spaces, given that the employee parking demand would be reduced accordingly. Therefore, the total parking supply will consist of 165 equivalent parking spaces. Lastly, fourteen (14) additional parking spaces will be constructed along Via Oporto, which will be available for hotel guests on a first come first serve basis.
Based on our understanding, a parking study is required by the City of Newport Beach as part of the CUP application to add the additional five (5) cottages and to determine the parking demand for the existing hotel with the aforementioned project modifications, to ensure that adequate parking will be provided.
This report evaluates the parking demand of the existing hotel with the proposed new cottages at the Lido House Hotel. The parking demand analysis evaluates the Project's parking requirements based on the City of Newport Beach Municipal Code (Approved CUP for the Lido House Hotel) and utilization of existing parking surveys, as directed by the City.
Our method of analysis, findings, and recommendations are detailed in the following sections of this report.
PARKING SUPPLY -DEMAND ANALYSIS
The parking analysis for the Lido Marina Village Project involves determining the expected parking needs, based on the size and type of existing and proposed development components versus the parking supply.
For this expansion Project, there is one appropriate methods that can be used to estimate the site's peak parking requirements. These methods include:
1. Application of parking survey information, based on existing parking characteristics, combined with the peak demand for the new cottages, which combines actual parking demand data with projected demand data based on City Code.
N:\3500\2143547-2 - Lido House Hotel Special Events, Newport Beach\Report\3547-2 Lido House Hotel Expansion Parking Demand Analysis - NB, 06-08-22.d- 70 16-151
Mr. Anthony Wrzosek
June 8, 2022
It should be noted that per the City of Newport Beach Municipal Code — Chapter 20.40, Off -Street Parking, Table 3-10, Off -Street Parking Requirements, the hotel parking requirement is based the Conditional Use Permit for the Project. Consequently, based on the approved Parking Study for the Lido House Hotel, prepared by Stantec Consulting Services, Inc. (April 18, 2014), the recommended parking requirement for the hotel room component of the Lido House Hotel development is 0.8 spaces per hotel room. As a result, the recommended parking requirement for the proposed five (5) additional cottages is four (4) spaces (0.8 spaces per room x 5 rooms = 4 spaces).
Parking Survey Data Parking Demand Analysis
To determine the current parking demand of the existing Lido House Hotel, parking surveys were conducted on a typical weekend day by Transportation Studies, Inc. given that weekends are the busiest times at the hotel. The parking surveys were performed at one -hour intervals between 7:00 AM and 1:00 AM on Saturday October 30, 2021. The parking surveys consisted of counting the number of parked vehicles within the hotel property including vehicles that were stacked in the drive aisles. It should be noted that hotel was 89% occupied on the day of the parking counts.
The results of the weekend day (Saturday) parking surveys are summarized in Table
1. As shown in Table 1, the hotel experienced a weekend day (Saturday) peak parking demand of 141 vehicles that occurred within the hotel property at 5:00 PM. In addition as shown in Table 1, the parking counts were adjusted based on the industry standard hotel design capacity of 93% occupancy, which equates to a factor of 104.5%. As a result, the peak parking demand design for the existing hotel property is 147 spaces.
In order to determine the most appropriate peak -parking requirement for the Lido Hotel Expansion Project, utilization of the survey data for the existing hotel is combined with the City Code requirement parking demand for the five (5) additional hotel cottages. Therefore, based on the current peak parking demand of 147 spaces combined with the City Code requirement of four (4) spaces for the additional cottages, the recommended peak parking requirement is 151 parking spaces, which results in a parking surplus of fourteen (14) parking spaces (91.5% utilization) with a proposed parking supply of 165 parking spaces. It should be noted that even if we were to assume a requirement of 5 parking spaces for the five (5) proposed cottages, adequate parking would still be provided (13 space surplus).
It should be noted that since the peak parking requirement is based on a peak hotel occupancy adjustment to the peak empirical parking data, a parking demand of 151 spaces can be considered the absolute peak demand. In addition, given the potential N:\3500\2143547-2 - Lido House Hotel Special Events, Newport Beach\Report\3547-2 Lido House Hotel Expansion Parking Demand Analysis - NB, 06-08-22.d- 7 1- 16-152
Mr. Anthony Wrzosek
June 8, 2022
variation in seasonal parking surplus, it is recommended the Lido House employees continue to utilize additional the parking reduction measures identified in the Transportation Management Plan (TMP) (November 19, 2015) developed as part of the entitlement for the hotel, which are currently administered, such as an on -site employee transportation coordinator, ride matching services, as well as carpool, vanpool, transit, and bicycle incentives. Nonetheless, the hotel will enhance the current TMP measures to further incentivize reduced employee parking demand.
Consequently, utilizing these measures could reduce the parking demand by at least four (4) parking spaces during peak conditions as a result of the four (4) vanpool/carpool spaces and employee trip reduction incentives. As a result, the effective peak parking demand is 147 parking spaces (89.1 % utilization) with the application of the four (4) vanpool/carpool space and employee trip reduction incentive described above as part of the hotel TMP.
CONCLUSION
Based on the forecast peak parking demand of 147 to 151 parking spaces and proposed parking supply of 165 parking spaces (89.1 % to 91.5% utilization) combined with bicycle parking equivalency and implementation of the TMP, which will satisfy the parking deficiency, it is concluded that the proposed Lido House Hotel Expansion Project, to include five (5) additional hotel cottages and minimal additional hotel area, is complaint with peak demand and parking requirements.
We appreciate the opportunity to prepare this analysis for RD Olson. Should you have any questions or need additional assistance, please do not hesitate to call us at (949) 825-6175.
Very truly yours,
Linscott, Law & Greenspan, Engineers
XA
Keil D. Maberry, P.E.
Principal
Attachments
N:\3500\2143547-2 - Lido House Hotel Special Events, Newport Beach\Report\3547-2 Lido House Hotel Expansion Parking Demand Analysis - NB, 06-08-22.d- 72 16-153
w
WnwysDiner
Fable & Spin; 9
Bear Flag Fish'- „.'anr
Carnilas La vl i,�1 �r
Stemueks
swellegant vintage
He; St Coffee/
i
Clothln8 as cessapes West Marine
H+np sln+e iJl6•ne awviy :lcee
Plrate HODS 7
ds
i7
7 e
9 9 Pkce 17i Mind
g enSan- Shores Smoke Ship
5§"I� rr i oar
3" Property Managemt � �
Ifwtugrdptl C91iEnRpii \ il L;an r,-a
urr White Rerliai
vacation Home s L — —
�� na AAC not Newport Beach Fire Gray Maier
Ft L ,te! House I Dept- - Lido station x2 I� Museum ❑I Art .., n $rt
31st St
�fp
T Na Rest For srldget
The Original Mama
QDs ItaMri KAt hen
9 Alta Coffet
r:emens �nnrig sicr
?spina tap services
®
hlf8larky5 irslt P11pY 1
rv-4--13 ArC BJfthPr & Baki!r
r�•'�"-.•r.r�r
MJ3 Landscape
1 ArCiiILOCSurC
�51-
�Fnrr;,;ita
Cuic 5T©Cie Creamery
9 m
ice s+R-35 PaVIIIO'ls�
Mew r..
TT
34th S1
a MR sv
- -. -•
:.
:fin a s Puze
=.r�a
� - - - - -- 7 - _ F+riu
_Y �
�
- -'
.-.
• 9i
n ARaiiicrrn CAlnn
rp`3 Ka C+da
3?
Lido Park
32nd si 19
4 ATM
LIDO Park Realty
Mariner's Memorial
Akgon
f i
>v
Y
Cannery •_-='.
of the P;, S
'.raft" •
SOURCE: GOOGLE
LINSCOTT KEY FIGURE 1
N F— —1 = PROJECT SITE
GREENS+ NO SCALE
VICINITY MAP
LIDO HOUSE HOTEL EXPANSION, NEWPORT BEACH
T
0 773 16-154
All
Ij
'. it '� y,f r �`• £ � ,r
O ~. ' U13 }
L - Iz it
r
+ l
f -
7 r .r ■ ti
nR _
� ',G1A ti • � •� � a
1 �� _ rt fan
LINSCOTT_
LAW &
GREENSPAN
engineers
4 VEHIHI CT1MCLE CHARGING
SiAiICNB
Rl IAHl ACCESS iNROU6X SR!
CbNNlCTS i0 NlNiPORT
N V♦) ANU SNl0. ETRE¢F-
I 1141 NEW INRNW6
— BPACES
i
t-
11511i11914611'111i JI.... tt,12]1t1 ®! — 1a L
Illfffjjjj � 115 h UM 1=4 F= u= I= as 4m � wlcw.nAusnrvmn:
— 1t YAtEi STACKING sfgCEs
ffikn9 ~ A— j
+ _ _ 4ee Plan br PubK S f�loi+e =
__
1t41t511B 1tItM 139,3G,at 11itl3tla,15 t54IEt1 SB 1b314P ut IAY - J -rybl �Cleen AirNan PoWtY Stall. (1113tCVCLE RAGNS I _ �O
32nd STREET `K w�"�9"n°�abtla twl N
_ _ ,.c tx,�yaatae Parwny soaa� a
- � „ whe zwmnq a
— — — — — —— —
' .16 (Hhl,e ftaklnq Syxas alwg 17
ha Olerb /
C
SOURCE: R.D. OLSON
LINSCOTT FIGURE 3
GREENSPAN(tNO SCALE
PROPOSED SITE PLAN
LIDO HOUSE HOTEL, NEWPORT BEACH
7'5 16-156
Table 1
Parking Counts - Saturday, October 30, 2021 [1]
Lido House Hotel Expansion, Newport Beach
Time
Began
Regular & Handicap Spaces
Stacked Valet Spaces
Total
Adjusted
Parking
Counts
Occupancy
Adjustment [2]
Parking
Counts
Occupancy
Adjustment [2]
7:00 AM
87 91
3 3
94 8:00 AM
99 103
3 3
106
9:00 AM
104
108
3 3
ill
10:00 AM
93 97
3 3
100
11:00 AM
88 91
3 3
94 12:00 PM
85 88
3 3
91 1:00 PM
93 97
3 3
100
2:00 PM
97 101
5 5
106
3:00 PM
101
105
4 4
109
4:00 PM
123
128
7 7
135
5:00 PM
129
134
12 13
147
6:00 PM
113
117
10 10
127
7:00 PM
ill
115
6 6
121
8:00 PM
107
ill
6 6
117
9:00 PM
102
106
7 7
113
10:00 PM
103
107
6 6
113
11:00 PM
107
ill
7 7
118
12:00 AM
105
109
6 6
1 115
Notes:
[1] On -site parking survey conducted by Transportation Studies, Inc. [2] At the time of the parking survey, 116 rooms were occupied (89% occupancy).
The parking survey has been adjusted for a design standard of 93% occupancy. 70 16-157
Attachment No. PC 4
Addendum No. 2 to the Lido House Hotel
Final EIR
(The Final EIR, Addendum No. 1, and
Addendum No. 2 are all available at
www.newportbeachca.gov/CEQA
within the "Lido House Hotel" folder
due to size.)
77- 16-158
7-g 16-159
Attachment No. PC 5
Applicant's Project Plans
7 / 16-160
20 16-161
LIDO HOUSE HOTEL EXPANSION
ENTITLEMENT CONCEPT
J U LY 7, 2022
(5 COTTAGE SCHEME)
VICINITY MAP
EXISTING PROJECT DATA:
3300 NEWPORT BLVD.
NEWPORT BEACH, CA 92663
APN N 423 -111-02
ZONING DESIGNATION CV-LV
(COMMERCIAL, VISITOR -SERVING - LIDO VILLAGE)
COASTAL LAND USE PLAN AMENDMENT
COASTAL LAND USE PLAN AMENDMENT NO. LC2012-001
COASTAL COMMISSION REFERENCE NO. LCP-5-NP6-14-D831-3
1 CV-LV (Commercial, Visitor -Serving - Lou Village)
Total Allowable Buildable Area = 103,470 s.f.
TOTAL PROPOSED, ADDITIONAL BUILDING AREA:
15,103 S.F.
Estimated Added Area to Hotel:
1 st Floor = 5,547 SF ±
2nd Floor = 273 SF
3rd Floor = 273 SF
4th Floor = 659 SF
Total Added to Hotel = 6,752 +/- SF
ESTIMATED ADDED AREA FOR (5) NEW COTTAGES: 8,351 +/- SF
DEFERRED SUBMITTALS
1. FIRE SPRINKLER SYSTEM AND STANDPIPE SYSTEM
2. FIRE DETECTION & FIRE ALARM SYSTEM
SHEET INDEX -ARCHITECTURAL EXPANSION
AE 0 COVER SHEET
AE 1 PROJECT NARRATIVE AND VISION
AE 2 OVERALL SITE— EXPANSION — LEVELI
AE 3 OVERALL FLOOR PLAN — LEVEL 2
AE 4 OVERALL FLOOR PLAN — LEVEL 3
AE 5 OVERALL FLOOR PLAN — LEVEL 4
AE 6 PARKING NARRATIVE: REMOVE D—ADA—ETC.
AE 6.1 PARKING PLANS: DIMENSIONED LOT
AE 7 SERVICE AND FIRE TRUCK TEMPLATE STUDY
AE 8 ROOF PLAN + SITE DATA PLAN
AE 9 EXTERIOR ELEVATIONS
AE 10 GREENHOUSE BREAKROOM CONCEPT
AE 11 GREENHOUSE BREAKROOM CONCEPT
AE 12 DESIGN PERSPECTIVE
AE 13 DESIGN PERSPECTIVE
AE 14 DESIGN PERSPECTIVE
AE 15 DESIGN PERSPECTIVE
AE 16 DESIGN PERSPECTIVE
AE 17 BUILDING CODE SUMMARY (EX. + EXPANSION)
AE 18 HEIGHT, AREA, CONSTRUCTION TYPE
AE 19 EXIT DISCHARGE — GROUND LEVEL
AE 20 OVERALL LIFE SAFETY PLAN — GROUND LEVEL
AE 21 OVERALL LIFE SAFETY PLAN — LEVEL 2
AE 22 OVERALL LIFE SAFETY PLAN — LEVEL 3
AE 23 OVERALL LIFE SAFETY PLAN — LEVEL 4
WATG
strategy planning architecture landscape Interiors
Irvine I CA I9495748500 watg.cpm
LD MBN
DEVELOPMENT
cm
kcy plan
N
O
N
�
no. doh Issue
issues I re isions
LIDO HOUSE HOTEL
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92663
a j"t logo
COVER SHEET
aheet thle
,,JM no. 134024
date 03/18/20
checked by: Checker
drawn by: Author
AE�Q
,heetn0.
16-162
MF(
Design Narrative
Lido House Hotel Additional Area Proposed Entitlement Concept:
We are proposing 15,103 square feet of buildable area be added to the leased premises which could allow for the following to be made to the site. Additionally, we are proposing to incorporate the adjacent parcel into the leased premises to accommodate additional site parking.
• 5 Additional Cottages to meet the demand for family coastal travelers • Enclosure of open courtyard arcades to develop additional prefunction space • Utilizing void space and infill area to create a King Suite on (3) floors • Enclosure of storage spaces onsite to reduce the amount of offsite rented storage and eliminating offsite trips made by the hotel staff
• Two (2) break-out meeting rooms to meet the need of exisitng ballroom users, allowing the hotel to keep meetings contained while leaving open the hotel restaurant and public spaces for hotel guest and local use
• The Greenhouse Break-out room is a non -conditioned space that sits on the existing IPE wood deck.
The additional revenue from the new improvements will result in additional lease revenue and occupancy bed tax to the city maximizing the value of the full legal parcel.
Vision and Architectural Character: Newport Nautical
- i u
N
r t C
CM
allf' v
WAT G
so-aregy pipuomg pm„-t..e 1,od ..pe m ft,
ry b, CA 1949 574 8500 —g-,
LROLSOM
DEVELOPMENT
p0. d.. „pe
issuesI --A
LIDO HOUSE HOTEL
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92663
PROJECT NARRATIVE AND
VISION
project— 134024 dace 03/30/20
.,. c— Ey'C1+.ke,
brawn by Auth,,
component
,„ee1 no. A Egg 16-163
NOTE: ADA/ACCESSIBLE DROP OFF REMAINS UNCHANGED: TOTAL PROPOSED, ADDITIONAL BUILDING AREA:
1. THE PORTE COCHERE CAN BE USED AS A DROP OFF 15,103 S.F. (AND, OR)
2. GUESTS THAT NEED TO PARK THEIR OWN CARS CAN UTILIZE THE (4) SPACES Estimated Added Area to Hotel:
PROVIDED HERE. list Floor = 5,547 SF ±
2nd Floor = 273 SF
EXISTING- LEASE LINE LIMIT I 3rd Floor = 273 SF
HOTEL P = 171,501 SF 4th Floor = 659 SF
- --- ADJACENT PARCEL = 11,612 SF Total Added to Hotel = 6,752 +/- SF TOTAL EXISTING PARCEL AREA = 183,113 SF
ESTIMATED ADDED AREA FOR (5) NEW COTTAGES: 8,351 +/- SF PROPOSE[ LEASE LINE LIMIT
_ I HOTEL PAR = 180,762 SF NOTE: (REMAINDER OF ADDED AREAS ARE ACCESSORY USE WITH NO IMPACT TO =Y AVE. , DIFFERENCE ADDED TO VIA OPORTO R.O.W. FOR PARKING PROPOSED PUBLIC PARKING (COMMUNITY BENEFIT) = 2,351 SF
_`?0 nee¢ PARKING SUMMARY:
EXISTING FIRE - _? ® 146 DESIGNATED PARKING SPACES
ACCESS. NO y"` --
,rF _ _ � � - a� 11] NEW STANDARD ACCESSIBLE EVCS STALL 11 ET ST I I I V I
CHANGES WI NEW RACEWAY AND SUBSTRUCTRUAL FOR EV EO A N
GIN S D E O L E AR G
PROPOSED - _ �� r CHARGING STATION TOTAL 165• ONSITE PARKING SPACES (1) NEW VAN ACCESSIBLE EVCS STALL
1 '1—�� .tea`-� -•--- ___ - -._ ,.r A ry . a1 (1)NEW EVCS 'NOTE:
ADDITIONALLY, (6) BIKE RACKS FOR (111) BIKES WILL BE ADDED. (20 TOTAL BIKE RACKS ON SITE) --- _ _ TOTAL 4001KES- B ICALGR LEN REQUIRED)= SU RPLU S OF 32 BIKES. 32:4 = 8 EQUIVALENT PARKING SPACES. (4 BICYCLE PARKING IS EQUIVALENT TO YEHIC ULAR SPACE) EXISTING FIRE ACCESS. ALSO, (2) REQUIRED PARKING SPACES COULD BE OMITTED FOR ENHANCED EMPLOYEE INC ENTWE
SEE SHEET A-T PROGRAM MEASURES
• i 1 I ; = ; /� ACCESSIBLE PARKING STALL PER 2019 CSC SECTION IIB-2M2:
(EI GAS METER REQUIRED - 5
I f i —' '^ 5 - '• Fr • \ / PROVIDED - 5 ACCESSIBLE STALLS (INCLUDING 3 EXISTING STANDARD ACCESSIBLE STALL, :
EXISTING VAN ACCESSIBLE STALL, I NEW STANDARD ACCESSIBLE STAID r I r MA f CALGREEN SUMMARY
(0) HEW PARKING SPACES
I !� I _ A' • . \ \ CLEAN AIR VEHICLE STALLS PER 2019 CALGREEN SECTION Af 06.5.2:
'L FS li ,UG VAL T �. T - BOR EHTRY WRH REQUIRED - 16
AFRN - �' AROVIDED-9CLEAN AIRrVAN POOVVE+7EVCS -16
L THE LI$ABOYE
.. - L.
E. I {2) NEW CLEAN EV CHARGING SPACES PER 2019 CALGREEN SECTION 5.1053:
A Sk+ - \; AIRMANPOOL REQUIRED - 7 (INCLUDE 1 ACCESSIBLE VAN EV + 1 STANDARD ACCESSIBLE EV) 1 (N)6'-6"PORTABLE GATE OPENING � ':�R _{ - � W PARKING 13ROVIDED+4 EXISTING EVCS FENCE+HEDGES AS SHOWN. r CTRL SPACES 1 NEW STANDARD ACCESSIBLE EVCS EGRESS GATE WIDTH 3'-3 (NO - - C _ + EVE MGR.
_ - - 1 NEW VAN ACCESSIBLE EVCS
LOCK AND 90 LATCH; SELF CLOSING I-
HOLD OPEN) ■ 1 NEW EVCS
LL
w
HINGES W/ 90 DEG. LIBRARY BOARD PARLOR !I EFAI FITNESS $PAL G i; _ 7 EVCS TOTAL i... ; ROOM _]i+.. M IC ,E
1 r L
EXIS Nf�LE S _' = a 11 DINING ' ` .�.- - 5TQR
Err
g..
LINE . 1 „ - • -- a �� �• - 40' SERVICE TRUCK ACCESS
i r \ AND EGRESS.
/ 0 ENCLOSE❑ WALKWAY gpA !Yl T •'•. EX. TRASH SERVICE ALSO.
I N 1 9 6-POP Tpi E — • r : �,
NOTE: GATE 11 _ 3.627 SF - --SEE SHEET AE-7, PROPOSED ADDITIONAL AREA ALL GATES ARE INCT AN EX, Vi 4. A• BR IL _ wf •4 AE-5 & AE-6.1 INTENDED TO REMAIN a
OPEN AT ALL TIMES FSTORAGE1
EXCEPT DURING 192 SIT + - �- r� , I _--` RELOCATED SERVICE PROPOSED NEW PARKING SPACE SPECIAL EVENTS - ....... ` -IrC14
_ _ ACCESS
O e'0' POR E,EfiLF °G RE55 [ _ \ EXISTING+ PROPOSED EXTERIOR r, MAIN ELE
7E. {NO L K AND NO LATCH ..
�-v f SELF OLD$;NG hIINGF.Si W: 50 \ S1� tom`✓ -� -{11 NEW ADA STALL IRCULATION PATH DEG HOLD O�ENERI� I ..........� _ -
i ijF �i KfTChI� STORpG #Z ti STOR N +..(� NEW VRF UNRS WITH C II A .I wl - 1�-7 J iyl T rrl .n = vARD .'4 i"' - LOUVER SCREENS \ PROPOSED LANDSCAPE TCFn eTiwcK�"- C�OOLERi •_R3 526 SF . _ > - �\
- i0' NO BUIUDNG ELECTRICAL
OEM. [TYPE IAI FF.e HKPN H I T
AST " k • r.oN �e�A cec Pn� �~ EASEMENT
• P+I FNI � _ '!
-To
RR ..: line ORAO y .��
A..
J
Y•
�,. H CORK '
II I rw IFI �. r _
, 'I L41-.
1 1 r.Na a I .. _ a.7�pptL j —_. � • I
I I I
r -
a-•_ _ _._------------- _ — n ;,�-'' r :t �� .�. �• {`,' LILL I f e ea v a- •ma sTAcuD-FipJCTi m n`
AS UN1F0T LINE k P-JBLIG FDc I' _, Z
(M TpH '.'�'OT7 '`` TOILET -._..... M _ • — net NFT nCE, Pl orlon dd taBcarEHK1H)! ERE-FUNET-0Ci •} )SPACES
ITE RIA) DI
{PUBLIC PARKING SPACES
�j- i��DASHED LIr✓�INOICA7E5 451 SF �GT C2 C8 C4 li' _ { UNIT
OF +47' OR C1 C8 CB �0'IT, 17'
GREATER NTAINMENT ^
jrI USING FEN�GQES, GATES. V
I f ( AND WALL/ FOR S' _ • ^ - O
z
�• , 5UNCTK111, AREA �' • • • •. r r - (E) 5'-D" HIGH FENCE - - _ '' �' ■ (28) NEW TANDEM PARKING SPACES mr �� — LL
IL ACE lii� O
cGFFeE A. w' RCEL � a
;2'
70' SETBACK.
I - - .. ,f3TEX. I:oN I STRUCTURES
11" _ _ ti _ WATER N OAS HAVE A 35' HT.
er T BWAK-OOT - I ". �. �. � ¢ THIS
_ EXT. GAS Ej1'`•'� �,� _ LIMIT WITHIN
1 /GAS feRE 3 HEW COTTAGES
>a $ETBACIL
i'ooa SF I FIREPLACES ! Pl SETBACK
arRDCTIIRES + PR 8.OSTf SF. TOTAC
C `• v =a�•ar� w
_ u HAVE 05'NT ryY f,.->�,
oI LIM" WITHIN 'INS DRIVE STACKI I711IN " ! - -
\j SETBACK •�-- ASSUMED LOT LIRE 3 R! PROPOSED LEASE
RELOCATEA '- • 'i1N�13`J" ' - LIN
RAMP I tt ]] (T6pG�FIaLMTEB 1 ;'W +! �) I � {MATCH LOT LI , ' 1 9ENCLE RAC FBOR X(I BIKE5.10'�" / CRITERIA) .+ ..
ADOf5) PIKERACI{ --_ __4 * '
I-
IN) IF T PORTABLE-(N) 4 0" E RESS PORTABLE GATE
38"PAIRPORTABL
..'-91KE
-. - •
:. - •� -'.
� .�-�
1 e
f 1
I
�� '
N
IN) GATE OPENING
GATES OPENING --- OPENING+FENCE+HEDGES. ``HO
FENCE -HEDGES. LOCK AND NO LATCH: SELF CLO$IHG
RELOCATED TRAS
IN15'- HKiH FENCE
— ._.._..
- -.__,
-
+ - — --
%
_ �...�........ �. `a 1r wlL etreACK
O
FENCE+HEDGES. (NO LOCAL (NOT AR EXIT) HINGES W/ 90 DEG. HOLD OPE ^� AND NO LATCH;
ENCLOSURE
(15) EXISTING OFF-STREET I II Exlalwg Rre U1r•I
9ull�n °
SERVICE 6 FIRE ACCESS EXISTING LEASE LINE
(NIs�'rW)l
N
SELF
CLOSING HINGES W/ 90 DEG.
I
PARKING SPACES
[11 Fo- Unll Bu iding UBing 903.3.1.7
Sprinklers w/ No Area Increase
EHTRRHCE HAS SNFTED
TO THE EAST
- - -
(N) T-0"WIDE, 5'.0" HIGH AUTOMATIC
HOLD OPEN)
( It—Y
HOUR FIRE WALL
(3) NEW PARKING SPACES
EXISTING LEASE LINE
PARKING ENTRANCE PAIR GATES
J
- -
- — _ — — — - - —
�C_
— — —
— -
CONSTRUCTION AND _
CONTINUITY PER CBC 706
-
— — — — — — — — — — — — _ — — — — — — —
v 1 HOUR FIRE RATED WALL WALL WITH 4'-0"
MIN. LENGTH ON BOTH SIDES OF FIRE WALL
NO OPENING IS LESS THAN T-0" FROM
ASSUMED LOT LINE, TYPICAL FOR ALL
FLOORS.
1 OVERALL FLOOR PLAN - LEVEL 1 EXPANSION
1"= 20'-0"
� z}
a aQ
J W
a Z O NEW CURB CUT
J N
GENERAL NOTES:
EMERGENCY EGRESS SHALL COMPLY WITH CBC SECTION 1030.
PLAN CHECK RESPONSE: WE UNDERSTAND FULL BUILDING
DEPARTMENT SUBMITTAL REVIEW IS NECESSARY.
WATG
strategy planning a,hlt,,tu,, lards p, Interiors
Irvine I TA I N9 5748500 w tg.cam
no date —,
issues I rev s ons
LIDO HOUSE HOTEL
a logo
OVERALL SITE -
EXPANSION
sheet title
pr,j-n0. 134024 date 05/10/20
checked by: t ker
drawn by: Author
omvone t
,beet
A E ZS 16-164
�o.
GREEN HOUSE
BREAK-0W
ROOM ROOF
(CONSTRUCTION
TYPE: IA)
ASSUMES LOT LINE
(MATCH
CRITERIA)
oq OVERALL FLOOR PLAN - LEVEL 2 EXPANSION
EXISTING 2 HOUR FIRE WALL ASSUME LOT LINE
1 HOUR FIRE WALL W/ (MATCH
OPNG. PROTECTION PER CRITERIA)
CBCSECTION 7015 r•—•�•�•—• •—•—•—•—•—•...
•�•�•j•� oMIN.(ALO-S ROOM FOR
FUTURE BALCONY)-TYP.
a
1 WITH 4'-0" MIN. LENGTH ON N.
Ara ir.vsste
N
Sphit•len w+ Ho riN.PPnrarq uyrq eu.r.a.�.�
BOTH SIDES OF FIRE WALL I SprlMl
1 HOUR FIRE RATED WALL W
OPNG. PROTECTION PER Car ASSU LOT LINE
SECTION 705.
1 (MATCH"`?
NO OPENING IS LESS THAN ! CRITERIA)
T-O" FROM ASSUMED LOT
LINE, TYPICAL FOR ALL
FLOORS.
(5} COTTAGES
KEYNOTES/LEGENDS
PROPOSED ADDITIONAL AREA
PROPOSED NEW PARKING SPACE
EXISTING + PROPOSED EXTERIOR
CIRCULATION PATH
PROPOSED LANDSCAPE
WATG
strategy planning arc„lt,,ture land—, Interiors
Irvine I CA I N9 574 8500 -tg.mm
L&0LUN
DEVELOPMENT
no. date issue
issues I re icons
04 N LIDO HOUSE HOTEL
Q 3300 NEWPORT BOULEVARD
N NEWPORT BEACH, CA 92663
J
P .. og�
7 OVERALL FLOOR PLAN —
LEVEL 2
s„eet [me
p,j—o. 134024 date 03/11/20
c„ -d by: t ker
drawn by: Aotbor mnoonent
,„eet A 16-165
EXISTING 2 H UR FIRE WALL
1 HOUR FIRE WALL W/ ASSUME LOT LINE
OPNG. PROTECTION PER (MATCH
CBC SECTION 705 CRITERIA)
...... MlN. (AMM ROOM FOR
o FURIRE—ONy)-TVP.
1 ASSUME LOTLINE
(MATCH
CRITERIA)
ASSUME LOT LINE
1 HOUR FIRE RATED PARAPET WA L I (MATCH
WITH 4'-0" MIN. LENGTH ON BOTH CRITERIA)
SIDES OF FIRE WALL. I
NO OPENING IS LESS THAN T-0" FROM
ASSUMED LOT LINE, TYPICAL FOR ALL
FLOORS.
1 OVERALL FLOOR PLAN - LEVEL 3 EXPANSION
1/16" = 1'-0"
KEYNOTES/LEGENDS
PROPOSED ADDITIONAL AREA
PROPOSED NEW PARKING SPACE
EXISTING+ PROPOSED EXTERIOR
CIRCULATION PATH
PROPOSED LANDSCAPE
N
N
O
N
J
7 WATG
strategy planning a,hlt,,ture land—p, Interiors
Irvine I OA 1 Na 574 8500 watg.mm
LL0LMN
DEVELOPMENT
no. data Issue
Issues I revlsons
LIDO HOUSE HOTEL
o, loga
OVERALL FLOOR PLAN -
LEVEL 3
sheet It,
pnolach no 13— data 03/11/20
checked tl tri.ka,
drawn by: Author
16-166
1 OVERALL FLOOR PLAN - LEVEL 4 EXPANSION
vie. _ l'-O"
KEYNOTES/LEGENDS
PROPOSED ADDITIONAL AREA
WAT G
PROPOSED NEW PARKING SPACE
0 EXISTING + PROPOSED EXTERIOR
CIRCULATION PATH
strategy planning a,hltect... la,d—p, Interiors
PROPOSED LANDSCAPE
Irvine CA 1 9a9 na e500 watq.cam
rnern I =oo:mtarn
no. date issue
Issues I reyl -s
LIDO HOUSE HOTEL
N
Q
3300 NEWPORT BOULEVARD
N
NEWPORT BEACH, CA 92663
J
o, logy
7 OVERALL FLOOR PLAN -
LEVEL 4
sheet tine
I-Je - 134024 date 03/11/20
checked by: t ker
e=awo by: Homo= _
omvo�e�t
,beet �o. Age
16-167
1 PARTIAL LEVEL 1 EXISTING PARKING PLAN
DREMOVED PARKING SPACE
ACCESSIBLE8) TOTAL SPACE INCLUDING (
PARKING SPACE (1)
p NOTE: ADA/ACCESSIBLE DROP OFF REMAINS UNCHANGED:
Tl pl*1a �I 19 — V, ry '4 1. THE PORTE COCHERE CAN BE USED AS A DROP OFF \ (AND, OR)
2. GUESTS THAT NEED TO PARK THEIR OWN CARS CAN
UTILIZE THE (4) SPACES PROVIDED HERE.
3- THERE ARE NO PROPOSED CHANGES TO THE
T T f , — I YA•ACCESSIBLE STALL COUNT OR UTILIZATION.
t T• 4- THE EXISTING ADA PARKING MEETS 2019 CBC CODE
f r- �F.-
I r �
+f++ r a
ii � ' • ° a � • • a . - o • ItHllll.�,tnlfll 11[IIfNIIIIIIE % 1 •t I '
r
--- --- R
I I
K
ylllllllllllllllllllllllllllllllllllllllllllllllllr
EXISTING SITE PARKING PLAN
LARGED
EA
L_ 148 TOTAL SURFACE PARKING SPACES
■ EXISTING ADA PARKING SPACES TO REMAIN (4).
■ EXISTING E.V. CHARGING SPACES TO REMAIN (4)
■ EXISTING BIKE PARKING SPACES TO REMAIN (30)
9 EXISTING AND NEW CLEAN AIR / VAN POOL/VE VEHICLE PARKING SPACES ■ CONVERT (1) ADA PARKING SPACES TO (1) STANDARD ACCESSIBLE EVCS CONVERT (1) ADA PARKING SPACES TO (1) VAN ACCESSIBLE EVCS ■ CONVERT EXISTING PARKING SPACES TO (1) ADA PARKING SPACE PARKING AND SITE SERVICE ACCESS NARRATIVE:
PARKING:
SEE PARKING DATA THIS SHEET AND ON SHEET AE-2. OF THE 146 EXISTING ON SITE SPACES, 38 PARKING SPACES AND 15 VALET STACKING WITHIN DRIVE AISLES ARE BEING REMOVED. A TOTAL OF 36 PARKING SPACES AND 11 VALET STACKING SPACES WITHIN DRIVE AISLE ARE BEING ADDED IN THE HOTEL AND THE ADJACENT PARCELS.
NOTE: THERE ARE NO PROPOSED CHANGES TO THE EXISTING 100% VALET SERVICE, BIKE PARKING, N
ACCESSIBLE PARKING, OR EV PARKING SPACES.
c0�l
SITE SERVICE ACCESS:
J
THERE ARE MINOR CHANGES PROPOSED TO THE SITE ACCESS CURB -CUT FROM 32ND STREET AND NO CHANGES TO EXITING TOWARDS NEWPORT BLVD. THE HOTEL PARKING LOT IS CONTROLED BY 2 CONTROL GATES. TRASH, FIRE, AND SERVICE WORK WITH HOTEL OPERATIONS AND ACCESS THE SITE, TRASH AREA, AND SERVICE YARD FROM THE 26' MIN. WIDE DRIVE AISLES AND 14' WIDE GATE. ALL TRASH, SERVICE AND FIRE APPARATUS ACCESS THE SITE FROM 32nd STREET AND CONTINUE NORTH TO EXIST ONTO NEWPORT BLVD. THIS SAME ACCESS IS IN USE TODAY AND HAS BEEN SUCCESSFULLY MANAGED FOR SEVERAL YEARS NOW. THE PARKING LOT ADJUSTMENT DOES NOT HINDER THIS EXISTING USE AND ACCESS. FIRE APPARATUS ACCESS CAN ENTER AND EXIT IN EITHER DIRECTION. SEE PAGES AE-6.1 AND AE-7.
WATG
strategy planning archl[eRure lands p, Interiors
Irvine I CA 1949 5746500 watg.cam
LL0LMN
DEVELOPMENT
date I—,
Hues I re is'o
LIDO HOUSE HOTEL
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92663
PARKING PLAN
.heel title
p Jl - 134024 date 03/11/20
checked by:. ker
drawn by: Author
sheet A" 16-168
I -
\ - I
MAE ■ ■■■
i■�i ■■■
-_-- - `
�I' ���' I■-■J ---
--
Ell r�o��11pINi '
■■ISO ■�
Now— millom inn
,mINONEI dill ■
�, • '® ���■I■_ I. III ■ _._
�� �1 �,'��I�II� III ■
LEE
MENEM
� ��i� 11 �I i=-II ■� � ��
� •, �� � L� �� ■ it J -j -I- . � ��
KEYNOTES/LEGENDS
NOTE:
PLEASE REFER TO THE "PARKING NARRATIVE" ON PAGE
AE-6 FOR SPACES REMOVED AND ENLAGED TRUCK W A T G
TEMPLATES ON PAGE AE-7 THAT ACCOUNT FOR THE DRJVE
AISLE ADJUSTMENTS.
fbategy planning ,,hlt,,ture land—p, Interiors
SEE EXISTING AND PROPOSED PARKING ANALYSIS ON
PAGEAE-6. INl.e IC 19995748500 -1g...
� LLOLSOM
DEVELOPMENT
THIS AREA IS STRIPPED AND
MARKED "NO PARKING"
F x EX. 'TRASH N
f \ EX. GATES DO NOT cv
ENCROACH INTO REQUIRED
® DRIVE AISLE WIDTH
�A
o EX
l I I
SERVI • '• 1'
YARD
-- ;+J Y T1, Nk t I
EX
" f
l�
VL
--
x
tp sh
TUSwlcowTRO PARCEL O
j(j ATE —
'J ---r -DI-= �uj-)
Q
•-� III
f
--.--_—
- --- - - ----- --- � -
I�
-'� —1� —
V
� 0
32nd STREET
SERVICE 8 FIRE
<�= 32nd. STREET Accl=_ssEwrRAwc
�� -
HAS SHIFTED TO
=
OVERALL SITE PLAN: PARKING - SERVICE - FIRE ACCESS
1 AE-15 16-169
=
1„ = 16'-0"
a.
KEYNOTES/LEGENDS
��
® ❑ SERVIC o ok_+A ..
E YARD
v Ike
�� C„ _ •"
! Fi
4542
"! 1i
6.13 18.20 4.462 Pr ` 3 b••
8CCFFAo IRlM TruCk 8 ?�420k j d
Oyeroll ddLByyody H . 7.90.kt
TMI�.TCckl-! dtth�Tw Clearonoe 9.7500R-
Ila.k Slee�ng Pclq www.fuscoe.com
2. FIRE TRUCK TEMPLATE STUDY
y
F_
4 23 4 -- J
4le VnitmT7rnuc& H.P.,
dCle
�e J.Doolt
Io�+k—too—lok time 5888Q7�� �ft 4
'
Steerinp Angle (YrtWl) 34.80'
('N) CONTROL
ATE
zo'
I � _ 5 B 5• "t ' _�
MFL
I I .
F U S C 0 E SERVICE TRUCK
E N G I N E E R I N G TURNING ANALYSIS
16795 Von Karman, Suite 100, Irvine, California 92606 05/10/2022 tel 949.474.1960 fax 949.474.5315 www.fuscoe.com
1. 40' SERVICE TRUCK TEMPLATE STUDY
N
N
O
N
J
7 WATG
strategy planning a,hlt,ct... landscape In
Irvine I CA 1949 5748500 watg.cam
LL0LSON
DEVELOPMENT
oo. date
issued re icons
sn��i nne
p.j-... 134024 date 03/11/20
checked by: Checker
brawn by: Author
—panent
,beet
ARI 16-170
�111 i�tl ff'l
r�11111 III�II '; Ua I
NION ��
rl__.�_I r� unnll'unllu lama n
20% OPEN SPACE REQUIRED: 34,458 SF
1 PROVIDED OPEN SPACE: 69,385± SF (38.4%I YV n T V
I SURFACE PARKING AND ROADS: 56,805± SF
1 BUILDING COVERAGE: 54,572± SF
In.. u I wr Y..9m w.q.cvn
EXISTING LEASE LINE LIMIT
HOTEL PARCEL = 171,501 SF
ADJACENT PARCEL = 11,612 SF
TOTAL EXISTING PARCEL AREA - 183,113 SF
PROPOSE LEASE LINE IMIT OLUN
' HOTEL PARCEL, - 180,762 SF
DIFFERENCE ADDED TO VIA OPORTO R.O.W. FOR DEVELOPMENT
n PROPOSED PUBLIC PARKING (COMMUNITY BENEFIT) = 2,351 SF
PROPOSED LEASE LINE
INCLUDING THE ADJACENT
PARCEL 180,762 SF
-�
bm
6 Y..RD A$$UMP]1 LOT 4- ry
MATCH EX. C❑
C—RiAI
ST4RA4E
• �TYPEU �^ -
n .r Ilil
- _ F-C' VC
-
6AEAK•Q�AOOM
-41
OJACFNT
-
o
v'
ffi
7 i
m arR
O
�
Q
PRO
❑
I
I
�CNITEFLIE
1 f p '+�..
--
Lxo
__ x/
— .
ai�iC
�:"
— — —
y4y
f
- 32nd
STREET
—
SERVICE &'F EACCESS
�
EYBT EEA9ElJ11E N
N
UDOHOUSE HOTEL
— —
—
ENTRANCE HAS SHIFTED
TOTMEEAST
N••����
1i11'g1RT lG.O� G 4ffi6S
E!ISTIN LEASE 111E
1!!
r5rM PLAN
Q
H
I
�
vm� ro i�.oi. or. cv+aaa
o�+«
1 ROOF PLAN AND SITE PLAN COVERAGE
AEJ�j 16-171
4 OVERALL EAST
u78' = 1'-0'
T I* -- 1. '
ADDED GREEN HOUSE
BREAK-OUT ROOM:
GLASS FOLDING DOORS
AND GLASS ROOF WITH OVERALL SOUTH ELEVATION
ALUMINUM FRAMING 1/16"=T-a'
i�r• 'IFIT! re .E31. y�
�1 I I .
will
IS
pm mfo.min
nP Cge�TT11C1 —A E
DISTANCEOF100-ABOVETHE C
FLOOR OF THE EGRESS COURT
ADDED BOARDROOM + RELOCATED TRASH: ELEVATION OF (5) NEW COTTAG REMOVE OPEN TRELLIS WALKWAY AND MIRRORS EXISTING COTTAGES.
CREATE A PREFUNCTION AREA AND NEW ALL PORTIONS ABOVE +35' ARE BOARDROOM. TRELLIS COVERED TRASH BEYOND THE 70' REQ. SETBACK MOVES WESTWARD. AWNINGS OVER (N) FROM 32nd. ST.
WOWS.
5T-6"
i
_ _LEVEL
4T-2
_ LE EL
Y LE EL2h
26 V
LEVEL 1
_ 11'2"
AVE. NATURAL
�2 k{WIR FIVE WALL
f 1101111 FIRE WALL W' 111i PROTECTION PER
CRC SECTION 706 W.' T-P' MIN. LENGTH ON
BOTH SIDES OF FkRE WALL
NO OPENING 1S LESS THAN T-Q" FROM
ASSVMEO LOT LIRA, TYPICAL f'OR ALL FLOORS.
J•
®IF2 w _ s
LEVEL
9 �
36-8'
ai
10 LEVEL1
AVE. NATURAL GR. T.
2 OVERALL WEST ELEVATION ADDED LOUNGE ROOM: ADDED STORAGE ROOM: M~�FADDEDGREEN HOUSE Ins"=�'-o- ADD WINDOWS TO THE INFIL-L THE EX+COVERED OUT ROOM:
EX. OPENINGS. REMOVE ARCADE WITH FOLDING DOORS
GURADRAILS. WDWS. TO BOARD-N-BATT SIDING ASS ROOF WITH
MATCH EX. STYLE PAINTED BLACK UM FRAMING
2—
4 O�M ON
° • BIBI��f
D 'Ea': K1011
;:
OVERALL NORTH• ADDED • • •
I ADD WINDOWS TO THE
OPENINGS.•
GURADRAILS.
MATCH EX. STYLE
ROD
5]-8
LEVEL4
4]'-r
- � LEVEL
_ EVEL2h
*2fi'-r V
LEVEL1 j
ALE NATURAL GR. T.
KEYNOTES/LEGENDS
KEYNOTE LEGEND
TYPICAL FACADE NOTES
ALL TRIM TO BE "S4S'. SMOOTH ALL SIDES,
PRIMED, AND PAINTED THROUGOUT PROJECT.
ALL TRIM, OUTLOOKERS, DECORATIVE DETAILS
"BELLY BANDS', ETC. TO HAVE ADDITIONAL
WATERPROOF BARRIER BETWEEN IT AND THE
SEALED WICAULKING PRIOR TO PAINTING,
4. ALL EXPOSED METAL LOUVERS AND GRILLES ARE
TO BE PRE FINISHED ALUMINUM TO MATCH
ADJACENT WALL OR CEILING COLOR.
5. PROVIDE C OF P ER CAP FLASHING OVER ALL
WINDOW (DOOR HEAD TRIM, 'BELLY BAN D' TRIM,
AND AS SHOWN ON ARCADE DETAILS. NO
GALVANIZED SHEET METAL OR GAVANIZED SHEET
M ETEL TRIM IS TO BE USED ON EXTERIOR OF
BUILDING.
6. SEE WALL SECTIONS FOR DETAIL REFERENCES
NOT SHOWN ON ELEVATOINS.
]. ALL EXPOSED STAINLESS STEEL
POSTSIHARDWAREITRIMIFLASH INGIETC SHALL YE
0 316 TYPE.
8. IN
AT ALL STONE CORNEA CDNOFFION6
ELEVATION GENERAL NOTE1i
1. FORWINDOW DETAILE,SEESHE-111IIII
THROUGH A10-31.
2. FOR EXTERIORDETAIL REFERENCI-RIFERTO
WALL SECTION (TYPICAL)
SCALE 1/16' = V-0'
0 0' 8' 16, 32'
N
N
O
N
J
7 7
WATG
strategy plan.ing architecture landscape interiors
Irvine I CA 1949 574 8500 watg.c-
LLOLSON
DEVELOPMENT
O3
LIDO HOUSE HOTEL
F a loge
OVERALL ELEVATIONS
aheet tme
project- 134024
Gate 04/28/16
checked by:Checker
drawn bk, Author
AE�
16-172
VW
MIC4. Oda ml
..................
oaf
��w�4•.��:.I•A �' 1
��
6 4401
P I
0 FrAJOA - ItAk 4
wild
I A,
n
11CIP"A
jy
J1
Planning Commission - July 21, 2022
Item No. 3a - Additional Materials Received
Lido House Hotel Expansion (PA2020-068)
ANDRE W M. COHN
July 19, 2022
Benjamin Zdeba
Senior Planner
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Re: 3001 Via Malaga, Unit 401, Newport Beach, CA
Dear Benjamin:
VIA -EMAIL
[email protected]
Thanks so much for your prompt reply this morning regarding the Lido House expansion and associated entitlements. As indicated, I own the unit on the corner of Via Oporto and Via Malaga which is most impacted by any improvements made to the subject site (former fire station). Per our discussion, I am supportive of the existing plan that was provided, but due to the concern for the location of trash dumpsters and any refuse area, I would like to see a stipulation that would prohibit any relocation of trash or trash enclosures to the land/property currently occupied by the fire station. This stipulation would prohibit any relocation of trash, trash enclosures, access etc. to the fire station. The purpose of such stipulation would be to secure that all of the trash enclosures remain in the current location now and in the future.
Additionally, an unintended consequence of a successful hotel are multiple pick ups of trash at all hours of the day. At the end of the evening, trash is dumped in those dumpsters and the current distance is acceptable, but anything closer would create noise interfering with our peaceful enjoyment of our property. In addition, the stipulation would protect from third party dumping and securing the trash so vagrants could not gain access. Upon review, the plan presented, which is attached, seems reasonable with fencing, landscaping and gate controls. Thus, I would be supportive of this plan provided the additional stipulation described above is made a part of the case.
Should you or any Councilmembers have any questions regarding this correspondence or rational I am available at (602) 989-0700. Thank you for your consideration. 7A4Ely yours,
nrew Cohn Enclosures- Exhibits A, B, & C
2801 EAST CAMELBACK ROAD - SUITE 450 - PHOENIX, ARIZONA 85016 - (602) 248-8I81 16-174
Planning Commission - July 21, 2022
Item No. 3a - Additional Materials Received
it!
-+e
4V.
"ENO
C Z
r
ZL
a
A
I
16-175
Planning Commission - July 21, 2022
Item No. 3a - Additional Materials Received
Lido House Hotel Expansion (PA2020-068)
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
LOCATION
GENERAL PLAN
ZONING
CURRENT USE 71
Visitor Serving
Commercial Visitor-
Lido House Hotel and the
ON -SITE
Commercial — Lido
Serving —Lido Village
former Fire Station No. 2
Village CV-LV
CV-LV
NORTH
CV-1 V
CV-LV
Via Lido Plaza Shopping Center
Mixed -Use Horizontal
Mixed -Use Cannery
SOUTH
(MU-H4J
Village115th Street
Mixed -use buildings
MU-CV115th St
EAST
General Commercial
Commercial General
Office building
CG
CG
WEST
Corridor Commercial
Commercial Corridor
Multi -tenant commercial
CC
CC
buildings
1t 1/
ex tits it 13
MM
1AN IT
3001
VIA
Mouul�
(AA�J
16-176
Planning Commission - July 21, 2022
Item No. 3a - Additional Materials Received
Lido House Hotel Expansion (PA2020-068)
h
�17�r c iy--
I
x
I�
I�
I
c
d - '_I-rrr
.
kk
l ® r �1 •i
- - J
pT�❑ -r�-tiN
EfA my mmT0
VILLA � n
IF. m mw�N - —awl 'L - fit 8. � y �.• Z r G N m C C��
a s wnr -o o m; -Om r
o y nr Pub
a jrZ m p C O
��F a gym: m r z C] m m
1 S iv.. @ m Q 0 PKc r r L]mgy
•"ter °3 r z 117 aY i > 10 0�
z
-o DO m
o � C�Tn
_rr��-O oA X zm
I L �'
ji
f ,�Tr Q 2 ill D i u n n O> m
0 'rr man
�. V Z]'
n r aoT ITT aia o
I I VIA OPOR70 ' - - - - - - m m
N A
r
I z 10 oi�w
�V
JULY T, 2022� w
T
11 o�
n €
thbti G 'ram n
16-177
Planning Commission - July 21, 2022
Item No. 3a - Additional Materials Received
Lido House Hotel Expansion (PA2020-068)
July 21, 2022, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher(a)yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. LIDO HOUSE HOTEL EXPANSION (PA2020-068)
There is a contradiction between the statement at the top of page 2 of the staff report, that:
"If approved, a coastal development permit amendment will also be required from the California Coastal Commission since it was the original review authority for the Lido House Hotel project,"
and that at the bottom of page 11 of the EIR Addendum (under "Requested Discretionary Actions"):
"The proposed changes to the project are not substantial and do not involve new approvals or amendments to the Coastal Commission's certification of L CP-5-NPB- 14-0831-3. " The staff report's conclusion that the changes are substantial seems the better one. If they were not, it is hard to see why they would require changes to the General Plan and LCP to implement.
On the other hand, the staff report seems less accurate than the EIR in stating on page 4 that "In February 2017, the Coastal Commission authorized the [previous] increase" in floor area.
The EIR appears to be correct about this, stating on page 7 the increase was "approved by the Coastal Commission on March 8, 2017."
Assuming the staff report is correct, it is interesting that in this case City staff acknowledges the CCC retains control over approving development inconsistent with the pre -certification CDP, as amended, whereas in the recent case of major modifications to the Newport Center Marriott Hotel and Spa, the Planning Commission was told the CCC had lost jurisdiction as a result of its certification of the LCP.
16-178
yj' 'r r . n+''` f - ' �' V y ^r: z • 1-A�.ti �' , , r - 4 , ` , ewpit
� `� �" � '� _-•-;�1' fir. �� '.T ` • a, �'
]�
.� ..� {� 1 N} ' �..11r. .�� � �l+i .�� ��, -Y�j•; �r . AJr �;.'• �'� ft � -,+R� � / ` tsw
Ix
_ .-�..1�,+ is �:f vx � rj� �j-. ��'J�_ 19.r. ��• � 4� R \� bii � ..._. � .3� -• ��"aa- r
S p
1 f t
ti �r
�` ■ 1
I
NEED
IF
AW-
Z!:
99dddPwP,P-
lot
Ti
- 10
0 N
N
O
N
r
J
D
WAT G
st—gY planning archite — iand—p, mten—
i—, I CA 1949 574 850D watg.cpm
RAIMOM
DEVELOPMENT
po. dam 1—
LIDO HOUSE HOTEL
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92663
DESIGN
PERSPECTIVE
LIL11
pm)eR no. 1340M date D3/11/20
checked by: Checker
drawn by: -h.,
A�� 16-181
sheet no.
WAT G
st—gY planning archite — iand—p, mten—
i—, I CA 1949 574 8500 watg.cpm
RAIMOM
DEVELOPMENT
po. dam 1—
N LIDO HOUSE HOTEL
cm
3300 NEWPORT BOULEVARD
(V NEWPORT BEACH, CA 92663
P
J
D
DESIGN
PERSPECTIVE
LIL11
pm)eR no. 1340M date 03/11/20
checked by: Checker
drawn by: -h.,
sheet no. A�44 16-182
N
N
O
N
P
J
D
WAT G
at—gy plammm9 architecture iand—p, imen—
i—, I C 1949 574 8500 watg.cpm
RAIMOM
DEVELOPMENT
po. dam 1—
DESIGN
PERSPECTIVE
l"',
pm)eR no. 1340M date 03/11/30
checked by: Checker
drawn by: -h.,
aheet A 7 7M5 16-183
WAT G
st—gY planning archite — iand—p, mten—
i—, I CA 1949 574 8500 watg.cpm
RAIMOM
DEVELOPMENT
po. dam 1—
N LIDO HOUSE HOTEL
cm
C 3300 NEWPORT BOULEVARD
(V NEWPORT BEACH, CA 92663
J
D
DESIGN
PERSPECTIVE
LIL11
pm)eR no. 1340M date 03/11/20
checked by: Checker
drawn by: -h.,
sheet no. AE�16 16-184
1. ALWIGRnT HAVING JURISDICTION
CITY OF NEWPORT BEACH. CALIFORNIA
L APPLICABLE CAGES
TI$ CALRpXHA CODE OF REGILATIONS (CUR), TITLE W. ALSO KNOWN AS THE CRLIMF!NIA BUILDING STANDARDS CODE, is COMPRISED OF 12 PARTS. THE APPLICABLE PARTS TO THE PROJECT ARE PART 1-MS CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE PARr 2-=13 CALIFORNIA BUILDING CODE (CEI
PART 3-2013 CALIFORNIA ELECTRICAL CODE (CECO SECTION I ANO IL:
THE EXPANSION WILL BE EVALUATED
PART *-2013CALIFORNIA MECHANICALCOW 4CMC) AGAINST 2019 CBC AND CURRENT PART 5-2UI3 CALIFORNIA PLUMBING CODE iCPC) CODES ACCORDINGLY. SEE PART B- 2013 CALIFORNIA ENERGY CODE PRELIMINARY COMMENTS HEREIN.
PART 0-2013 CALIFORNIA FIRE CODE {CFO {{WATG 2-17-21)
HARE 11 - W13 CALIFORNIA GREEN BUILDING STANDARDS CODE
THE FOLLOWING CODES OR STANDARDS ARE ALP PLCABLE TOTHIS PRDJECTAIRO THER R€SPECTIV$ REOUIRFN U SHOULD BE INCORPORATED INTO THE PRDIECT DESIGN.
NFTM 10. STANDARD FOR PORTABLE FIRE EXTINGUISHERS, 7010 EDITIWJ NFPA t3, STANDARD FOR THE NSTALLATON OF SPRINKLER SYSTEM. 2013 EDR10N WPA TN, STANDARD FOR THE BNSTAIUATM OF STANDPIPES AND H09ESV5TM- MI MITTDN NFPA 17A, STANDARD FOR WET PHEARCAL EXTINGUISHING SYSTEMS, M13 EDITION NFPA N. STANDARD FOR THE INSTALLATION OFPRIVATE FIRE SERVICE MAWS AND THEIR APPURTENANDES, 2013 NFM 70. NATIONAL ELECTRICAL CODE. ZOOS EDITOR
NFPA 72, NATIONAL FATE ALARM ANDS 3NA3NG CODE. MI EDITION NFPA T10, STANDARD FOR EMERGENCY AND STANDBY POWER SYSTEMS, 2013 EDITION THE FOLLOWING CODES STANDARDS An APPLICABLE TO THIS PRaiFCT AS REQUIRED BY THE OPERATOR.
MARRIOTT DESIGN STANDARD6, MODULE 14 - FIRE PROTECTION AND LIFE SAFETY, 2016 EDITION CODE REFERENCES ARE CBC UNLESS OTHERWISE NOTED.
IL PR04KTDEMRvsmN
THE PROJECT WILL INCLUDE THE NEW CONSTRUCTION OF AN APPROXIMATELY 130 KEY HOTEL. AND FIVE 2-STORY NIA UNITS INTENDED FOR EXTENDED STAY GUESTS. THE PRE ECT WILL ALSO INCLUDE FACRf11ES SUCH AS A RESTAURANT, BALLROOM, SPA.FITNaESS CENTER ROOFTOP LOUNGE, AND EXTERIOR POOL DECK AND EVENT LAWN W KKOMOOMWAWYANOUUGItDUPSPWMR34
D RICA10 rIGN OF WE
OCCUPANCY
CLASSIFICATIONS
HOTEL- GUE$T ROOM$, VrLA$
GROUP R.1
RESTAURANTS AND DINERS AREAS
GROUPM
BALLROOM
VROUPA-WA3
I Okki s LEETBIO ROOMS, ROOFTOP
GROUP A�
LOUNGE, PPEfUNCTON SPACES
KFICyNgA gFFR,E SPADE, FTrNF.$S, SPA.
LOCKER ROOMS I, SD OCCUPANTS),
OR" a
UGUNUIES 1° 50 DDCUPANTSI
MECHANICAL IJTDIIY SPAUUEB, STORAGE
ROOMS
GF IJP32
UTILITY AND 149CEUMGEM
GROUP U
SECTIONS Ill.. IV., 6 V.:
THESE SECTIONS REMAIN
UNCHANGED
(WATG 2-17.21)
Y- SEPARATE BUILDING APPROACH
THE LIDO HOUSE HOTEL PROJECT IS SEPARAT INTO SIX BUILDINGS BY A COMBINATION OF HORIZONTAL WILDIING SEPARATIONS PER M 0.2- VERTICAL FIRE WALLS PER 706, AND iM1GIHARY LOT LINES PER SEPARATING BUILDINGS ON THE SALE LOT PER 500,1 Z.
sum"NNo
FL
ocGwANCT
BRAl53NNG eEPARwrION
BELOW
A2rA3', B
S-HOU9R HORIZONTAL FROM HOTEL BUILDINGS ABOVE
POOR15
1 ANY) 5.2
3-HOM FIRE WALL FROM BALLROOM AND VILLA BVILDWG
5-HOUR FIRE WALL FROM BEyDW PODIUM
VILLA
1.13 R•1
FN ACINARY LOT LINE SEPArATION FROM EAST HOTEL but -OM
SHOM HORIZONTAL FROM BELOW PODIUM
HIGI"EL
EAST
2.3. A
R-1
2HI0UR FIRE WALL FROM WEST HOTEL BUILDING
IMAGINARY LOT LINE SEPATATION FROM VILLA BUILOW
HOTEL
&POUR HORIZONTAL FROM BELOW POCAUM
WEST
2.3.4 R•1
2.. OUR FIRE WALL FROM EAST HOTEL BUILDING
3-HOUR FINE WALL FROM BELOW PMuM
BALLFNODY
1 Az1, "
IMAGINARY LOT LINE SEPATATON FROM PAVILION BULGING.
PAVILION1
U
WAGINARY LOT LINE SEPATATION FROM BALLROOM BUILDM•
IMMGNARY LOTLANESEPATRTIDH FROM 1yi BULDNO
1 ARA.TgE yRpJV ROCQlPANCY URN$MIRE PERLQTTEG, EACH YYRAI h}N OLQAAHi IAAAy LF89 THM1900.
VI. U7® USE HUNG OCCUPANCY
THE PROJECT MAINLY FOLLOWS ANONSEPARATE13 MIXED OCCUPANCY APPROACH IN ACCORDANCE WNH SM.S. WITH THE EXCEPTION THE WEST HOTEL BWLN NG ON LEVEL 4 WHICH FOLLOWS A SEPARATED MIXED OCCUPANCY APPROACH IN ACCORDANCE WITH 508.4. A
1RL CONSTRUCTION TYPE 1 HEIGHT AND AREA
BDRgpRNN1€REq �1°�T I "F �01"�°
.N..
_TYPE
sO�iA A 7'ABILM A14AYrARLE NEIOIIT lNA RLRpNe ARER6
- NEoRF
GROUP rromRIESI TYPED �Y`VRYA TYPEYB
CONSTRUCnON CONSTRUCTION CONSTRUCTION
A (AREA. F77N
®M
5 . . ........ .rn�
THE NEW (5) COTTAGES WILL 13E ADDED
TO THE EXISITNG (5) COTTAGES TO
CREATE.{!). BUILDING STRUCTURE
UW.DER 40' HT. AND UNDER.21,00Q S.F.
FLOOR PLATE
The structure will be R-11SM), Type VB
Construction• and provided with an
a uto malic sprinkler system In acco rdanno
with Seclion 903.3.1.1
SECTION :VIM-:
THIS SECTION REMAINS LARGLY
UNCHANGED. EXCEPT AS NOTED-
(WATG 2.17-21)
ALLOWABLE HEIGHT
THE BELOW PODIUM BUILDING 15 UMTFED TO ONE STORY ABOVE GRACE PLANE BY 510 2 THE EAST HOTEL BUILDING IS PERMFFTE6 TO BE 3 STORIES ABOVE THE LEVEL 1 HORIZONTAL BUILDING SEPARATION BASED ON THE R-1 OCCUPANCY AND UTILIZING THE AUTOMATIC SPRINKLER INCREASE FOR AREA (504.4 IN DETERMINING THE HIGHEST ROOF SURFACE THE ELEVATOR OVERRUN ROOF WAS NOT INCLUDED. REFER TO ALTERNATE MEAN$ AND METHOD AeMEST.
THE WEST HOTEL BUILDING IS PERMITTED TO BE 3 $TOIRIES ABOVE THE LEVEL 1 HORIZONTAL BUILDING SEPARATION BASED ON THE MOST RESTRICTIVE A 7 OCCUPANCY ON LEVEL AND UTILIZING THE AUTOMATIC $PRWKLER INCREASE FOR HEIGHT 1504.2j
THE VILLA BUILDING IS PERU I I TO BE S STORIES AND 00 FEET IN HEIGd r SASEs] ON THE R•I OCCUPANCY WITH 1 STORY AND 20 FEET HEXIM INCREASE DIE TO SPRINKLER SYSTEM THE PAVILION BUILDING 15 PERMITTED TO BE 1 STORY AND 40 FEET IN HEIGHT BASED ON THE U
OCICUPANCY-
BUILDING
BUKOINO AL40WAMU ACTUAL AUAMING
CONSTRUCTION BUILDING HEIGHT HEIGHT
TYPE STORES FEFF STORIES FEET
U I UL 1 15
SELOWPODINU
VI LAS
VB
3 TN 3 2BBY--
HOTEL EAST'
VA
S
60 3 49-02
HOTEL WE
VA
3 70
3 ADZ
BALLROOM
ti8
1 b
1 9RS
PAVILION
1 IHfi•R IN 6T(4iM8
VB
X�--ABIIRED �TROIi 3+10YR
1 � LIE616TNICE
4G
RR
1 14L
SECTION :VIM.:
THIS SECTION REMAINS LARGLY
UNCHANGED, EXCEPT AS NOTED.
JWATG 2-17.21)
.r AAG IERwrr W FEET
ALLOWABLE AREA
WEST HOTEL BUILDING UTILIZES THE FRONTAGE INCREASE OF 29%BASED ON> W FEET OPEN YARDS ON 54%OF THE BUILDING PERIMETER- EAST HOTEL AND BALLROOM SUILQANW UTILIZE THE SPRINKLER INCREASE FOR AREA PER W$_$-
.CTIIAA TARULNA evIRYaFIR FRINTAOE ALUAIAN
FLOOR OCCIPAMCY AREA
AREA
MOP.
YIOR LEMEA
RATIO
W1
MRFO
IAFI
INI NF
BELOW
33 2Ai15F1S RI TXfS BBS
LL
NA
N, u
Daaao
FOOIN1 iIA]
.
AnnDI-
I"To14 1A1 3AIMF
ft µ q*IA
' Aa �AM4-
emu
IRW3
NR ?Lim
I3M
IM)
19110 SF IS IN THIS I.RI3
w.-.,
rAc Iqnp NB AREA
Tp
ALREADY)
,s
l
Mini
P AnLiCN
, I. N00
BE00
NA
W 5=
1.1m
"I
ALLCRYA
MT10 • 1
TOTAL FuxDIrRG AREA
RP72T
R•1 ♦,6f!
71f00
IRA
Nt I,OItl
I111111
3 P•1 1
7 •+i0
0 110
N'µ)
3 W1 I,0ltl
T,D30
!!
-'
0296E
2 A.I 12.71 },-"`-
HUTELE4b,T
3 A-1 12,71 a -
:Yp90
NAM
MA
VA)
Y 1 l2, '_
12. AI,R00
ip
SF ARE IN THESE NU BFAS
ANLOWAATE
TOTAL GLWU"M AREA
ALF
EAOY . 516 ADDED BLDG.
AIa - ._
RAM, 2
3..W 1aAA0
1�Aci
Dv
RRI
k-1
SARI TS,ABO
GAT42
I10TLL
A A3 190
11AII
0 Ails H57B
Y (VIU
f
4 B / Ni)
+SD00
8 51= =
0fw
1. SF IS IN TARS/
,410WAffiE
iGiµ alaoArs AAER
L INTERIOR FIRE RATED SEPARATIONS
THE FOLLOW ING INTERIOR SEPARATION WALLS WILL ACHIEVE THE LISTED FIRE -RESISTANCE RATINGS (IN
HOURS) AS REQUIRED BY THE CDC'
FIRE RATING
FIRE WALLS (CK 7NI
(XRSI
SEPARATING BUILDINGS DE LCW PODUNA
3 SE PARATINGEAST AND WE ST HOTEL9UILDING6
2 FIRE BARRIERS [CSC Mn
HORIZONTAL EXIT$
;
IX T GTAITR ENCLOSURES
2 SECTION X:
EXTERIOR STAIR SEPARATION FROM HOTEL
s
THIS SECTION REMAINS
'€xT. STAIR86PAiZATiON FRAM VILLAS
1 UNCHANGED
`Fa: WW+MME�� $
2 IWATG2.17.21j
FRE PARTmORB (CBC iNl
GUEST ROTJLI SEPARATION
7 ELEVATOR LOBBY
1 OPENING PROTECTIVES (GBC TABLE 71")
RC-OUIREO
FIRE
DOOR
TYPE OF ASSEMBLY
ASSEMBLY
RAn1113
BAnNO
t"DURIB
FIE BARRIERS
SHAFTS AM EXIT
BMLOW+ES
2 13L
OTHAETR PFE SARRg3eF.
1 !i
C DORWALLSNR I)
FIBEPARTRIDI�
TRMESTROOM9�APATLON
ELEVATOR LOBBY
BETWEEN SEPARATING
FIRE WALLA
BROW PODIUM
S
S
HOTEL BUILDINGS
2 2
t.I"i1443.1 ANb Y131a 1CR2Crs5 ALgo TIED-r1aE%km ANb aaAAT cognac{INAccofiaAN�wnkul 17M %1. Y ATRIA
THE VERTICAL OP iGHT-WELL IN THE WEST HOTEL
BUI LONG CONNECTS FL
WILL PROTECT THE LEVEL 1 OPENING
LDING SEPARATION THE LC14T-W
.NO ISSUES WrM THE GROUND LEVEL
PODIUM ADDED S63 SF AREA BELOW THE
PODIUM (2A11 SF N INCLUDED R EX
1THR0
UGH 3.A3-
IE 3•HOUR FIRE
BETWEEN FLOORS 2
MEAL. UNLIYITEB TYPE 1A AND 3 WILL BE UNPROTECTED AN TE TWO-STORY ATRIUM C N. .NO ISSUES WITH ADDED $400 SF AREA AT OHO
PENING
LEVF E2 (WILL E PROTECTG LOflT-WELLS IEO BY T RESISTANCEE RATED'MN "D NIS CONNECT OVVAABLP FIRS 2 E THROUGH WON SECTION XI:
BALLROOM IBM SF is 1NCLuDEO IN FX DOORS TESTED R ACCORDANCE WITH ASTM E ALL. THE LIGHT-WELME _TLOPENINGS BETEWEEN THIS SECTION ) LMnsil'rroo >ELL BELOW ALLOWABLE FLOORS 3AND4 WILL BE uNPRpTECTEO TE TW RV ATRIUM CONDITION. PER 4p4,B OMITTED EXCEPTION 3, THE AD7DINING LEVEL 4 FLOOR AREAS AR I TED TO BE OPEN TO THE ATRIUM.
FLOORS 2AND 3 OFTHE TEL BUILDING, AND FLOORS 3 AND ❑ T HOTEL BUILDING ARE DESIGNED AS TWO ST TRIUNIS AND COMPLY WITH THE RE QUIREMENTS 4O4.$MOKECONTAC SYSTEMS ARE IRED FOR ATRIUMS THAT ONLY CONNECT 2 STORIES. TH IMUM TRAVEL .3531 XR• INTERIOR FINISH
-3531 INTERIOR WALL AND CEILING FINISHES ARE CLASSIFIED INTO THE FOLLOWING CATEGORIES (803.1):
.3531
4593 CLASS A: FLAME SPREAD INDEX 0-25; SMOKE -DEVELOPED INDEX "SO - GLASS B: FLAME SPREAD INDEX 2R75; GMOKE-DEVELOPED INDEX 0-4513.
NO NA\NCEA
NCLOMDO R ADOM DLA$$ CG FLAME SPREAD INDFx 7f 7D0; $UQ(E-DEVELOPED INDEX 14SD- AREST BUILDING, THE FOLLOWING TABLE SLMANARIZE$ THE MINIARJM INTERIOR FINISH PEfiAHTEO FOR A sPRINNLEREO BUILDING PER TAKE 803.9:
R r RATIO 2 1.foaN , CKANCEWITH
OF OUTDOOR SPA
AS THIS AREA Is I
VOL FIRE RESISTANCE RATING REGUMMMEHTSCF BURRING ELEAIEIRS EILSTING AREA.
THE PROJECT CO NTAIM BUILDING ELEMENTS THAT UTILIZE TYPE W TYPE VA, AND TYPE V& CONSTRUCTION TABLE W I OF THE CPC SPECIFIES THE FOLLONANG FIRE-RESISTNAGE RATINGS IN HOURS FOR VARJOu5 ISv1LDING ELEMENTS.
BUILDING ELEMENT
T4'PE IA
TTPB VA
TYPE v
0=1
IHRIB
IHRS)
STRUCTURALFRAME
3 1
0 BEARING WALLS
EXTERIOR:
INTERIOR
3 3
1 i
0 0
NONBEAIINO WALLS AND PARTmONs-OnERK1R'
SEE
T-99
GEE
T402
0 I
SIKE
14102
0 NONSEARING WALLS P,f♦0 PARTITIONS- INTERIOR
0 Y
FLOOR CONSTRLCTION INCLUDING SUPPORTING BEAMS
D
AND JOISTS
AND JOISTS
1 112
}
0 !D SSE SF AREA
E ROOF DECK,
IN THE
SECTION Vill:
THfS SECTION REMAINS
UNCHANGED
(WATG 2-17.21)
1 NZ.
SISTPNCE OF LATERIOR WILLS BDETEIRMRED BY SEPARATINN pSTANCEB AIwTNACCORDANCE WRRI
TABLEEN
2 TIfc HOT VONTAL A99FA1RLY P,BOYE IEYEI i WILL BE 351OLM FIRE RATED PER 5102 Ix. E1[TERCR EXPOSURE RnamcnON
CBC TABLE R2- FIRE RIM STANCE RAT1W REOUIRFMGNTS FOR k-A'TERWR WAL-L58�0N Rn REPARATION BRTANCE FIRE SEPARATION DISTANGEN TYPE DF CONSTRUCTION 1rA1�r A1wA Gt "- �A. IL M. IFs-s
XT5 ALL i
6.x s10 W IECTION IX:
VIA, VA T rHtS SECTION REMAINS
I IA T NCHANGED
10Lx I30 v6 0 WATG 2-17.21]
VA 1
Ks30 ALL 5
THE VILLA EXTERIOR WALLS WILL BE RATED FOR 1-HOAR WHEN LOCATED LEA$ TwM 10 FEET FROM THE EXTERIOR EXfr STAIR SERVING THE HOTEL IN, ACCORDANCE WITH 102E-5.
CRC TARLE TLRl- •r • ,r,.r a BTT-R1R 1rALL CFRNAIGA
AroK sYoA 10TO. HIM. 21 Fr:
UNPROTEX
AT1011 s3 FT. 5 Fr. 1SPr. 15FT. 20 FT. AND TED. NOTPRILERED PERMITTED 11SYG xaA 454c 73Yj, I/OLYT PER 7D5.8.2, WHERE OPENINGS ARE REQUIRED TO BE PROTECTED, FIRE DOORS AND FIRE SHUTTERS SHALL COMPLY WITH SECTION 716-5 AND FIRE WINDOW ASSEMBLIES SHALL COMPLY WTRi SECTION 716-6. OPENING PROTECTIVES ARE NOT REQUIRED WHERE THE BUILDING 15 EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 90.3.11 AND THE EXTERIOR OPENINGS ARE PROTECTED BY A WATER CURTAIN USING AUTOMATIC SPRINKLERS APPROVED FOR THAT USE.
THE VISA EXTERIOR WALL OPENINGS WILL BE PROTECTED BY A WATER CURTAIN SYSTEM DESIGNED IN ACCORDANCE WITH NFPA TS 11-3.3 WHEN OFENINCS ARE LOCATED LES$ THAN 10 FEET FROM THE EXTERIOR EXIT STAIR PER 1026-5-THE WATER CURTAIN SYSTEM WILL REDURRE A DRAFT STOP THE EXTENDS 18 INCHES
BELOW THE DEFLECTOR OF THE WATER CURTAIN SPRINKLER LOCATED AT THE WINOOW OPENINGS GROUP
EW ENCLOSURES
AND DIET
PASSAGEWAYS
CORRKXM
I ROOMIS AND
ENCLOSED
SPACES
A 2 A3
B
B
C
8.0 B
C'
S
C
C
U.
1. CLASS BWTTHIN TWO STORY ATIDA
INTERIOR FLOOR FINISHES ARE CLASSIFIED INTO THE FOLLOWING CATEGORIES (864.4):
CLASS I: -45 WATTsxW OR GREATER
CLASS I..22 WATT&CAR OR GREATER
FLOOR FINISHES IN EXIT ENCLOSURES, EXIT PASSAGEWAYS, AND CORRIDORS SWILL NOT BE LESS THAN CLASS II FOR AREAS CLASSIFIED AS GROUP A. B. R-1, OR 5 OCCUPANCIES. 1N BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION M3.3.1.I,
MATERIALS COMPLYING WITH ASTM E W AND HAVING A SPECIFIC OPTICAL DENSITY SMOKE RATING NOT TO EXCEED 450 PER ASTM E 692 ARE PERMTTED IN ANY AREA WHERE A MINIMUM OF CLASS II MArERW.S kRE REQUIRED (804.4.1).
THE NEW FIVE -UNIT VILLA IS A SEPARATE BUILDING. SEE MARKUPS ON SHEET AE-13 THROUGH AE-IS.
NEW FIVE•UNTT VILLA ALLOWABLE AREA
wCT11As TABULAR 9PfRNXLFA FRdRACE
ALLAWAYE
FLOOR OCGIPANCAREA T AREA ARWC7I. MLR
AREA
RAID
DIP; lop isn an
ISM
R 1 5,150 7O00 NA NA
7,000
0.7057
NEW
2 R-1 4,71E ;ODD
NA NA
7,000
0.6741
VILLA
B R•1 2-060 TOW NA NA
7-000
0.2954
(re)
= TOTAL BUILDING AREA RATKi
1.708E
THESE (7) SHEETS ARE THE PERMITTED AND AS CONSTRUCTED F-L-S, DRAWINGS FOR THE LIDO HOUSE HOTEL.
WATG HAS MARKED THESE UP RELATIVE TO HOW THE PROPOSED
EXPANSION PROJECT CAN FIT INTO CODE COMPLIANCE.
FULLY DETAILED F.L.S. PLANS WILL BE PROVIDED ONCE THE PROJECT IS DEEMED FEASIBLE IN CONCEPT AND AFTER ENTITLMENTS ARE APPROVEO.
PLEASE SEE "PURPLE" COMMENTS FOR NEW EXPANSION CONCEPTS. (WATG 2-17.21) (SEE "BLUE" FOR 5-17.21 RESPONSE CHANGES) SEE "MAGENTA" CLOUD FOR 7-D7.2022 RESPONSE CHANGES.
(WATG 2-17-21)
WATG
wMFor IAAN,Inp r>rA.er. IAeiuen ..nirA
__- I u I PRB sA4 a5ee 1•Nm^
LLOLUN
DEVELOPMENT
sae 1,a,e4bnt
C
JENSEN HUGHES
709E S. STATE COLLEGE &W
SUITE L4N
AMANEM TASZA3R
-171RAWI'm
WAWA' AASENHUMM CON
ILD BE
SECTION XFI:
THIS SECTION RFMAl IS
UNCHANGED
{WATG 2.17-21)
In eLA+
O
N
r1
Of
LLI
DO
77 LU
Z
m
Q
LU
LU
!V
C%J LU
N
� 7iX ,WWI
m„c I+•iRo•e
LIDO HOUSE HOTEL
±A�xmwr aFnai u
"IR q1
CODE SUMMARY
mAx vtle
W11R[nA• RX051 wM LMLN
Ie
AE-17
FLSO79 16-185
i I
1 I I
I I a.. •t
6-1
LE BALLROOM! —
LEVEL 1
] s. SPRINKLER INCREASE FOR AREA f--l—
�pa CONSTRUCTION TYPE VB L-.J L...____________�_,
e. — AREA zssas.F. i VILLA
LEVEL 1
SPRINKLER 1NCREASE FOR ARE:.
CONSTRUCTION TYPE: VB
I' AREA: 4,628 S.F.
.s, sE
S1
y 6— -L— __
nnrir.nlrs wnn.. --z� —....� L — — — —�L
43'-61" 10'-43" 30'-1il
I
LINEAR
142 2 K K oa 11 o21T 0 _� ---Z
L
C
FEET 211 HOTEL WEST a o12
��
E LEVEL2 J �Ic_ Nk K
SPRINKLER INCREASE FOR HEIGHT
FRONTAGE INCREASE 727 FOR AREA s
19'_11" coaR PERIMETER: 727 FEET K y
0____ FRONTAGE: 392 FEET (54%) _ \
71 — _r o CONSTRUCTION TYPE: VA 1 qa \ ,
K 1 AREA: 15,458 S.F.
1 �r I o t iX� ❑ - a E f}
1 fO I K-H QQ 00 K-C K 00 TUB ¢ ; .L, i•. ,�
T-OZ" K 0 � 0 ® E�5:1 0
1 '�\ HOTEL EAST
30'-0" - qq TD6 O LEVEL 2 yy
LJ SPRINKLER INCREASE FOR AREA
CONSTRUCTION TYPE: VA -
1 - AREA: 12,641 S.F.
o
K_ P2 K-SP2
A Ly
l ++ K0 I
L 1
KSP I
. ...,
? T--_�—
I VILLA 7 —
() ® I LEVEL 2 1
eR CB C!K _ _ _ - ? I ,�� SPRINKLER
CON TRINCREASE
TYPE BRER 1
I
LEVEL4
o SPRINKLER INCREASE FOR HEIGHT
FRONTAGE INCREASE FOR AREA
PERIMETER: 727 FEET
FRONTAGE: 392 FEET (54 % )
r CONSTRUCTION TYPE: VA
K KL I AREA: 1,190 (GROUP A-3) + 1,089 (GROUP B) = 2,279 S.F.
HEIGHT: 70 FEET MAX.
- VILLA K-Sp Da-H ; SEE SHEET AE-10 FOR DATA AND
SPRINKLERINCREASE FOR UCTIONTYPE:VREA 0 I EXPLANATION OF SHADED AREAS CONSTRUCTION TYPE: VB � r
AREA: 2,068 S.F. K HEREIN. SHADED AREAS FALL WITHIN
CODE COMPLIANCE AND BUILDING
--- _ C6 C7 c 8 cox 10. �` CONSTRAINTS UTILIZING THE 2019 CBC AS THE BASIS OF STUDY.
3 HEIGHT, AREA, AND CONSTRUCTION TYPE - LEVEL 3 �_ _m� Z_ f f 1 1 HEIG . T AND CONSTRUCTION TYPE - LEVEL 4
K-C
o �y
n
o CN
OCR I`
K
K
LL
SCALE 1-20'-0" 4
,0oD
WATG
Regy planning —hlt ure du,Interiors
e I CA 1949 574 8500 -g.—
LOALSON
)EVELOPMENT
.nt I cpnsul2nt
JENSENNHHUGHES
2099 S. STATE COLLEGE BLVD.
SUITE 540
ANAHEIM, CA 92806
a1714.450,1700
WWW.JENSENHUGHES.COM
LIDO HOUSE HOTEL
3300 NEW —BOULEVARD
NEW GORT BEACH, GA
ect logo
EIGHT, AREA, AND
)NSTRUCTION TYPE
n ride
eR no. 134024 d- 10/03/16
-dy*: AE-18
xn by: GD component
FLSQg j 16-186
H
SAFE DISPERSAL AREA
ACCOMMODATING 133 PERSONS
(668 SO. FT. / 5 SO. FT. PER PERSON)
PER CBC 1027.5, EXCEPTION.
NOTE: THE AREA SHALL BE
PERMANENTLY MAINTAINED AND
IDENTIFIED AS A SAFE DISPERSAL
AREA IN ACCORDANCE WITH CBC
SECTION 1027.5, EXCEPTION.
EXIT DISCHARGE LEGEND
1111ENT
WIDTH FACTOR
REOIIIREDWIOJH
PROVIDEDYADTH
OLUPAHTLOAD
.1—
_ EXITING OCCUPANTS
(SEE GENERAL NOTE #1)
® COMULATIVE EXITING OCCUPANTS
(SEE GENERAL NOTE #1)
E ♦ PATH OF EGRESS TRAVEL
GENERAL NOTES
1. REFER TO SHEETS FLS1-02 THROUGH FLS-1-W
FOR EGRESS CAPACITIES, CAMPONENTS,
AND EXITING OCCUPANTS NOT SHOWN ON
THIS SHEET.
SEE SHEET AE-13 FOR EXITING
INFORMATION. SHADED AREAS FALL
WITHIN CODE COMPLIANCE AND
BUILDING CONSTRAINTS UTILIZING
THE 2019 CBC AS THE BASIS OF
STUDY.
S TO B. M'
TH , - UCTE OF I C.
SP M
> �. tN: 9'-0- GATE AT I� BS STIB 1 O ® • F a
J 4R' R NOT AN E%T l jj fl 'I I'll1
198AI1 ' - A•F
+[N] 40' EGRESS GATE [NOS L -
O _ fLOCX ANO NO LATCH: SELF r 'J
0 GL0BLN HINGES W' 90 DEG
I4OLD DPENER)
Luj
�•
. f 1Ly I —� ��..._r� A5
.'__------ HKPNG 'L-� •E
� _ ■� _ r--- .rra I I cvr+srRucreD: ]
ml605FEVEN ID
LAWN1T� w 1 +I....
F 1 _
w - -----_ — — — — — — — — — - _
— I I s.iJ ~ 7 I 1 _ ,_ � IiNTNX ........
80,
IIry
I
S.
1 uj•
184 F4-Fs - r-.r-UNCT� I I — .' _ _
I_ + DASHED LINE INDICATES J
1 Lr w.X a.xm6IV .. ��•
--r�� E Li hrBpnlnp
I + [ LIMIT OF ,4!2" OR , { is I GREATERCOHTAINMENT { �0—�Mlbbh,� 1 llSING FENCES. GATES. STO I pf°eS
AND WALLS FOR 1 } °-1 C _ acc. 6 t
X0.2"=5a' "ry- _ CB CAI CE C
FUNCTION ARIA- _ - - - ; ; �* ■
,:•4.....••.. •
Y 'I�y • p
F I BJCONSTUTROOM ■ ■ E S '.9
EXIT PATH "• TFf' .L.1Hr +,CO TVPRUCTION
E:MBI �` .-0..
6.2 � lvvosF r___T____ ' ......................
•...t.....4..... ! ` IW j 918 EXIT PATH EXIT PATH � - - - 6S LL55RY�. i .• L I �! T 0.2 0.2_
* .. I 120
1 tM 68'CLERR L ..-. 0'-0" " BO�CJKAR 'CLEAR 4' 9"
4Ja' I :il 120"
.00r CLEAR ><CLEARS'-
340U•• ri,���
600 AK 282
•„• - ., r - .- — - --- __-_ — _. _ --t 600 AW 300 or tvo n�eovDeniEnww _ - E Ex TRAMP
4a•CLFLR C AS
IDT OF��
(N) 38" PAIR GATES OPENING INJ 1S'-B' GATE OPENING [HI4'•0' EGRESS GATE __ Off CLEAR W LK AY _ - _ - - _ - - - __ LEASE L1Re FENCE+HEDGES {NO LOCK FENCE+NEDGES. OPENING+FENCErHEDGFS. (NO 220 4 Y� AND NO LATCH', SELF (NOT ANl=XM LOCK AND NO LATCH, SELF CLOSING HINGES W/ 90 DEG. CLOSING HINGES W/ 90 DEG.
HOLD HOLD OPEN).--
1 EXIT DISCHARGE PLAN - LEVEL 1
1/16" = T-0•
k•
LOT LINE
EX. CODE
CMTERIA)
1p
W
c0
W
IC1tl
Z
uj
'
H
H
I y
�
CO
NW
N
I
�
I
J
I SME 1116,E—= 1•-0"
!� J€ V 0' 16' 32'
WATG
4r qy pl... ing archl[ecture 1an6uape Int d—
,M e I CA 1949 574 $500 —g,—
LOALSON
DEVELOPMENT
meet I consultant
C-5
JENSEN HUGHES
2099 S. STATE COLLEGE BLVD.
SUITE 540
ANAHEIM, CA 92806
+1714.450, 17DD
WWW.UENSENHUGHES.COM
stampIapp—
QpOFE38
+sP 66
OFr�p{��e
LIDO HOUSE HOTEL
3300 NEWPORT BOULEVARD
NEYJPORT BEACH, CA
P�pieR logo
EXIT DISCHARGE
PLAN - LEVEL 1
sheet UUe
,hb. 134024tlM- 19 10/03/16
cM1eGetl bY: JB
d—, by: GDAE compo�eoe
FLS 3L7S�j 16-187
:ncet no.
9 O
02 199
III ELEI
y'A •.rf'.-I
N 01,
■ru\
0 aD9 .
_ F1`
p' '.-
i2
K'TCHEN L �. t
E=
.E
- I
'��- �..reFwEnFssav
J SALLROOM�
_--.�.WYFi•
~ it - - BALLROOM .
A; SZ 2,OT
r I' V I f
1 OVERAL
1/16" = 1 -O"
MA
77 CLEAR }II
LUGGAGE
I 5 VALET
Im
II 'y ly 6
II f:v 2
]RAGE PISPR 1 1 I•, SECURITY
164 ✓i8 98 {I
s2 sT y
p J 1Po i ly rg
y
1 NIT �.�IC Thy' n 1 L 1
F
B
160
�i
[09BY
LDBBY
i,ST4
„ � B RETRY
� 35B ■ � �
IRC. 1 1
O
SENIOR
DP&
FI E
:.
AFDM
� -'
FRONT
OFF MIER
n
R�
POOL
i'- WATER POOL
M3
� S POOL D CK
03B
/ OFFI
CONSTRUCTED: 5
1,860 SSFWNEVEN
LA
n2
Fr
REVISE WALKWAYS TO
ACCOMODATEINCREASED
LOAD
0.2 32"CLEAR
38" -CLEAR)
50 170
EXIT SYMBOLS LEGEND
COMPONENT
m
OCCUPANCY ROOM AREA
GROUP (SQUARE FEET)
OCCUPANT
LOAD OCCUPANT
FACTOR LOAD
( -- EXITING OCCUPANTS
® COMULATIVE EXITING
OCCUPANTS
FEET
f lu F# EET MAip • TRAVEL DISTANCE -70 �7[1T
( *
FEET y COMMON PATH OF EGRESS
(#FEET MAX) TRAVEL
EXIT SEPARATION
WALL RATING LEGEND
1-HOUR RATED FIRE BARRIER
•r �•F' 144OUR RATED FIRE PARTITION
r• �+� 2-HOUR RATED FIRE BARRIER
,r N
� 2-HOUR FIRE WALL
R f 3-HOUR FIRE WALUFIRE
`Hx rw
SHUTTER
1-HOUR RATED EXTERIOR WALL
EVMGR -- ' �' DENOTES HORIZONTAL EXIT
r J EXITING SUMMARY
LEVEL
.,L TOTAL OCCUPANT LOAD SERVED 2,085
PAY
500 CO - i , . TOTAL EXIT CAPACITY 3,581
o.
MAXIMUM AREA OF EXTERIOR OPENINGS
N _ _f (CBC TABLE 705.8)
/ii r SP H- f - .[II.
SPA RP a
-1,
WATG HAS MARKED THESE UP RELATIVE TO HOW
THE PROPOSED EXPANSION PROJECT CAN FIT
INTO CODE COMPLIANCE.
FULLY DETAILED F.L.S. PLANS WILL BE PROVIDED
ONCE THE PROJECT IS DEEMED FEASIBLE IN
CONCEPT AND AFTER ENTITLMENTS ARE
APPROVED.
PLEASE SEE "PURPLE" COMMENTS FOR NEW
EXPANSION CONCEPTS.
(WATG 2-17-21)
KN
FIRESEPARATION
DISTANCE
ALLOWABLE
AREA
NOTES
+ Oto,3FEET
D'A
EMIOR WALL RATED FROM BOTH SIDE $
4,,�p�
3m•5FEET
15%
ATFRIORWALL RATED FROM BOTH SIDES
W
510110FEET
25%
F4TEilORWALL RATED FROM BOTH SIDES
4'V
1018 a m FEET
45%
•20 FEET
HOUMB
I ` i—■ GENERAL NOTES
'J 1 wLNOOW WILL BE PROTECTED WITH A 3/4-HOUR FIRE
W_ _ ' PROTECTION RATED FIRE SHUTTER. ACTIVATED BY
it I Ilk} FUSIBLE L
STORAGE
_ ICONSTRUCTIDN 2. THE ACCESSIBLE MEANSOF EGRESS WILL UTILIZE TYPE�1 A) THE SAME MEANS OF EGRESS FOR THE OCCUPANTS
'-5g1 SF'IN THE ON OF THE
SEG@�iDUEXIT BUILDING
THE WITH THE RESTAURANT ON
r �� _
OpF rldi" �T.:. ASSUMED LOT UWE__ LEYEL 1. THESE OCCUPANTS SECOND ACCESSIBLE H w J Ie _ IMATCH Ei. CODE MEANS OF EGRET WILL BE THROUGH THE f �vrn acN1H. GF■TEFIpQ DING'S IRTEROR TO THE FRONT ENTRANCE. '' - ..5 ASSUMED L0= fiinl
r $. ExrERIOR COMBUSTIBLE STAIR SHALL BE
C= 1 r`�•�.�.�.� ���ti 21A1;Y19IH AlfTONNTIC SPRINKLER SYSTEM � I
r a. LU
>
aw ET ia&iL C� z
R1Y. c-fa w
mB 5
�,,,, R-t C•6 C-7 GS C-9 (n
I
2 HOUR FIRE WALL . .... ...... ...... • .
CONSTRUCTION AND iJ-i. •'•"L • •••••..'�-'�� Q
CONTINUITY PEA Cat TOf _ •• ..............
•�-I
+� � � J
1 HOUR FIRE RATE➢ WALL W' 15..
.E T' "_.;PR.Tr PER CSC
SECTION 705, I t.jv wall usamhlY J
WITH d'Hd" YIN- L TH ON BOTH 94 hr DpaMng proteclfnn. , SIDES OF FIRE WALL.
N09PENINGS%VftTHAN 34- I egress wldlh w 247 ooc. X 0.27 w 50" LLI FRI MASSUYED LOT LINE, N w cm TYPICAL FOR ALL FLOORS,
`�I'•d
ASSUMED LOT LINE~ I - ti cm{PATCH EiL CODE LIE
_
-c s-- — --- SCALE 1116„ ' 1.-0„
WATG
gprate9Y planning archlt—, land—p, Interiors
irvi e I CA 1949 574 $500 wM9.<om
8.0-ALSON
DEVELOPMENT
cent t.—iwnt
JENSEN HUGHES
2099 S. STATE COLLEGE BLVD.
SUITE 54D
ANAHEIM, CA 92806
.1714.45017D0
WWW.JENSENHUGHES.COM
stamp I approval
�� BI
766
7F Or"FROCTAEU�
LIDO HOUSE HOTEL
33DO NEW—T BOULEVARD
NEW PORT BEACH, GA
pmjeR logo
OVERALL LIFE SAFETY
FLOOR PLAN -
LEVEL I
sheet OHe
,hb. 334024tlM= 10/03/Ol6
cM1eGetl bY: JB
tlrawn by: GOAE 2
component
F L S !L7�92
sM1 pp.
16-188
E
EX-ST
3-HOUR HORIZONTAL SHUTTER
SEPARATING LEVEL, BELOW
AND OPEN TO ABOVE.
0 K
DOOR STAIR#2
0.2 0.3
32" CLEAR 44" CLEAR
3V (3V CLEAR) 48" CLEAR
30 30
170 160
DOOR STAIR#3
0.2 0.3
32" CLEAR 44" CLEAR
36"(34"CLEAR) 44"CLEAR
29 170 14.
GREEN HOUS
ROOF
(CONSTRUCTI
TYPE: IA)
PER 706.6.1, EXCEPTION 2-1
"_"--_-T"_"_-_-_"_-_-_-_""
ASSUMED LOT LINE
(MATCH EX. CODE
CRITERIA)
QQ
60 0.2
32'CLEAR
32"CLEAR
29 1so
�Iz
Qio
HORIZONTAL I
i 0.2
32" CLEAR
i32"CLEAR
33 I 1so
HOUSEKEEPIN(
ER�NA
� M1, ®�.
- I-
I I • I 1
li�.�
4 t
s
rtil H iIrz
Ja
NEGLIGIBLE IMPACT
rO"CREATE KING SUITE
(1) ADD-L OCCUPANT
iOTECTION PER CBC sECTION 705
n OFENINL:IN 1NE
ALL ADJACENTT r--•�
M wO:�D.�
DExFRAi _ _
him
203 BDR Cr
o Ly � — — 1
ADA
Y HOUR FIRE ALL
RE ER TO SHEET FL3,-02 UCTION AMIDF ,I
CO BINED FLOOR AREAJr PER DBC N16
OC UPANTLOADS PER UNIT f111Mw /9M�URM Bulldlnp W11109B311.1 1 HOUR FIRE RATED WALL W/ Sprinklers w1 No Area Increase ilv =IJ OPING. PROTECTION PER i
(1) Existing Five Unit Building CBC SECTION 705,
m o WITH 4'-0" MIN. LENGTH ON
BOTH SIDES OF FIRE WALL. ASSUMED LOT LINE
NO OPENING IS LESS THAN I (MATCH EX. CODE
C9
I=1
ASSUMED LOT LINE
(MATCH EL CODE
CRRE7pA)
3'-0" FROM ASSUMED LOT CRITERIA) (5) COTTAGES WORK WITH
LINE, TYPICAL FOR ALL
FLOORS. i RATED WALL AND OPENING
PROTECTION AS NOTED. SAME
CONDITIONS AS EXISTING
1 OVERALL FLOOR PLAN - LEVEL 2 GENERAL NOTES:
1/16" = T-O" EMERGENCY EGRESS SHALL COMPLY WITH
CBC SECTION 1030.
EXIT SYMBOLS LEGEND
EWI'11111ELTN�TA
OCCUPANCY ROOM AREA
GROUP (SQUARE FEET)
OCCUPANT
LOAD OCCUPANT
FACTOR LOAD
O# -- EXITING OCCUPANTS
® COMULATIVE EXITING
OCCUPANTS
# FEET
E Ia FEET MAip• TRAVEL DISTANCE -701=7[1T
�-#FEET-y COMMON PATH OF EGRESS
(#FEET MAX) TRAVEL
�" # FEET -y EXIT SEPARATEDN
WALL RATING LEGEND
1-HOUR RATED FIRE RARRER
1-HOUR RATED FIRE PARTITION
zre zEe 2-HOUR RATED FIRE BARRIER
zEw 2- 2-HOUR FIRE WALL
arW 1�u 3-HOUR FIRE WALUFIRE
SHUTTER
1 HOUR RATED EXTERIOR WALL
DENOTES HORIZONTAL EXIT
EXITING SUMMARY
LEVEL 2
TOTAL OCCUPANT LOAD SERVED
155
TOTAL EXIT CAPACITY
772
MAXIMUM AREA OF EXTERIOR OPENINGS
(CBC TABLE 705.8)
KEY
FIRE SEPARATION
DISTANCE
ALLOWABLE
AREA
NOTES
0 t0 20FEET
NOUNIT
HORIZONTAL EXIT CALCULATIONS
OVERALL FLOOR OCCUPANT LOAD: 154
WEST OF HORIZONTAL EXIT:
ORIGINAL OCCUPANTS: 77
CAPACITY FROM EAST OF HORIZONTAL EXIT: 160
TOTAL OCCUPANT LOAD IN REFUGE AREA: 237
REFUGE AREA REQUIRED': 711 SQ. FT.
REFUGE AREA PROVIDED': 1,634 SQ. FT.
EAST OF HORIZONTAL EXIT:
ORIGINAL OCCUPANTS: 77 N
CAPACITY FROM EAST OF HORIZONTAL EXIT: 160
TOTAL OCCUPANT LOAD IN REFUGE AREA: 237
REFUGE AREA REQUIRED': 711 SQ. FT.
REFUGE AREA PROVIDED`. 1,223 SQ. FT. LU
DO
'NOTE: REFUGE AREA CALCULATED BASED
ON 3 SQUARE FEET PER OCCUPANT IN U-1
ACCORDANCE WITH CBC 1025.4. >
O
GENERAL NOTES z
1. SMOKE CONTAINMENT SYSTEMS WILL PROTECT
EACH ELEVATOR HOISTWAY OPENING TO SATISFYLU
THE REQUIREMENTS OF CBC SECTION 713.14.1 FOR
ELEVATOR LOBBIES AS WELL AS CBC SECTION
711.9. t~-I
2. WINDOW WILL BE PROTECTED WITH A
3/4-HOUR FIRE PROTECTION RATED FIRE LUSHUTTER. ACTIVATED BY A FUSIBLE LINK. LU
9. THE ACCESSIBLE MEANS OF EGRESS WILL UTILIZE THE C7
SAME MEANS OF EGRESS FOR THE OCCUPANTS IN THE z
DING.
LG p
IJ-I
m
J
NLU
400
N
SCALE Ill 6"=VH."
0 B02'
WATG
eprategy planning archl[,Q landscape Intedprs
,Ire I CA 1949 574 85DO watg.<pm
R.I.0-ALSON
DEVELOPMENT
dent l con,N x
JENSENNHHUGHES
2099 S. STATE COLLEGE BLVD.
SUITE 54D
ANAHEIM, CA 92806
a1714.450,17DD
WWW.JENSENHUGHES.COM
stamp I approval
OF
766
7F.0^FROCIABU�
LIDO HOUSE HOTEL
33DO NEWPORT BOULEVARD
NEW PORT B-11, CA
ptl'g,
OVERALL LIFE SAFETY
FLOOR PLAN -
LEVEL 2
sheet tine
p,*d no. 134024 tlMe 10/03/16
,hW 36
6y: 0
AE-21
drown e
component
F L S 16-189
:hcet ne.
E
VERTICAL FLOOR OPENING
CONNECTING LEVELS 2 AND 3
CREATING A TWO STORY ATRIUM.
DOOR STAIR#2
0.2 0.3
32" CLEAR 44" CLEAR
36"(34"CLEAR) 48"CLEAR
37 37
170 160
0.2 32"CLEAR
32"CLEAR
37 1so
I I
IN
\ _ I
`I� IL I III i L�
L" 3ofu11111f mff
i
I i ,
jKSe3
FIJI
KMSP
ROOF
1 OVERALL FLOOR PLAN - LEVEL 3
1/16" = T-O"
LOT
ASSUMED
LOT LINE -�Iu
Ai
Qo
I
� S
P
ai° Qla
0.2 32"CLEAR
32"CLEAR
33 1so
100�S.OKE CONTAINMENT SYSTEM.
REFER TO GENERAL NOTE
W MIN FIREGUARD HORIZONTAL
SLIDING WON DOOR PROVIDED
AT EACH FIRE WALL.
DOUBLE FIRE WALL IN
ACCORDANCE WRH NFPA 221 ALSO
K-H SERVES AS A HORIZONTAL EXIT
328 VERTICAL FLOOR OPENING
CONNECT NG LEVELS 3 AND 4
CREATING A TWO STORY ATRIUM.
\ CO
\ o
\
00 �P� iGF�F QQ 20 B
b \ K-C
\ 318
\
t r
K-SP-C - r
—CALFLOOR OPENING
CONNECTING LEVELS 3 AND 4
CREATING ATWO STORY ATRIUM
NEGLIGIBLE IMPACT
— TO CREATE KING SUITE
(1) ADD-L OCCUPANT
IFC!K!'-LI i,4C 1iK09QQ-TUB
( 1
( AGGREGATE
307 ( 3D� RESIDENTIAL
1$383
1 h 1 R-1
K-SP-A f QO 2ro .
TUB 0 I 30fi
2 HOUR FIRE WALL
1 ( / ASSUMED LOT
K-SP ( QQH ff/ 1ROUR FIRE WALL w:T�EX-�
3D3 I 1u CHIC SECTION
705 PER CRR-..
I � CBC SECTION 7051 r-------�----------
OPEN
m I
m M
"
C6 _
�1-
cFAff --� ADA .. C7 co C8
r C10
2 FIRE wad {
CONTNNIff PER Coe 2CF i 5f �+
1ES 1 HOUR FIRE RATED PARAPET WALL WI R
WITH MIN. LENGTH ON BOTH
OF
SIDES OF FIRE WALL. (5) COTTAGES WORK WITH
NO OREMING IS LESS THAN 3'-D" RATED WALL AND OPENING
FROM ASSUMED LOT LINE, TYPICAL I+— ASSUMED LOT LINE
FOR ALL FLOORS. I (MATCH EX. CODE PROTECTION AS NOTED. SIM.
CRITERIA) I CONDITIONS AS EXISTING
I
EXIT SYMBOLS LEGEND
1111ENT
—FACTOR
REWIREDWIDTH
PRNIGD—H
OCGUPANTLOAD
uFAcm
OCCUPANCY ROOM AREA
GROUP (SQUARE FEET)
OCCUPANT
LOAD OCCUPANT
FACTOR LOAD
( -- EXITING OCCUPANTS
® COMULATIVE EXITING
OCCUPANTS
# FEE
f IU FEET MTAip• TRAVEL DISTANCE -701=7[1T
�-#FEET-y COMMON PATH OF EGRESS
(#FEET MAX) TRAVEL
�" .FEET -y EXIT SEPARATION
WALL RATING LEGEND
1-HOUR RATED FIRE BARRIER
1EP 1EP — 1-HOUR RATED FIRE PARTITION
zre — — 2-HOUR RATED FIRE BARRIER
zrv+ 2- — 2-HOUR FIRE WALL
aFW S_ 3-HOUR FIRE WALL/FIRE
SHUTTER
1 HOUR RATED EXTERIOR WALL
DENOTES HORIZONTAL EXIT
EXITING SUMMARY
LEVELS
TOTAL OCCUPANT LOAD SERVED
140
TOTAL EXIT CAPACITY
626
MAXIMUM AREA OF EXTERIOR OPENINGS
(CBC TABLE 705.8)
KEY
FIRE SEPARATION
DISTANCE
ALLOWABLE
AREA
NOTES
0 to 20FEET
NOLIMIT
HORIZONTAL EXIT CALCULATIONS
OVERALL FLOOR OCCUPANT LOAD: 141
WEST OF HORIZONTAL EXIT:
ORIGINAL OCCUPANTS: 70
CAPACITY FROM EAST OF HORIZONTAL EXIT: 160
TOTAL OCCUPANT LOAD IN REFUGE AREA: 230
REFUGE AREA REQUIRED": 690 SQ. FT.
REFUGE AREA PROVIDED": 1,337 SQ FT. rl
EAST OF HORIZONTAL EXIT:
ORIGINAL OCCUPANTS: 71 N
_ CAPACITY FROM EAST OF HORIZONTAL EXIT: 160
TOTAL OCCUPANT LOAD IN REFUGE AREA: 231
REFUGE AREA REQUIRED': 693 SQ. FT.
REFUGE AREA PROVIDED': 1,212 SQ. FT. m
'NOTE: REFUGE AREA CALCULATED BASED
ON 3 SQUARE FEET PER OCCUPANT IN W
ACCORDANCE WITH CBC 1025.4. >
0 GENERAL NOTES z
1. SMOKE CONTAINMENT SYSTEMS WILL PROTECT
EACH ELEVATOR HOISTWAV OPENING TO SATISFY LU
THE REQUIREMENTS OF CBC SECTION 713.14.1 U)
FOR ELEVATOR LOBBIES AS WELL AS CBC
SECTION 711.9. t~-I
2. THE ACCESSIBLE MEANS OF EGRESS WILL UTILIZE
THE SAME MEANS OF EGRESS FOR THE OCCUPANTS W
IN THE BUILDING. d
3 MAXIMUM TRAVEL DISTANCE WITHIN THE ATRIUM (7
1IGE§ It A TE TO 200 FEET PER CBC SECTION 404.9. z
DECKS
J_
m
J
9 Lu
Nw
O 0
N
SCALE 1/16"=1'-0"
0 B02'
WATG
ep ,Xy planning a hl[—A lads p, I-d—
iM e I CA 1949 574 8500 -1g.—
8.0-ALSON
DEVELOPMENT
cent c.—l—
JENSENN HHUGHES
2099 S. STATE COLLEGE BLVD.
SUITE 54D
ANAHEIM, CA 92806
.1714.450,17D0
WWW.JENSENHUGHES.COM
stamp I app—
OF
766
2F 0^FNOCiAEU�
key plan
LIDO HOUSE HOTEL
33DO NEWPORT BOULEVARD
NEW PORT BEACH, CA
pmjeR logo
OVERALL LIFE SAFETY
FLOOR PLAN -
LEVEL 3
sheet tine
p,*d,.. 134024 tlMe 10/03/16
theby: 36
amw.6y: AE-22
GD
component
F L S 16-190
:h np.
Turning ±180 sf of roof area to
deck area for circulation.
12 occupants added.
E
RESPONSE:
NO IMPACT TO EXITING
OR OCC. LOAD BY
ENCLOSING THE
SPACE,
IT IS EX. AND
LOUNGE
ACCOUNTED FOR
Ti!
'
I
18 D
—J
II
- -- • MEP I
EST A�
43 RO@F,jOP ON
_ _ ���� •
rll LOUNGE
WESTHOTEL BUILDING FIRE WALL
I I TO EMEND 30IWI ABOVE
S
Q .ME dull 6� LOWER ROOF LEVEL IN
ACCORDANCE WITH CBC SECTION IE 0
L 192 FEET 706661FOR PP STEED BUILDING
n I _ 125mFEET MAX) o o �_ , AREA
I�I I'ILol��l II �I'���I'I
STAIR712
DOOR
h2 3m
15 200 ASSUMED
LOT LINE
0.3 0.2
44"CLEAR
32' CLEAR
48" CLEAR
36" (34' CLEAR)
y1G-159
146
160
170
1 OVERALL FLOOR PLAN - LEVEL 4
1/16" = T-O"
ASSUMED
LOT LINE -�
J No
LOTLINE
/I
� S
m
al° Qlo
PO ,
M
� I
1 k.i I QO
I
I
O I """I,
I
I
I
K I K-C
o I o
I
TUB KKO I 4°Do°o
I
I
K-SP I QQ-H
403 I 404
I
K 146 K
STAIRi1 DOOR
OS 0.2
44"CLEAR 37CLEAR
44" CLEAR 36' (34' CLEAR)
146 146
146 170
RTICAL FLOOR OPENING
CONNECTING LEVELS 3 AND 41UM.
NEGLIGIBLE IMPACT
— TO CREATE KING SUITE
(1) ADD'L OCCUPANT
AGGREGATE
RESIDENTIAL
12265
R1
xD 1=
EXISTING 2 HOUR FIRE WALL
/1 HOUR FIRE WALL WI
PING. PROTECTION PER
CBC SECTION 7055
\ 2 HOUR FIWALIL—a
i CONSTRUCTIRE DNA
ND
CONTINUITY PER CBC 706
1 HOUR FIRE RATED PARAPET
WALL WITH 4'-0" MIN. LENGTH ON
BOTH SIDES OF FIRE WALL
NO OPENING IS LESS THAN 3'-0"
FROM ASSUMED LOT LINE,
TYPICAL FOR ALL FLOORS.
I
ASSUMED LOT LINE
(MATCH EX. CODE
CRITERIA)
I
(5) COTTAGES WORK WITH
RATED WALL AND OPENING
PROTECTION AS NOTED. SIM.
CONDITIONS AS EXISTING
EXIT SYMBOLS LEGEND
O3MPIXIENT
WDIH FACTOR
REM.IRED WIDTH
PRWDED—H
OCGUFANTLOAD
COEA
OCCUPANCY ROOM AREA
GROUP (SQUARE FEET)
OCCUPANT
LOAD OCCUPANT
FACTOR LOAD
( -- EXITING OCCUPANTS
® COMULATIVE EXITING
OCCUPANTS
FE
f IU F# EET MET
Aip• TRAVEL DISTANCE -TO 1=7[1T
�-#FEET-y COMMON PATH OF EGRESS
(#FEET MAX) TRAVEL
III- #FEET y EXIT SEPARATION
WALL RATING LEGEND
r,Fa �,F• r 1-HOUR RATED FIRE BARRIER
r IFP IFP r 1-HOUR RATED FIRE PARTITION
r zre — r 2-HOUR RATED FIRE BARRIER
r zrv+ 2- — 2-HOUR FIRE WALL
3-HOUR FIRE WALL/FIRE
SHUTTER
1-HOUR RATED EXTERIOR WALL
DENOTES HORIZONTAL EXIT
EXITING SUMMARY
LEVEL 4
TOTAL OCCUPANT LOAD SERVED
292
TOTAL EXIT CAPACITY
626
MAXIMUM AREA OF EXTERIOR OPENINGS
(CBC TABLE 705.8)
KEY
FIRE SEPARATION
DISTANCE
ALLOWABLE
AREA
NOTES
0 b 20 FEET
NOLIMIT
GENERAL NOTES
1. SMOKE CONTAINMENT SYSTEMS WILL PROTECT
EACH ELEVATOR HOISTWAY OPENING TO
SATISFY THE REQUIREMENTS OF CBC SECTION
713.14.1 FOR ELEVATOR LOBBIES AS WELL AS
CBC SECTION 711.9.
2. THE ACCESSIBLE MEANS OF EGRESS WILL UTILIZE
THE SAME MEANS OF EGRESS FOR THE OCCUPANTS
IN THE BUILDING. l0
ASSUMED LOT LINE
r-I
3. O MUM TRAVEL DISTANCE WITHIN THE ATRIUM
(MATCH EX. CODE
IS LIMITED
IS LIMITED T0200 FEET PER CBC SECTION 404.9.
CRITERIA)
...........
W
m
LU
W
0 Z
III
W
U)
13 �~
W
a
c�
z
rTAGES
PLAN
m
J
LU
w
N w
CD U)
N
SCALE 1/16"=1'-0"
FU
D
WATG
4rat pI... io9 a,611 re Ixda p, Interiors
irvi e I CA 1949 574 $500 w g.00m
8.0—AL ON
DEVELOPMENT
0 JENSEN HUGHES
2099 S. STATE COLLEGE BLVD.
SUITE 540
ANAHEIM, CA 92806
.1714.450,17D0
WWW.JENSENHUGHESOOM
stamp I aDI
OF
766
a
9�AR�ec�s
�OF CAU
key Dlp•
LIDO HOUSE HOTEL
pmjeck logo
OVERALL LIFE SAFETY
FLOOR PLAN -
LEVEL 4
sheet tine
p,*d,.. 134024 tlMe 10/03/16
<6eby: 3B
amw.6y: AE-23
GD —po—t
F LS !L-LD5
16-191
Attachment H
Excerpts from the Planning Commission Minutes, Dated July 21, 2022 16-192
Recommended Action: '' .
"%.I.. Receive public comments;
' 2.i.nd this project._review categoricall`---.ex ert�pt under Secfign i'S321; :of th.e State CEQ,4 (California Envjroninental.. Quality Act) Guidelines Class 21. — 'Enforcement Actions'�.0 Regulatory Agericies;"and
3. •'Accept, and file the one-year..review for.Coriditior al. Use..Permit No.. UP12017=034. ssociate Rlanrrer Westmorelarid. presented, a one-year review of the-.Uaja'Sharkeez conditional use permit rig.inaIIy..approved--by the Planning :Corrtmisslon in ;Lune 2020: The condition focused oh' alcohol sates iniAhe orning between. 9:00. a.m... and.,11:00. a.m,. betausd--.it was. the..only increased-b..me ,for alcohol .sales,. She. tilized a.presentation to share..a vic pity -map; the Conditional Use Permit;.UP2Q17-034 details; exhibits offhe approved conditional Lase permit; the temporary outdoor dining patio, alcohol-serviee marnind,bows.conditioris f'approval riu.mber,two*and six, resolved..issues or,-complaint§,..the"c.onclusion';-.and'the recommended action.
Ir ••response 'to Co-mmissioner..Weigand's.:question;-Associate'.Planner V�Westmoreland confirmed the appi�aval f art by -the police "chief.,-...
There were no"public..corriments..received: .
Vill. PUBLIC HEARING ITEMS
ITEM NO. 3 LIDO HOUSE HOTEL EXPANSION (PA2020-068)
Site Location: 3300 Newport Boulevard, 475 32"d Street
Summary:
The Applicant requests to add 15,103 square feet to the previously approved 130-room Lido House Hotel. The additional floor area would allow for the construction of five new cottages (i.e., "rooms"), increased storage space, enlarged pre-function/breakout meeting rooms, a new greenhouse seating room, expansion of three existing hotel rooms, and an enclosed area on the rooftop terrace. Also included is the demolition of the former Fire Station No. 2 building to create additional public and private parking spaces. To implement the project, the request requires the following approvals from the City of Newport Beach:
• General Plan Amendment — To amend Anomaly No. 85 to increase the development limit to 118,573 gross square feet;
• Local Coastal Program Amendment — To increase the development limit as described above; • Zoning Code Amendment — To increase the development limit as described above; • Site Development Review — To ensure the changes to the site are developed in accordance with applicable development standards; and
• Conditional Use Permit — To allow the operational changes that result from the changed floor plan.
If approved by the City, a coastal development permit amendment will also be required from the California Coastal Commission (CCC) since it was the original review authority for the Lido House Hotel project.
Recommended Action:
1. Conduct a public hearing; and
2. Adopt Resolution No. PC2022-020 recommending City Council approval of General Plan Amendment No. GP2020-004, Local Coastal Program Amendment No. LC2020-006, Zoning Code Amendment No. CA2020-003, Site Development Review No. SD2020-008, Conditional 16-193
Use Permit No. UP2020-039, and Addendum No. 2 to the Certified Final Environmental Impact Report for the Lido House Hotel (SCH#2013111022).
Principal Planner Zdeba used a presentation to share a vicinity map, land use designation, background, existing Lido House hotel site, applicant's requests, project bird's eye view rendering, project 32nd Street view, required City entitlements, Section 423 analysis, parking, CEQA review, recommended action, and next steps.
In response to Secretary Rosene's question, Principal Planner Zdeba noted the parcel lines reflect the legal description on record.
In response to Commissioner Weigand's inquiry, Principal Planner Zdeba used a slide to display the existing trash enclosure location and the relocated location adjacent to the new breakout room along 32nd Street, confirmed the 32nd Street parking count, clarified removable gates on the barrier fence along 32nd Street and Newport Boulevard, and noted the California Coastal Commission's concern for coastal access with permanent gates. Commissioner Weigand expressed concern for foot traffic and safety along the barrier fence.
In response to Commissioner Klaustermeier's question, Principal Planner Zdeba noted that the applicant can comment on the impact to public space from the greenhouse and breakout rooms.
In response to Chair Kleiman's request, Principal Planner Zdeba walked through the calculation that confirms the project is exempt from Section 423 vote requirements, shared the ground level floor plan additions, and character imagery for the new greenhouse structure.
Commissioners disclosed no ex parte communications.
Chair Kleiman opened the public hearing.
Bob Olson, applicant, and Greg Villegas of WATG Architects used a presentation to review the property aerial view, cottage locations, greenhouse and breakout meeting space, proposed fencing, consistent architecture, public parking, and greenhouse details, public use, and enhanced setback.
In response to Chair Kleiman's question, the applicant agreed to the conditions of approval as proposed.
In response to Commissioner Weigand's request, Mr. Villegas noted the fencing and gates on Newport Boulevard on the site plans and safety measures.
In response to Secretary Rosene's inquiry, Mr. Olson relayed public gate access, accommodations for special events, and greenhouse uses. Mr. Villegas described the greenhouse as a warm, white colored jewel box to address Secretary Rosene's concern for aesthetics and shared a materials board and photos. In response to Secretary Rosene's question, Mr. Villegas confirmed a trellis trashcan covering near the breakout room.
In response to Commissioner Harris' concerns for parking, Mr. Olson noted no complaints with parking.
In response to Secretary Rosene's inquiry, Mr. Olson confirmed 100 percent valet parking.
In response to Commissioner Klaustermeier's question, Mr. Villegas confirmed no reduction in the public space footprint with the addition of the greenhouse and breakout rooms.
In response to Chair Kleiman's question, Mr. Olson noted the maintenance of the greenhouse glass.
Jim Mosher thought the fence is not attractive and questioned the Greenlight analysis figures..
Bridget McConaughey of Local 11 questioned if the project will provide for affordable overnight visitor accommodations, a feasibility analysis, and a mitigation plan and if the fire station is property covered under the Surplus Land Act.
Bob Fallen supported the project.
16-194
Deputy Community Development Director Campbell relayed that the 2014 Charter 423 vote analysis was based on an assumption that the City Hall site would accommodate a 75,000 square foot building, which was embedded into the traffic plan analysis and used to establish a development limit. This resulted in no need for a vote for the increased allocation following approval by the City Council. Furthermore, he noted all increases since that time have been included in the analysis, confirmed there were no affordable accommodations proposed and emphasized the project's contributions to a City -run youth camp program for mitigation of higher cost accommodations.
Chair Kleiman closed the public hearing.
Motion made by Commissioner Weigand and seconded by Secretary Rosene to approve the recommended action.
AYES: Ellmore, Harris, Klaustermeier, Kleiman, Lowrey, Rosene, and Weigand NOES: None
ABSTAIN: None
ABSENT: None
I.TENP-N0.'4 'DENSJ.TY'BONtJS Z0.NIN6..000E AWD LGP ANIEND.MENTS (PA2020-0 Site Locatioh.; CFtywide
\ Summary:...
\ Amendments .to Title 20.(Plan.ning and 'Zonirig) and..Title,21 (Local Coastal ProgrE Plan ..of the. NeVuportBeach..Muni.cipai..Code..updating"standards and establishing ai \ for.. corisiderin.g density .bonuses "with housing dev. .elopments.. These amendmer :ensure the..City-s regulati6ps are. in comp lia:nce'-with'California Covernment..Code. \ Seq (Density. -Bonuses and Other incenfives)` A housing development project that it .percentage of" affoMable-..units ..is eii.gible.. for'additional units above the.. other% established` .,ma)6mum,, density ` and' -.it is.. also. eligible ...for ` .reduced ` park! \ incerltiveslconcess'ions, and waivers -of developnlentstandards` .. \ . Recomrrrended, Actii.on: ...
\ 1.. Conduct a public`hearing;
\ 2. Find this projecf exempt from the..Cal'rfornia.Environmental Quality Act..(C Section 4.50610)(3), the .general rule that CEQA applies. only.. to ioroject \ potential for:causing a-significanteffect..on the ehvironm' pnt;•\ \ \ 3. Adopt ,Resolution.. N6':..PC20.22-018 recommending t'tq Ci .. Council epp Amendment Igo. CA2020-004*to amend Title 20. (Planning..pn&Zoning) of*-t \ Municipal C.odepertain.ing cl.ensity. bonus to'.comply with. State law;. and
4. Adopt.. Resvlutian. No:...PC2022=019 recommending the City Council'-a.utl \ Local Coastal. Plan. Amendment No. LC2020-.004 to the. California. Coas \ ..amehd Title.21 (i,ocaiCoastal Program. Implementation:Plan.) of the Newpe Code pertaini►.g density bonus.. to comply�:with State.law` ..
Principal.Planner Murillo...utilized a*pres&ntation. to review.proposed`flensity Bonus Zoning..( �ocat.Coastal Program (LCP) (Title '2.1) am endiments.nee'ded tb..:bring..City.ordiinances..up aw. His..presentation iincluded background,`what'is a "density borius," other -eligible prbje scaie.borius, other bonuses, automatic. parking reductions, nceritives and concessions;..dev Araivers,..the`appraval process., and..the recommended action:..
In..response to Commissioner.. Weigand's question•,..Principaf Planner Murilloconfirmed �th� Drdinance-.is driyen.'by the6-.State, exblained.the"-ordina.nce'*includes minor clarificatiori§.Jo tF Implementati .
jprova(proces
are ,required t
ction.'6591.5,. et
ides. a rftinimu
�., allowed City
requirements
hh
)nin
brriittal o
nission. t
Municipa
le 20)`an
with.. Stat
a sfid.in
16-195
Attachment I
Planning Commission Resolution No. PC2022-020
16-196
RESOLUTION NO. PC2022-020
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, RECOMMENDING CITY
COUNCIL APPROVAL OF ADDENDUM NO. 2 TO THE
CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT FOR
LIDO HOUSE HOTEL, GENERAL PLAN AMENDMENT NO.
GP2020-004, LOCAL COASTAL PROGRAM AMENDMENT NO.
LC2020-006, ZONING CODE AMENDMENT NO. CA2022-003,
SITE DEVELOPMENT REVIEW NO. SD2020-008, AND
CONDITIONAL USE PERMIT NO. UP2020-039 FOR THE LIDO
HOUSE HOTEL LOCATED AT 3300 NEWPORT BOULEVARD
AND 475 32ND STREET (PA2020-068)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by R.D. Olson Development ("Applicant") with respect to property located at 3300 Newport Boulevard and 475 32nd Street and legally described in Exhibit "A" attached hereto and incorporated herein by reference ("Property").
2. The Applicant is requesting approval to add 15,103 square feet to the previously approved 130-room Lido House Hotel. The additional floor area would allow for the construction of five new cottages (i.e., "rooms"), increased storage space, enlarged pre- function/breakout meeting rooms, a new greenhouse seating room, expansion of three existing hotel rooms, and an enclosed area on the rooftop terrace. Also included is the demolition of the former Fire Station No. 2 building to create additional public and private parking spaces ("Project"). The following approvals are requested or required from the City of Newport Beach ("City") to implement the Project as proposed:
• General Plan Amendment No. GP2020-004 — An amendment to the Land Use Element of the General Plan increasing the development limit specified for Anomaly Number 85 from 103,470 square feet to 118,573 square feet; • Local Coastal Program Amendment No. LC2020-006 — An amendment to the Coastal Land Use Plan and Implementation Plan (Title 21) of the Newport Beach Municipal Code ("NBMC") increasing the development limit specified for the Property from 103,470 square feet to 118,573 square feet. While not required to implement the Project, City staff also recommends removing references to the Fire Station No. 2 building, since the use has been relocated and the building will be demolished as part of the Project;
16-197
• Zoning Code Amendment No. CA2022-003 — An amendment to the Zoning Code (Title 20) of the NBMC increasing the development limit specified for the Property from 103,470 square feet to 118,573 square feet. While not required to implement the Project, City staff also recommends removing references to the Fire Station No. 2 building, since the use has been relocated and the building will be demolished as part of the Project;
• Site Development Review No. SD2020-008 - in accordance with the Newport Place planned community and Section 20.52.80 (Site Development Reviews) of the Newport Beach Municipal Code ("NBMC"), for the construction of the Project; • Conditional Use Permit No UP2020-039 — Amendment to UP2014-004 (PA2013- 217) and UP2016-015 (PA2016-061), which authorized the construction and operation of the 130-room Lido House Hotel. If approved by City Council and implemented, this Use Permit No. UP2020-039 will replace and supersede the previous approvals; and
• Addendum No. 2 to the Lido House Hotel Final Environmental Impact Report (SCH No. 2013111022) ("Addendum No. 2") — Pursuant to the California Environmental Quality Act ("CEQA"), the addendum addresses reasonably foreseeable environmental impacts resulting from the Project.
3. The Property is categorized Visitor Serving Commercial — Lido Village (CV-LV) by the General Plan Land Use Element and is located within the Commercial Visitor -Serving — Lido Village (CV-LV) Zoning District. It is designated Anomaly Number 85, which establishes a development limit of 103,470 gross square feet (SF) of hotel.
4. The Property is also in the Coastal Zone. The Coastal Land Use Plan category is Visitor - Serving Commercial -Lido Village — (103,470 Gross SF) (CV-LV) and it is within the Commercial Visitor -Serving —Lido Village (CV-LV) Coastal Zoning District.
5. In addition, the Lido House Hotel is authorized by and operates under Coastal Development Permit ("CDP") No. 5-14-1785, executed February 22, 2016. The requested legislative amendments and the proposed changes will be referred to, reviewed by, and acted on by the California Coastal Commission to become effective.
6. A public hearing was held by the Planning Commission on July 21, 2022, in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21.62 (Public Hearings) of the Newport Beach Municipal Code ("NBMC"). Evidence, both 16-198
written and oral, was presented to, and considered by, the Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. On September 9, 2014, the City Council certified the adequacy and completeness of the Lido House Hotel Final Environmental Impact Report (SCH No. 2013111022) by adopting Resolution No 2014-80 ("EIR").
2. Upon receipt of the prior application for increased floor area of the Lido House Hotel, the City prepared Addendum No. 1 to the EIR, consistent with the requirements of CEQA. On July 26, 2016, the City Council adopted Resolution No. 2016-88 adopting Addendum No. 1.
3. Upon receipt of the current application for increased floor area of the Lido House Hotel, the City prepared Addendum No. 2 to the EIR for the Project.
4. Pursuant to Section 21166 of the California Public Resources Code and Section 15162 of the CEQA Guidelines, when an EIR has been certified for a project, no subsequent EIR is required unless the lead agency determines, based on substantial evidence in the light of the whole record, one or more of the following:
a. Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; b. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
c. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following:
i. The project will have one or more significant effects not discussed in the previous EIR;
ii. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
iii. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the 16-199
project, but the project proponents decline to adopt the mitigation measure or alternative; or
iv. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
5. The following environmental topics were analyzed for the Project: Aesthetics/Light and Glare, Agriculture and Forestry Resources, Air Quality, Biological Resources, Cultural Resources, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Tribal Cultural Resources, Utilities and Service Systems, and Wildfire.
Addendum No. 2 includes analysis of new topics that were not included in the previous EIRs; specifically, it includes a new energy section and a new wildfire section. These additional analyses are appropriate for inclusion in the Addendum, but none result in new or increased significant impacts that would require preparation of a subsequent EIR pursuant to Section 15162 of the CEQA Guidelines.
6. Based on the EIR and entire environmental review record, the Project will not result in any new significant impacts that were not previously analyzed in the EIR. The Addendum confirms and provides substantial evidence that the potential impacts associated with this Project would either be the same or less than those described in the EIR, as mitigated by applicable mitigation measures in the EIR. In addition, there are no substantial changes to the circumstances under which the Project would be undertaken that would result in new or more severe environmental impacts than previously addressed in either the EIR, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the CEQA Guidelines, an addendum to the previously adopted EIR is the appropriate environmental document for the Project. In taking action to approve any of the requested applications for the Project, the data presented in the EIR, as augmented by the Addendum for this Project, are considered as part of the record.
7. The Planning Commission further finds:
a. The Project is consistent with and implements the General Plan. b. The EIR reviews the existing conditions of the City and project vicinity; analyzes potential environmental impacts from implementation of the development; and identifies mitigation measures to reduce potentially significant impacts from implementation of the development.
c. The Project does not increase development intensity or building height or associated impacts beyond the levels considered in the EIR.
16-200
d. Since the adoption of the EIR in 2014, no substantial changes have occurred with respect to the circumstances under which the EIR was certified for the Project; and no substantial changes to the environmental setting of the Property have occurred, and no new information of substantial importance has become available that was not known and that could not have been known with the exercise of reasonable diligence at that time of adoption.
e. Since no substantial changes to the circumstances or environmental setting have occurred, and since no new information relating to significant effects, mitigation measures, or alternatives has become available, the Project does not require additional environmental review, consistent with CEQA Guidelines Section 15162. f. Based on these findings, the EIR and Addendum No. 2, the Planning Commission has determined that no subsequent environmental impact report is required or appropriate under CEQA Guidelines Sections 15162 and 15164. Addendum No. 2 satisfies CEQA's environmental review requirements for the modified Project as proposed by the Applicant.
g. Based on the facts and analysis contained in the Addendum, the Planning Commission finds that the modified project will not have, when compared to the EIR, any new or more severe adverse environmental impacts.
h. The modified Project will not result in any new or more severe significant impacts which are individually limited, but cumulatively considerable, when viewed in connection with planned or proposed development in the immediate vicinity.
8. Addendum No. 2 is hereby recommended for adoption by the City Council given its analysis and conclusions. Addendum No. 2 and related and referenced documentation, constitute the administrative record upon which this decision was based, are on file with the Planning Division, City Hall, 100 Civic Center Drive, Newport Beach, California.
9. The Planning Commission has considered the EIR and the Addendum No. 2 and has concluded that the Addendum No. 2 reflects the independent judgment of the City.
10. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger.
16-201
SECTION 3. REQUIRED FINDINGS.
General Plan, Zonin_g Code, and Local Coastal Program Amendments
1. Amendments to the General Plan, Zoning Code, and Local Coastal Program are legislative acts. Neither the City nor State Planning Law set forth any required findings for either approval or denial of such amendments.
2. The increase in floor area will allow enlarged hallways, an enclosed conference room breakout space, an enclosed "greenhouse" breakout and seating area, larger storage spaces, three slightly larger hotel rooms, and five additional hotel rooms. These changes constitute a 14.6-percent increase in floor area compared to the previously approved hotel plan. Collectively, these changes should enhance the functionality of the hotel and the experience of guests and visitors.
3. The increased floor area includes an additional five hotel rooms. This addition would result in a negligible increase in predicted traffic and parking demands for the project.
The predicted traffic to and from the proposed hotel will remain less than what the former City Hall site generated. A parking demand analysis was prepared by Linscott Law & Greenspan on June 8, 2022 for the Project and has been reviewed and accepted by the City Traffic Engineer.
4. The increased floor area will not significantly reduce publicly visible open space, nor will it decrease the parking provided.
5. The increased hotel floor area would be located on the first, second, third and fourth levels, but would not increase the height of the building. The proposed hotel would remain consistent with remaining and unchanged applicable standards of the CV-LV Zoning District and Coastal Land Use Policy 4.4.2-1, which limits the height of development.
Charter Section 423
Pursuant to City of Newport Beach ("City") Charter Section 423 and City Council Policy A-18, proposed General Plan amendments are reviewed to determine if a vote of the electorate would be required because a project (separately or cumulatively with other projects in the same Statistical Area over the prior 10 years) exceeds certain thresholds provided in Section 423 of the City Charter. The proposed General Plan Amendment is in Statistical Area B5. This is the seventh amendment within Statistical Area B5 since the General Plan update in 2006. Three of the six prior amendments were approved less than 10 years ago and continue to be tracked consistent with the provisions of Section 423. Those are General Plan Amendment Nos. 16-202
GP2012-005, GP2012-002, and GP2016-001. The following table shows the increases attributable to the subject amendment, prior amendments, and the resulting totals thereby demonstrating that no vote would be required.
Charter Section 423, Measure S Analysis for Statistical Area B-5 Amendments
Increased
Density
Increased
Intensity
Peak Hour Trip Increase
AM
PM
GP2012-005 (PA2012-146)
7 0
0 0
GP2012-002 (PA2012-031)
0 23,725
0 0
GP2016-001 (PA2016-061)
0 4,745
0 0
Total Prior Increases
7 28,470
0 0
80% of Prior Increases
5.6 22,776
0 0
100% of Proposed GP2020-004
0 15,103
0 0
Total
5.6 37,879
0 0
Threshold
100
40,000
100
100
Remaining
94.4 2,121
100
100
Vote Required?
No
No
No
No
Site Development Review
In accordance with Section 20.52.080(F) (Site Development Reviews — Findings and Decisions) of the NBMC, the following findings and facts in support of such findings are set forth as follows:
Finding:
A. [The proposed development is allowed within the subject Zoning district; Fact in Support of Finding:
1. The site is within the CV-LV (Visitor Serving Commercial - Lido Village) zoning district and Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements) allows visitor accommodations and related accessory uses subject to the approval of a Conditional Use Permit.
Finding:
B. [The proposed development is i]n compliance with all of the applicable criteria [below]:
a. Compliance with this Section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure, 16-203
b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design;
c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas;
d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces;
e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and
The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protections); and
Facts in Support of Finding:
The modified 135-room hotel project is consistent with the Visitor Serving Commercial - Lido Village (CV-LV) General Plan land use designation, CV-LV (Visitor Serving Commercial - Lido Village) Coastal Land Use Plan category, and the CV-LV (Visitor Serving Commercial - Lido Village) Zoning District for the project site that provides for the horizontal or vertical intermixing of commercial, visitor accommodations, residential, and/or civic uses. Civic uses could include, but are not limited to, a community center, public plazas, and/or public parking.
2. The CV-LV (Visitor Serving Commercial - Lido Village) Zoning District includes setback standards (0 to 70 feet depending on height), open space (20 percent of the site) and building height standards (55 feet to flat roofs, 60 feet for sloping roofs and up to 65 feet for architectural features). The new single -story greenhouse structure will be set back a minimum of 53 feet from Newport Boulevard. The remaining modified hotel building will maintain a setback of more than 69 feet from Newport Boulevard, more than 15 feet from 32nd Street, and more than 62 feet from the northerly (interior) property line. The height of the sloping roof of the four-story portion of the modified hotel remains less than 58 feet, 5 inches and all other portions of the hotel are below this height. Lastly, the proposed site plan provides at least 20 percent of the site as open space consisting of hardscape and landscaping between the hotel and Newport Boulevard and 32nd Street in compliance with the proposed open space standard.
3. The Project is compatible with surrounding development and public spaces in terms of bulk, scale and aesthetic treatments. The large setbacks identified in Facts B.2 above help offset the taller portions of the proposed buildings. Hotel buildings have been designed with a one-, two- and three-story elements along Newport Boulevard while providing a significant setback from the street providing areas for public access, landscaping, outdoor dining, and hotel use. Notwithstanding the new greenhouse structure, the modified hotel building is over 69 feet from the Newport Boulevard. The portions of the hotel structure that are three and four stories are located along the 16-204
northerly and easterly portion of the site away from public spaces and closer to the back of the abutting shopping center that is developed with large buildings with heights close to 35 feet. Additionally, these taller components are separated by approximately 240 feet from the Lido Villas residential project to the east. Based upon the Project drawings, all elevations of proposed new additions will include consistent architectural treatments, articulation and modulation of building masses providing visual interest with a coastal architectural theme specified by the Lido Village Design Guidelines.
4. The Project retains the two large ficus trees designated by Council Policy G-1 as Landmark Trees. The Project also retains the 10 existing tall date palm trees, and provides pedestrian areas, seating areas, and enhanced pavement increasing the aesthetic and use qualities of the setback area. The setback area also provides pedestrian connections from the intersection of Newport Boulevard and 32nd Street along the streets in furtherance of the goals of the Lido Village Design Guidelines. Lastly, the building elevations include lighthouse -like architectural features, simple gable roofs, tight overhangs, simple block massing, and wood siding all with a clear coastal theme consistent with the Lido Village Design Guidelines.
5. Access to the site, on -site circulation, and parking areas are designed to provide standard -sized parking spaces consistent with the Zoning Code, 26-foot-wide, two-way driveways, and the minimum vehicle turning radius to accommodate and provide safe access for residents and guests (including the disabled), emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer.
6. The Project is subject to the City's Water -Efficient Landscape Ordinance (Chapter 14.17 of NBMC) and compliance will be confirmed at plan check prior to issuing building permits.
7. Consistent with Section 20.30.100 (Public View Protections), the Certified El (Section
5.2 Aesthetics/Light and Glare) provides an analysis of potential impacts to public views from Sunset View Park, Cliff Drive Park and Ensign View Park. Based upon that analysis, the proposed hotel will blend into the urban background and not block any important focal points including the horizon within existing public views from these vantages. Additionally, there are other taller buildings in the vicinity suggesting that proposed building would not be out of character. Specifically, 601 and 611 Lido Park Drive and 3388 Via Lido are taller than the existing hotel and the Project. No significant public views through or near the Project site are present in the immediate vicinity of the site. For these reasons, the analysis concludes that there will be no material impact to public coastal views. While the Project includes increased floor area for the hotel, the proposed five new cottages will be added in line with the existing cottages and most of the other new area will be added on the ground level.
Finding:
C. [The proposed development is njot detrimental to the harmonious and orderly growth of the City, or endanger jeopardize, or otherwise constitute a hazard to the public convenience, 16-205
health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development.
Facts in Support of Finding:
1. The Project will maintain consistency with the Lido Village Design guidelines by continuing an architecturally pleasing coastal theme. Its articulation and building modulation serve to enhance the urban environment consistent with the Lido Village Design Guidelines. The Project provides a large setback area between the hotel and Newport Boulevard and 32nd Street that includes pedestrian paths, seating and landscape areas that will create a community focal point and providing connections to abutting uses. While the Project includes a low barrier fence along the Newport Boulevard and 32nd Street frontages, the wide gates will remain open at all times when there are no special events occurring in the front lawn area.
2. The Property is in a developed commercial area with limited sensitive land uses located nearby. The overall height of the Project will not materially impact any public views from General Plan designated vantages or significantly shade surrounding properties as demonstrated in Section 5.2 Aesthetics/Light and Glare of the Certified EIR.
3. The Project includes 165 on -site parking spaces using a valet parking plan and bicycle parking. The demolition of the former Fire Station No. 2 building will also allow the creation of 14 new public parking spaces that would be available to hotel guests and the public on a first -come -first -served basis. The Applicant retained Linscott Law & Greenspan to prepare a parking demand analysis. The analysis forecasts a peak parking demand of 151 parking spaces. Therefore, the Project has been designed accommodate all anticipated parking demand. Additionally, the parking lot and vehicular access thereto has been designed to accommodate and provide safe access for passenger vehicles, emergency vehicles, delivery trucks, and refuse collection vehicles.
The City Traffic Engineer reviewed and accepted both the parking demand analysis and the revised parking lot layout.
4. Direct vehicular access to Via Lido Plaza will be maintained by the existing driveway and easement located just west of the intersection of Finley Avenue and Newport Boulevard. The main entry to the hotel at Finley Avenue includes adequate parking spaces and vehicular area to accommodate short-term registration and valet parking without conflicting with vehicle access to Via Lido Plaza. The parking control gate at 32nd Street is designed and setback sufficiently to avoid conflicts along 32nd Street.
5. Closing the site to unrestricted vehicular access by the public through the site to 32nd Street would discontinue direct vehicular access to Via Lido Plaza through an existing access gate located near the former Fire Station No. 2. Despite the closure of this access point, adequate vehicular access to Via Lido Plaza for cars, delivery trucks and emergency vehicles is currently provided by an existing driveway at Finley Avenue and an existing driveway from Via Lido. Large delivery trucks and fire trucks can access both parking areas at Via Lido Plaza based upon information contained in a letter from 16-206
Fuscoe Engineering dated April 27, 2014, that is included as part of the Response to Comments within the Certified Final EIR.
6. The Project is subject to the City's Outdoor Lighting requirements contained within Section 20.30.070 (Outdoor Lighting) of the NBMC.
7. Any rooftop mechanical equipment will continue to be fully enclosed or screened from view consistent with the NBMC.
8. The construction will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval shall be complied with.
Alcohol Sales
Finding:
D. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code.
Facts in Support of Finding:
The hotel with its restaurant, bar and lounges 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.
While the hotel is located in an area which has a higher concentration of alcohol licenses than some areas, the hotel will not operate a "public premises" and appropriate licensing and enforcement will be administered by the State Department of Alcoholic Beverage Control. The location of the Project in relationship to residential zoning districts, day care centers, hospitals, park facilities, places of worship, schools, other similar uses and uses that attract minors has been considered. Operational conditions recommended by the Police Department for the sale of alcoholic beverages, including the requirement to obtain an Operator License, will ensure compatibility with the surrounding uses and minimize alcohol related incidents.
2. The Property is in an area with a variety of land uses including commercial, retail, residential, and access the beach and bay. The operational characteristics have been conditioned to maintain the compatibility with surrounding land uses.
3. The Project does not involve an expansion of area devoted to alcohol sales and service.
The existing use has been in operation for approximately four years and has not proven detrimental.
Conditional Use Permit
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the NBMC, the following findings and facts in support of such findings are set forth as follows:
16-207
Finding:
E. The use is consistent with the General Plan and any applicable Specific Plan.
Facts in Support of Finding:
1. Fact in Support of Finding B.1 is hereby incorporated by reference.
2. The Property is not located within a specific plan area.
3. The Project maintains consistency with the following Newport Beach General Plan Goals and Policies:
• Goal LU 1, including Policies LU 1.1 and LU 1.6;
• Goal LU 2, including Policies LU 2.6 and LU 2.8;
• Goal LU 3, including Policy LU 3.2;
• Goal LU 4, including Policy LU 4.2;
• Goal LU 5.3, including Policies LU 5.3.5 and LU 5.3.6; • Goal LU 5.6, including Policies LU 5.6.1, LU 5.6.2 and 5.6.3; • Goal LU 6.1, including Policy LU 6.1.1;
• Goal LU 6.8, including Policies LU 6.8.1 and LU 6.8.2; • Goal LU 6.9, including Policy LU 6.9.1;
• Goal CE 2.1, including Policy CE 2.1.1;
• Goal CE 2.2, including Policy CE 2.2.6;
• Goal CE 5.1, including Policy CE 5.1.2;
• Goal CE 7.1, including Policy CE 7.1.1;
• Goal NR 1, including Policy NR 1.1;
• Goal NR 3, including Policies NR 3.4, NR 3.9, NR 3.10, NR 3.11, and NR 3.20; • Goal NR 8, including Policy NR 8.1;
• Goal NR 18, including Policies NR 18.1 and NR 18.3; and • Goal NR 20, including Policies NR 20.1 and NR 20.2.
4. The City Council concurred with the conclusion of the consistency analysis of the proposed project with these goals and policies provided in the final EIR (FEIR). All mitigation measures specified in the Mitigation Monitoring and Reporting Program have been incorporated as conditions of approval to ensure this consistency is maintained.
Finding:
F. 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. Facts in Support of Findings A.1, B.2, B.7, C.3, C.6, and C.7 are hereby incorporated by reference. As conditioned, the Project will maintain compliance with all applicable NBMC standards.
16-208
2. The hotel will continue to provide alcohol sales in conjunction with late night hours and as such, the operator is required to obtain a new Operator License from the Police Department pursuant to Chapter 5.25 of the NBMC. This requirement is included in the conditions of approval.
Finding:
G. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity.
Facts in Support of Finding:
1. Facts in Support of Findings A.1, B.2, B.3, B.5, C.2, C.3, C.5, D.1 and D.3 are all hereby incorporated by reference.
2. The proposed modifications to the existing hotel and its accessory structures are not changing the use, such that operation of the Project will become incompatible with other existing and allowed uses in the vicinity. The added storage areas will help hotel staff be more efficient with less trips outside the building and the enlarged hallways will create more pre -function space to limit the amount of people outside during events. The new breakout rooms are intended to provide an enhanced accommodation that will serve the existing larger meeting and event rooms. Any events outside normal business operations will continue to be reviewed consistent with the provisions of the NBMC to ensure compatibility is maintained.
Finding:
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.
Facts in Support of Finding:
The Property is approximately 4.25 acres in size and can accommodate the Project, including adequate parking based upon Project's anticipated parking demand as analyzed in the Linscott Law & Greenspan parking demand analysis and based upon the parking analysis contained in Section 5.5 Traffic/Circulation of the Lido House EIR.
Additionally, the site also maintains a large, enhanced setback area comprising at least 20 percent of the site for public walkways, landscaping, and open space.
2. Implementation of the Project will include demolition of the former Fire Station No. 2 building and a reconfiguration of the driveway accessed from 32nd Street. The site will maintain direct access from 32nd Street and Newport Boulevard at the signalized intersection with Finley Avenue.
16-209
3. Adequate public and emergency vehicle access, public services, and utilities exist to accommodate the Project as concluded by the Lido House Hotel FEIR No. ER2014-003 (SCH#2013111022) (PA2013-217) and Addendum No. 2. The Project has also been reviewed and accepted in concept by the City Traffic Engineer and the Fire Department.
Finding:
1. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.
Facts in SUDDort of Findina:
1. The use has operated at this location for approximately four years and has not proven detrimental. The Project was also reviewed by the City's Code Enforcement Division and Police Department with no objection.
2. The Project is expected to enhance the hotel by providing additional accommodations and amenities for visitors. Operational conditions of approval are included to help ensure the use maintains harmony with the surrounding area.
3. The use authorized by this Conditional Use Permit is not a nightclub and its prohibition will avoid potential land use conflicts, nuisances, and police intervention potentially associated with nightclubs.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Planning Commission of the City of Newport Beach hereby recommends City Council approval and adoption of the following:
1. Addendum No. 2 to the Lido House Hotel Final Environmental Impact Report (SCH No. 2013111022) attached hereto as Exhibit "B" and incorporated herein by reference.
2. General Plan Amendment No. GP2020-004 attached hereto as Exhibit "C" and incorporated herein by reference.
3. Local Coastal Program Amendment No. LC2020-006 attached hereto as Exhibit "D" and incorporated herein by reference.
4. Zoning Code Amendment No. CA2022-003 attached hereto as Exhibit "E" and incorporated herein by reference.
16-210
Planning Commission Resolution No. PC2022-020
5. Site Development Review No. SD2020-008 and Conditional Use Permit No. UP2020- 039 based upon the findings above and subject to the conditions of approval attached as Exhibit "F" and incorporated herein by reference. If adopted by City Council and implemented by the Applicant, these approvals will replace and supersede the previous Site Development Review and Use Permits.
PASSED, APPROVED, AND ADOPTED THIS 21ST DAY OF JULY, 2022.
AYES: Ellmore, Harris, Klaustermeier, Kleiman, Lowrey, Rosene, and Weigand NOES: None
ABSTAIN: None
ABSENT: None
BY:
Lauren Kleiman, Chairman
BY: t-�2
Mark Rosene, Secretary
Attachment(s) - Exhibit A — Legal Description
Exhibit B — Addendum No. 2 to the Certified Final Lido House Hotel EIR Exhibit C — General Plan Amendment No. GP2020-004
Exhibit D — Local Coastal Program Amendment No. LC2020-006 Exhibit E — Zoning Code Amendment No. CA2022-003
Exhibit F — Conditions of Approval for Site Development Review No.
SD2020-008 and Conditional Use Permit No. UP2020-039
Exhibit G — Approved Project Plans
16-211
1WN:I131r_1
Legal Description
LEGAL DESCRIPTION:
THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF ORANGE, CITY OF NEWPORT BEACH, AND IS DESCRIBED AS FOLLOWS:
PARCEL 1:
THAT PORTION OF LOTS 3,6 AND 7 IN SECTION 28, TOWNSHIP 6 SOUTH, RANGE 10 WEST,
SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT FILED IN THE DISTRICT LAND OFFICE, DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE NORTHERLY LINE OF "THE HUDSON" WITH THE NORTHERLY PROLONGATION OF THE EASTERLY LINE OF LOT 21 IN BLOCK 431 OF "LANCASTER'S ADDITION TO NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 5, PAGE 14 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE NORTH 0'44'30" WEST ALONG SAID NORTHERLY PROLONGATION 400.00 FEET; THENCE WESTERLY PARALLEL WITH SAID NORTHERLY LINE AND LOT 1 IN BLOCK "A" OF SAID LANCASTER'S ADDITION TO NEWPORT BEACH 461.53 FEET TO A POINT IN THE EASTERLY LINE OF SAID CENTRAL AVENUE, AS SHOWN ON TRACT NO. 108, AS SHOWN ON A MAP RECORDED IN BOOK 2, PAGES 1 OF SAID MISCELLANEOUS MAPS; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID CENTRAL AVENUE 401.79 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE EASTERLY ALONG THE NORTHERLY OF SAID LOT 1 AND SAID NORTHERLY LINE OF "THE HUDSON" 495.33 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THE LAND DESCRIBED IN THE DEED ATTACHED TO THAT CERTAIN RESOLUTION NO. 3284 OF THE CITY COUNCIL OF NEWPORT BEACH, A CERTIFIED COPY OF WHICH RECORDED MARCH11, 1946 IN BOOK 1404, PAGE130 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
ALSO EXCEPTING THEREFROM THE LAND DESCRIBED AS PARCEL 2 IN DEED TO THE GRIFFITH COMPANY RECORDED MARCH 23, 1948 IN BOOK 1741, PAGE 174 OF SAID OFFICIAL RECORDS.
PARCEL 2:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 2 IN BLOCK "A" OF "LANCASTER'S ADDITION TO NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 5, PAGE 14 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE EASTERLY ALONG THE NORTHERLY LINE OF WASHINGTON AVENUE, NOW KNOWN AS 32ND STREET, TO
THE INTERSECTION WITH THAT PORTION OF THE BULKHEAD LINE ESTABLISHED BY THE WAR DEPARTMENT IN 1936 AND SHOWN ON THE WAR DEPARTMENT MAP OF NEWPORT BAY SHOWING HARBOR LINE, EXTENDING BETWEEN BULKHEAD STATION NO.124 AND BULKHEAD STATION NO.125; THENCE NORTH 27'30'00" WEST ALONG SAID BULKHEAD LINE TO ITS INTERSECTION WITH THE NORTHERLY LINE OF "THE HUDSON" AS SHOWN ON SAID MAP OF LANCASTER'S ADDITION; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID "THE HUDSON" TO THE NORTHEAST CORNER OF LOT 1 OF SAID BLOCK"A"; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOTS 1 AND 2 TO THE POINT OF BEGINNING.
16-212
PARCEL 3:
THAT PORTION OF LOT 3 OF TRACT NO. 1117, AS SHOWN ON A MAP RECORDED IN BOOK 35, PAGES 48 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, TOGETHER WITH THAT PORTION OF THE 20.00 FOOT ALLEY AS VACATED BY RESOLUTION NO. 3280 OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, A CERTIFIED COPY OF WHICH RECORDED MARCH 11, 1946 IN BOOK 1400, PAGE 189 OF OFFICIAL RECORDS OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEASTERLY CORNER OF SAID LOT 3; THENCE NORTH 0'44'30" WEST ALONG THE EASTERLY LINE OF SAID LOT 3, A DISTANCE OF 90.00 FEET; THENCE NORTH 40'47'07" WEST 170.97 FEET TO A POINT IN THE WESTERLY LINE OF SAID 20.00 FOOT ALLEY; THENCE SOUTH 0'44'30" EAST ALONG THE WESTERLY LINE OF SAID ALLEY 220.89 FEET TO THE SOUTHWESTERLY CORNER OF TRACT NO. 907, AS SHOWN ON A MAP RECORDED IN BOOK 28, PAGES 25 TO 36 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE NORTH 89'1530" EAST ALONG THE SOUTHERLY LINE OF SAID TRACT NO. 907 AND SAID LOT 3, A DISTANCE OF 110.00 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THE LAND DESCRIBED AS PARCEL 1 IN DEED TO THE GRIFFITH COMPANY RECORDED MARCH 23, 1948 IN BOOK 1741, PAGE 174 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
ALSO EXCEPTING THEREFROM THE LAND DESCRIBED IN DEED TO THE GRIFFITH COMPANY RECORDED JUNE 15, 1953 IN BOOK 2520, PAGE 577 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
PARCEL 4-
THAT PORTION OF LOT 3 OF TRACT NO. 1117, AS SHOWN ON A MAP RECORDED IN BOOK 35, PAGE 48 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEASTERLY CORNER OF SAID LOT 3; THENCE NORTH 0'44'30" WEST 74.46 FEET ALONG THE EAST LINE OF SAID LOT TO THE MOST SOUTHERLY CORNER OF THE LAND DESCRIBED AS PARCEL 1 IN DEED TO THE GRIFFITH COMPANY RECORDED MARCH 23, 1948 IN BOOK 1741, PAGE 174 OF OFFICIAL RECORDS OF SAID ORANGE COUNTY, SAID POINT BEING THE TRUE POINT OF BEGINNING; THENCE NORTH 40'47'07"
WEST ALONG THE SOUTHWESTERLY LINE OF SAID LAND OF GRIFFITH COMPANY, A DISTANCE OF 69.945 FEET; THENCE NORTH 89'1630" EAST 45.00 FEET TO THE EAST LINE OF SAID LOT 3; THENCE SOUTH 0'44'30" EAST 53.54 FEET TO THE TRUE POINT OF BEGINNING.
PARCEL 5:
LOTS ONE (2) AND TWO (2) IN BLOCK "A" OF "LANCASTER'S ADDITION TO NEWPORT BEACH' AS SHOWN ON A MAP RECORED IN BOOK 5, PAGE 14 OF MISCELLANEOUS MAPS, RECORDS
OF ORANGE COUNTY, CALIFORNIA
16-213
1WO1 19
Addendum No. 2 to the Certified Final Lido House Hotel EIR (The Final EIR, Addendum No. 1, and Addendum No. 2 are all available at www.newportbeachca.gov/CEQA within the "Lido House Hotel" folder due to size.) 16-214
EXHIBIT C
General Plan Amendment No. GP2020-004
Amend Table LU1 to modify the "Visitor Serving Commercial — Lido Village—CV-LV" land use category as follows:
Land Use Category Uses Density/Intensity
VISITOR SERVING The CV-LV category is intended to allow for a As specified by Table LU2 COMMERCIAL — LIDO range of accommodations (e.g. hotels, motels, VILLAGE—CV-LV hostels), goods, and services intended to primarily serve visitors to the City of Newport
Beach. o fire station is allowed in its curront
location. Limited Use Overnight Visitor
Accommodations and residences are not
allowed
Amend Table LU2 to modify Anomaly Number 85 as shown in the following table:
Table
LU2 Anomaly Locations
Anomaly
Statistical
Land Use
Designation
Development
Limits
Development
Limit (Other)
Additional
Information
Number
Area
Accessory commercial
floor area is allowed in
conjunction with a hotel
1n�g
and it is included within
85 B5
CV-LV
the hotel development
118,573 sf of hotel
limit. Municipal
facilities are not
restricted or included in
any development limit.
16-215
I*:1:111191]
Local Coastal Program Amendment No. LC2020-006
Amend Table 2.1.1-1 of the Coastal Land Use Plan as follows:
TableCategories
Land Use Category
Uses
Density/Intensity
The CV-LV category is intended to allow for
a range of accommodations (e.g. hotels,
motels, hostels), goods, and services
intended to primarily serve visitors to the
1/l�0
City of Newport Beach. A fire s+a+,„" ;S
CV-LV
allowed ;
" ;+s ,. ��rro"+ �,,,.a+,„" Limited Use
118,573 gross square feet raet
Visitor -Serving
Overnight Visitor Accommodations and
inGlUd;",., a fire s+a+;,," n f;,-o
Commercial —
c+'+`„" ""„ "„+ ,,,.,.""„ ,,,,,,-o
residences are not allowed. Note: The CV-
Lido Village
LV (Visitor Serving Commercial - Lido
o of the totai
PFq
Village) category applies to the former City
Hall Complex that includeds Fire Station # 2
(3300 Newport Boulevard and 475 32nd
Street).
Amend Policy 4.4.2-1 of the Coastal Land Use Plan as follows:
4.4.2-1. Maintain the 35-foot height limitation in the Shoreline Height Limitation Zone, as graphically depicted on Map 4-3, except for the following sites:
A. Marina Park located at 1600 West Balboa Boulevard: A single, up to maximum 73-foot- tall faux lighthouse architectural tower, that creates an iconic landmark for the public to identify the site from land and water as a boating safety feature, may be allowed. No further exceptions to the height limit shall be allowed, including but not limited to, exceptions for architectural features, solar equipment or flag poles. Any architectural tower that exceeds the 35-foot height limit shall not include floor area above the 35-foot height limit, but shall house screened communications or emergency equipment, and shall be sited and designed to reduce adverse visual impacts and be compatible with the character of the area by among other things, incorporating a tapered design with a maximum diameter of 34-feet at the base of the tower. Public viewing opportunities shall be provided above the 35-feet, as feasible. (Resolution 2013-44)
B. Former City Hall Complex at 3300 Newport Blvd and 475 32nd Street (the site):
• At least 75% of the total area of the site shall be 35 feet in height or lower. • Buildings and structures up to 55 feet in height with the peaks of sloping roofs and elevator towers up to 60 feet in height, provided it is demonstrated that development does not adversely impact public views. 16-216
• Architectural features such as domes, towers, cupolas, spires, and similar structures may be up to 65 feet in height.
• Buildings and structures over 35 feet in height, including architectural features, shall not occupy more than 25 percent of the total area of the site.
• Buildings and structures over 45 feet in height, architectural features, shall not occupy more than 15 percent of the total area of the site. . With the exGeption of a fire station—,a&l buildings and structures over 35 feet in height, including architectural features, shall be setback a minimum of 60 feet from the Newport Boulevard right-of-way and 70 feet from the 32nd Street right-of-way.
•fore station may he IOGated i��� Urre�ooGation and may he yin to 40 leet On height. A fore station may inGlude arGhiteGtUral features up to 45 in height to house and cnreen essential equipment.
• The purpose of allowing limited exceptions to the 35-foot height limit on this site is to promote vertical clustering resulting in increased ublicl wally accessible on -site open space and architectural diversity while protecting existing coastal views and providing new coastal view opportunities. (Resolution 2016-29)
Amend the row entitled "Side [Setbacks] (Street Side)" in Table 21.20-2 (Development Standards for Commercial Coastal Zoning Districts) of Section 21.20.030 (Commercial Coastal Zoning Districts General Development Standards) of Title 21 (Local Coastal Program Implementation Plan) of the NBMC to read as follows:
TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS Development
Feature
CC
CG
CM
CN
CV
CV-LV
OG
Additional
Requirements
Side (Street
0 0
0 0
0 32nd Street:
15 ft.
side)
1 ft. for below grade structures;
1 ft. for structures up to 35 ft. in
height;
70 ft. for structures over 35 ft. in
height (4)(5)
Via Oporto:
0 Amend the row entitled "Floor Area Ratio" in Table 21.20-2 (Development Standards for Commercial Coastal Zoning Districts) of Section 21.20.030 (Commercial Coastal Zoning 16-217
Districts General Development Standards) of Title 21 (Local Coastal Program Implementation Plan) of the NBMC to read as follows:
TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS Development
Additional
Feature
CC
CG
CM
CN
CV
CV-LV
OG
Requirements
Floor Area
0.75 0.75
0.50 0.30
1.50 1n2,47n
1.30 Ratio (2)(3)(4)
118,573 sf (9)
Amend the rows related to "Height" in Table 21.20-2 (Development Standards for Commercial Coastal Zoning Districts) of Section 21.20.023 (Commercial Coastal Zoning Districts General Development Standards) of Title 21 (Local Coastal Program Implementation Plan) of the NBMC to read as follows:
TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS Development
Feature
CC
CG
I CM
CN
I CV
CV-LV
OG
Additional
Requirements
Height
Maximum allowable height of structures without discretionary approval. See Section 21.30.060 (Height Limits and Exceptions) for height measurement requirements. See Section 21.30.060(C) (Increase in Height Limit) for possible increase in height limit.
Within
Shoreline
Height Limit
Zone
26 ft. with flat roof; less than
3/12 pitch
31 ft. with sloped roof; 3/12
or greater pitch
55 ft. with flat
w+tli flat root
Section 21.30.06
0 See CLUP Policy
4.4.2-1
-55�.
less tha,^ 2/2rAA
roof, less than
3/12 roof
n
-
69 ft. w+th SIE)Ped
ip.tch;
60 ft. with
roof, 342 Yeef
pitch
or greater (6)(7)
26 ft. with flat roof;
sloped roof.
3/12 roof pitch
less than 3/12 pitch
or greater
(2(6)M
31 ft. with sloped
roof; 3/12 or greater
ip tch
Not within
Shoreline
Height Limit
Zone
32 ft. with flat roof; less than
3/12 pitch
37 ft. with sloped roof; 3/12
or greater pitch
N/A
4A
32 ft. with flat roof;
less than 3/12 pitch
37 ft. with sloped
roof; 3/12 or greater
ip tch
16-218
TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS Development
Feature
CC
CG
CM
CN
CV
CV-LV
OG
Additional
Requirements
Within High
Rise Height
Area (See Figure
H-1, attached to
N/A
300 ft.
N/A
the ordinance
300 ft.
codified in this
Implementatio
n Plan).
Amend the footnotes for Table 21.20-2 (Development Standards for Commercial Coastal Zoning Districts) of Section 21.20.020 (Commercial Coastal Zoning Districts General Development Standards) of Title 21 (Local Coastal Program Implementation Plan) of the NBMC to read as follows:
Notes:
(1) All development and the subdivision of land shall comply with the requirements of Section 21.30.025 (Coastal Zone Subdivisions).
(2) In the CG Coastal Zoning District, when 0.3/0.5 is shown on the Coastal Zoning Map, the FAR may be increased to a maximum of 0.5 when two or more legal lots are merged to accommodate larger commercial development projects.
(3) Portions of legal lots that are submerged lands or tidelands shall be included in the land area of the lot for the purpose of calculating the allowable floor area for structures. (4) The specific floor area limitations for each coastal zoning district are identified on the Coastal Zoning Map.
fQ{6-) Architectural features such as domes, towers, cupolas, spires, and similar structures may be up to sixty-five (65) feet in height.
Amend Subsection (D)(15) of Section 21.30.060 (Height Limits and Exceptions) of Title 21 (Local Coastal Program Implementation Plan) of the NBMC to read as follows:
15. Lido House Hotel. At the former City Hall, 3300 Newport Boulevard and 475 32nd Street:
16-219
a. At least seventy-five (75) percent of the total area of the site shall be thirty-five (35) feet in height or lower.
b. Buildings and structures up to fifty-five (55) feet in height with the peaks of sloping roofs and elevator towers up to sixty (60) feet in height provided it is demonstrated that development does not adversely materially impact public views.
c. Architectural features such as domes, towers, cupolas, spires, and similar structures may be up to sixty-five (65) feet in height.
d. Buildings and structures over thirty-five (35) feet in height, including architectural features, shall not occupy more than twenty-five (25) percent of the total area of the site. e. Buildings and structures over forty-five (45) feet in height, including architectural features, shall not occupy more than fifteen (15) percent of the total area of the site. f. With the-eXeeptien of a fire station, aAII buildings and structures over thirty-five (35) feet in height, including architectural features, shall be set back a minimum of sixty (60) feet from the Newport Boulevard right-of-way and seventy (70) feet from the 32nd Street right-of-way. 16-220
Zoning Code Amendment No. CA2022-003
Amend Section 20.14.010 (Zoning Map Adopted by Reference) of the Newport Beach Municipal Code (NBMC) to modify Anomaly Number 85 as follows:
Anomaly
Development
Development Limit
Information
Number
Limits(Other)Additional
Accessory commercial floor area is
1n�g
allowed in conjunction with a hotel and it is
85 included within the hotel development
118,573 sf of hotel
limit. Municipal facilities are not restricted
or included in any development limit.
Amend the row entitled "Setbacks" in Table 2-7 (Development Standards for Commercial Retail Zoning Districts) of Section 20.20.030 (Commercial Zoning Districts General Development Standards) of Title 20 (Planning and Zoning) of the NBMC to read as follows:
TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS Development
Additional
Feature
CC
CG
CM
CN
CV
CV-LV
Requirements
Setbacks
Minimum setbacks required for primary structures. See Section 20.30.110(D) (Allowed Encroachments into Setback Areas) for setback measurement, allowed projections into setbacks, and exceptions.
0 0
0 0
0 Newport Blvd:
Front
1 ft. for below grade
structures;
20 ft. for structures up to 35
ft. in height;
60 ft. for structures over 35
ft. in height
Side (interior,
each):
Abutting
0 0
0 0
0 1 ft. for below grade
nonresidential
structures;
5 ft. for above grade
structures
Abutting
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
residential
16-221
TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS Development
Feature
CC
CG
CM
CN
CV
CV-LV
Additional
Requirements
Side (Street side)
0 0
0 0
0 32nd Street:
1 ft. for below grade
structures;
1 ft. for structures up to 35 ft.
in height;
70 ft. for structures over 35
ft. in height (4)
Via Oporto:
0 Rear:
Abutting an alley
10 ft.
10 ft.
10 10 ft.
10 5 ft.
ft.
ft.
Not abutting an
0 0
0 0
0 0
alley
Abutting
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
residential
Amend the row entitled "Height" in Table 2-7 (Development Standards for Commercial Retail Zoning Districts) of Section 20.20.030 (Commercial Zoning Districts General Development Standards) of Title 20 (Planning and Zoning) of the NBMC to read as follows:
TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS Additional
Development Feature CC CG CM CN CV CV-LV Requirements
Height Maximum allowable height of structures without discretionary approval. See Section 20.30.060 (Height Limits and Exceptions) for height measurement requirements. See Section 20.30.060(C) (Increase in Height Limit) for possible increase in height limit.
Within Shoreline Height
Limit Zone
Not within Shoreline Height
Limit Zone
26 ft. with flat roof,
less than 3/12 pitch
31 ft. with sloped roof,
3/12 or greater pitch
32 ft. with flat roof,
less than 3/12 pitch
55 ft. with flat roof, less than
3/12 roof pitch;
60 ft. with sloped roof, 3/12
roof pitch or greater (4)(�
N/A
20.30.060
See CLUP Policy4.4.2-
1 16-222
TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS Development Feature
CC CG CM CN CV
37 ft. with sloped roof;
CV-LV
Additional
Requirements
3/12 or greater pitch
Within High Rise Height
Area (See Figure H-1,
300
N/A
attached to the ordinance
codified in this title).
Amend the footnotes for Table 2-7 (Development Standards for Commercial Retail Zoning Districts) of Section 20.20.030 (Commercial Zoning Districts General Development Standards) of Title 20 (Planning and Zoning) of the NBMC to read as follows:
Notes:
(1) All development and the subdivision of land shall comply with the requirements of Title 19 (Subdivisions).
(2) In the CG Zoning District, when 0.3/0.5 is shown on the Zoning Map, the FAR may be increased to a maximum of 0.5 when two or more legal lots are merged to accommodate larger commercial development projects in compliance with General Plan Policy LU 6.19.13 and Title 19 (Subdivisions). (3) Portions of legal lots that are submerged lands or tidelands shall be included in the land area of the lot for the purpose of calculating the allowable floor area for structures.
Lj){� Architectural features such as domes, towers, cupolas, spires, and similar structures may be up to 65 feet in height.
16-223
Conditions of Approval
Site Development Review No. SD2020-008
Conditional Use Permit No. UP2020-039
Planning Division
1. The Project shall be in substantial conformance with the approved plans attached as Exhibit G of this Resolution except as modified by applicable conditions of approval.
2. Site Development Review No. SD2020-008 and Conditional Use Permit No. UP2020- 039 shall expire unless exercised within 24 months from the date of approval of a Coastal Development Permit unless an extension is otherwise granted by the Community Development Director or the Planning Commission by referral or appeal.
3. Prior to the issuance of building permits, approval from the California Coastal Commission is required.
4. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval.
5. All development shall be implemented in compliance with all mitigation measures contained within the approved Mitigation Monitoring and Reporting Program of the Lido House Hotel, Final Environmental Impact Report No. ER2014-003 (SCH#2013111022).
6. The Applicant shall comply with all federal, state, and local laws. Violation of any of those laws in connection with the use may be cause for modification or revocation of Site Development Review No. SD2020-008 and Conditional Use Permit No. UP2020- 039.
7. Approval of this Site Development Review and Conditional Use Permit authorize a hotel which is intended for occupancy by transients for dwelling, lodging, or sleeping purposes for periods of thirty (30) days or less. The selling of timeshares or any other form of fractional ownership of the hotel shall be prohibited. Additionally, no portion of the hotel shall be rented or otherwise used for residential purposes.
8. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
9. A copy of the Resolution approving Site Development Review No. SD2020-008 and Conditional Use Permit No. UP2020-039, including the conditions of approval within Exhibit "A" shall be incorporated into the final approved Building Division and field sets of plans prior to issuance of the building permits.
10. Prior to the issuance of a building permit, the Applicant shall submit a landscape and 16-224
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Department and the Municipal Operations Department. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. The irrigation system shall be adjustable based upon either a signal from a satellite or an on -site moisture -sensor. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer.
11. All landscape materials and landscaped areas shall be installed and maintained in accordance with the approved landscape plan. 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.
12. Reclaimed water shall be used whenever available, assuming it is economically feasible.
13. Water leaving the project site due to over -irrigation of landscape shall be minimized. If an incident such as this is reported, a representative from the Code and Water Quality Enforcement Division of the City Manager's Office shall visit the location, investigate, inform and notice the responsible party, and, as appropriate, cite the responsible party and/or shut off the irrigation water.
14. Watering shall be done during the early morning or evening hours (between 4 p.m. and 9 a.m.) to minimize evaporation the following morning.
15. Water shall not be used to clean paved surfaces such as sidewalks, driveways, parking areas, etc. except to alleviate immediate safety or sanitation hazards. Parking areas and vehicular driveways shall be swept on a weekly basis.
16. Prior to the final of building permits, the Applicant shall schedule an inspection by the Planning Division to confirm that all landscaping was installed in accordance with the approved plan.
17. All proposed signs shall be in conformance with applicable provisions of the Zoning Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. The final location of the signs shall be reviewed by the City Traffic Engineer and shall conform to City Standard 110-L to ensure that adequate sight distance is provided. All signs shall be architecturally compatible and made with high quality, durable materials. Cabinet signs are prohibited.
18. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent sites or create a public nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero 16-225
cut-off fixtures and light standards shall not exceed 20 feet in height.
19. Prior to the issuance of building permits, the Applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Division.
20. The Property shall be illuminated for security and 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 nuisance to surrounding property. The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated.
21. Prior to issuance of the certificate of occupancy, the Applicant shall schedule an evening inspection by the Planning Division to confirm control of light and glare as required by applicable provisions of the Zoning Code and the conditions of approval.
22. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons and any events conducted on the project site, food service operations, delivery/loading operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code
23. All mechanical equipment shall be screened from view of consistent with the Zoning Code and shall be sound attenuated in accordance with Chapter 10.26 of the NBMC, Community Noise Control.
24. Trash receptacles for patrons shall be conveniently located both inside and outside of the facility and shall be routinely emptied. All trash shall be stored within the building or within trash bins stored within trash enclosure(s).
25. 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 as necessary.
26. Storage of any materials outside of the buildings or in parking areas property shall be prohibited.
27. The trash enclosure shall accommodate a minimum of four, 4-foot by 6-foot trash bins and shall include doors and a roof structure to screen the contents of the enclosure. 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.
28. The construction and equipment staging areas shall be located in the least visually prominent area on the site and shall be properly maintained and/or screened to minimize potential unsightly conditions.
16-226
29. A six -foot -high screen and security fence shall be placed around the construction site during construction. Construction equipment and materials shall be properly stored on the site when not in use.
30. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman.
31. Construction activities which produce loud noise that disturb, or could disturb a person of normal sensitivity who works or resides in the vicinity, shall be limited to the weekdays between the hours of 7 a.m. and 6:30 p.m. No such noise occurrences shall occur at any time on Saturdays, Sundays or federal holidays.
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 House Hotel Expansion including, but not limited to, the General Plan Amendment No. GP2020-004, Local Coastal Program Amendment No. LC2020-006, Zoning Code Amendment No. CA2022-003, Site Development Review No. SD2020-008, Conditional Use Permit No. UP2020-039; and/or the City's related California Environmental Quality Act determinations and the certification of the Final Environmental Impact Report No. ER2014-003 (SCH#2013111022) and Addendum No.
2. 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. Applicant shall not be required to indemnify the City from any lawsuit, or damages, costs, attorneys' fees, or other expenses related thereto, that is brought by any person or entity that is currently a party to litigation initiated by the City related to the former city hall site, including the former Fire Station No. 2 site.
Building Division
33. The Applicant is required to obtain all applicable permits from the City's Building Division and Fire Department for demolition and construction. The construction plans must comply with the most recent, City -adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. The construction plans must comply with the California Green Building Standards Code.
34. A grading bond shall be required prior to grading permit issuance. 16-227
35. A geotechnical report shall be submitted to the Building Division for review prior to grading permit issuance.
36. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project Applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality.
37. Prior to issuance of grading permits, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Department and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur.
38. A drainage and hydrology study shall be submitted prior to grading permit issuance.
39. A wheelchair -accessible path of travel shall be provided from Finley Avenue, Newport Boulevard, and 32nd Street including public transportation areas to all guest rooms and facilities. Proposed wood shingles shall be Class A.
40. Fire Sprinkler System shall be Type 13.
Fire Department
41. The Applicant shall provide an exiting analysis for all new assembly spaces.
42. New buildings shall have approved radio coverage for emergency responders within the building based on the existing coverage levels of the public safety communication systems utilized by the jurisdiction, measured at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. If the existing structure has an emergency responder radio coverage system, the addition shall be accounted for and improvement shall be made to the system unless testing by a third party determines that it is not required.
43. A fire flow determination consistent with Newport Beach Fire Department Guideline B.01 "Determination of Required Fire Flow" shall be required for the proposed buildings prior to the issuance of a building permit. The fire flow information shall be included on final building drawings.
44. All weather access roads shall be installed and made serviceable prior to and during time of construction.
45. Fire hydrants shall be required to be located within 400 feet of all portions of the building subject to the review and approval of the Newport Beach Fire Department. Additional 16-228
hydrants may be required dependent on fire flow calculations. All existing and proposed fire hydrants within 400 feet of the project site shall be shown on the final site plan.
46. Blue hydrant identification markers shall be placed adjacent to fire hydrants consistent with Newport Beach Fire Department guidelines.
47. A fire apparatus access road shall be provided to within 150 feet of all exterior walls of the first floor of the building. The route of the fire apparatus access road shall be approved by the Fire Department. The 150 feet is measured by means of an unobstructed route around the exterior of the building. Newport Beach Fire Department Guideline C.01 "Emergency Fire Access: Roadways, Fire Lanes, Gates and Barriers."
48. Minimum width of a fire access roadway shall be 20 feet, no vehicle parking allowed.
The width shall be increased to 26 feet within 30 feet of a hydrant, no vehicle parking allowed. Access roads shall have an unobstructed vertical clearance of not less than 13 feet, 6 inches. Newport Beach Fire Department Guideline C.01.
49. Apparatus access roads must be constructed of a material that provides an all weather driving surface and capable of supporting 72,000 pounds imposed load for fire apparatus and truck outrigger loads of 75 pounds per square inch over a two foot area.
Calculations stamped and signed by a registered professional engineer shall certify that the proposed surface meets the criteria of an all weather driving surface and is capable of withstanding the weight of 72,000 pounds, Newport Beach Fire Department Guideline C.01.
50. Vehicle access gates or barriers installed across fire apparatus access roads shall be in accordance with the Newport Beach Fire Department Guidelines and Standards C.01 "Emergency Fire Access: Roadways, Fire Lanes, Gates, and Barriers." The minimum width of any gate or opening necessary or required as a point of access shall be not less than 14 feet unobstructed width. As amended by Newport Beach, California Fire Code Section 503.6.1.
51. All security gates shall have a Knox -box override and an approved remote opening device. Newport Beach Fire Department Guideline C.01.
52. Fire lanes shall be identified as per Newport Beach Fire Department Guideline C.02.
53. An automatic fire sprinkler system will be required and shall be installed as per California Fire Code Section 903.
54. The underground fire line will be reviewed by the fire department. A separate submittal is required which requires an "F" Permit. The underground fire line is a separate submittal (cannot be part of the overhead fire sprinkler plans, nor precise or rough grading plans) and must be designed as per N.B.F.D. Guideline F.04 "Private Hydrants and Sprinkler Supply Line Underground Piping."
55. Standpipes systems shall be provided as set forth in California Fire Code Section 905. 16-229
56. Hood Fire Suppression system will be required for cooking appliances and plans must be submitted to the fire department for approval prior to installation.
57. A fire alarm system will be required and shall be installed as per California Fire Code Section 907.
58. Fire extinguishers are required and shall be located and sized as per the California Fire Code.
59. Emergency power shall be provided for exit signs as required in Section 1013.6.3. The system shall be capable of powering the required load for a duration of not less than 90 minutes.
60. Public Safety Radio System Coverage (800 MHz firefighter's radio system) shall be provided as per Newport Beach Fire Department Guideline D.05.
61. Premises identification shall be provided as City of Newport Beach amended California Fire Code Section 505.1.1. Addresses shall be placed above or immediately adjacent to all doors that allow fire department access. In no case shall the numbers be less than four inches in height with a one-half inch stroke.
62. Fireplaces and fire pit clearances shall be provided as per manufacturer's recommendations and/or California Mechanical Code requirements.
63. Awnings and canopies shall be designed and installed as per California Building Code Section 3105 with frames of noncombustible material, fire -retardant -treated wood, wood of Type IV size, or 1-hour construction with combustible or noncombustible covers and shall be either fixed, retractable, folding or collapsible.
64. All building and structures with one or more passenger service elevators shall be provided with not less than one medical emergency service elevator to all landings. The medical emergency service elevator shall accommodate the loading and transport of an ambulance gurney or stretcher 24 inches by 84 inches with not less than 5-inch radius corner in the horizontal position. The elevator car shall be of such a size to accommodate a 24-inch by 84-inch ambulance gurney or stretcher with not less than 5- inch radius corners, in the horizontal, open position, shall be provided with a minimum clear distance between walls or between walls and door excluding return panels not less than 80 inches by 54 inches and a minimum distance from wall to return panel not less than 51 inches with a 42-inch side slide door as per California Building Code Section 3002.
65. Fire Master Plan shall be submitted to the Fire Prevention Division for approval. The plan shall include information on the following (but not limited to) subjects: fire department vehicle access to the project site, secondary emergency vehicle access, firefighter access (hose pull) around structures, fire lane identification, location of fire hydrants and other fire department appliances, and the location and type of gates or barriers that restrict ingress/egress.
16-230
66. Building permit plans shall be submitted to the Fire Department for plan check and approval prior to the issuance of building permits.
Public Works Department
67. All improvements shall be constructed as required by Ordinance and the Public Works Department.
68. An encroachment permit is required for all work activities and all non-standard improvements within the public right-of-way and public property.
69. Prior to building permit issuance, a final Construction Management Plan (CMP) shall be reviewed and approved by the Community Development Director and City Traffic Engineer.
70. Prior to building permit issuance, a final Parking Management Plan (PMP) shall be reviewed and approved by the Community Development Director and City Traffic Engineer.
71. The Applicant shall be required to construct fourteen (14) new public parking spaces along Via Oporto and shall coordinate with the City's Finance Department for the installation of parking meters and/or pay stations and signage.
72. All landscaping along Via Oporto adjacent to the fourteen (14) public parking spaces shall be maintained by the Applicant.
73. The reconfigured driveway approach along the 32nd Street frontage shall be constructed per City Standard.
74. The Applicant shall construct new planned improvements along 32nd Street between Newport Boulevard and Lafayette Avenue, including but not limited to, sidewalk, curb/gutter, striping, signage, driveway, street light relocation, parking meter post relocation, and roadway improvement. All work shall be per City Standards and approved by the Public Works Director. The cost shall be borne by the Applicant.
75. The public pedestrian easement along Newport Boulevard shall be a minimum of 8 feet in width and clear of any obstructions, unless otherwise approved by the Public Works and the Community Development Departments.
76. The Applicant shall reconstruct the existing broken and/or otherwise damaged concrete sidewalk panels, curb and gutter, and driveway approaches along the Newport Boulevard and 32nd Street frontages.
77. All existing curb ramps along the project frontages shall be upgraded to current ADA standards.
78. All improvements shall comply with the City's sight distance requirement. The project driveways shall be designed to accommodate adequate vehicular sight distance per City 16-231
Standard 105. Walls, signs, and other obstructions shall be limited to 30 inches in height and planting shall be limited to 24 inches in height within the limited use areas.
79. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector.
80. All on -site drainage shall comply with the latest City Water Quality requirements.
81. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at property line.
82. All new and existing water services (i.e., domestic, landscaping, or fire) shall have its own water meter and shall be protected by a City approved backflow assembly.
83. All new and existing sewer laterals shall have a sewer cleanout installed per STD-406- L.
84. Water and Wastewater demand studies shall be prepared and submitted for review and approval prior to approval of the Grading Plan. If studies show that there are impacts based on the peak demand flows calculated, improvements to the City's infrastructures will be required at the cost of the development.
85. All parking stalls and drive aisle widths shall be per City Standards 805-L-A and 805-L- B.
86. A Valet Operations Plan shall be reviewed and approved by the City Traffic Engineer and the Community Development Director prior to the issuance of a certificate of occupancy. Future changes to the plan shall also require the review and approval.
87. All valet operation shall be accommodated on -site at all times.
88. Tandem parking spaces shall be signed and used for valet parking only. They may be used for long-term reserved parking. They shall not be used for public parking.
89. All landscaping, hardscape, ground cover, and trees within the project site and along the Finley Avenue, Newport Boulevard, and 32nd Street frontages shall be maintained by the Applicant.
90. Remove pendant lighting along Finley Avenue to provide adequate vertical clearance.
Police Department
91. State Department of Alcoholic Beverage Control license types classified as "Public Premises" shall be prohibited.
92. If required by the State Department of Alcoholic Beverage Control, the Applicant shall provide the Chief of Police a statement of facts showing why the issuance of alcohol licenses for the proposed project would serve public convenience or necessity. 16-232
93. Approval of this Site Development Review and Conditional Use Permit does not permit the hotel or its restaurants, bars, lounge, or assembly areas to operate as a nightclub as defined by the Newport Beach Municipal Code, unless the Planning Commission first approves such permit.
94. Prior to final inspection of the building permit, the operator shall obtain an Operator License pursuant to Chapter 5.25 (Operator License) of the NBMC, unless it is determined the Operator License is not required. The Operator License may be subject to additional and/or more restrictive conditions to regulate and control potential late -hour nuisances associated with the operation facility.
95. Prior to occupancy and operation of the proposed hotel and its ancillary uses, a comprehensive security plan shall be submitted to the Newport Beach Police Department for review and approval.
96. 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.
97. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed except when offered in conjunction with food ordered from the a full service menu.
98. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted.
99. All persons selling alcoholic beverages shall be over the age of 21 and 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. 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.
100. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the NBMC. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) of the Newport Beach Municipal Code.
101. That no outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the hotel, hotel restaurant or lounge facility. 16-233
102. 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 surrounding residents. 103. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee.
104. 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.
105. There shall be no on -site radio, televisions, video, film, or other electronic media broadcasts, including recordings to be broadcasted at a later time, which include the service of alcoholic beverages, without first obtaining an approved Special Event Permit issued by the City of Newport Beach.
106. Any event or activity staged by an outside promoter or entity, where the Applicant, operator, 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 is prohibited.
107. The operator of the establishment 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 drink.
Real Property Manager
108. Prior to building permit issuance, the Applicant shall work with the City's Real Property Manager to modify the proposed landscaping around the greenhouse area, such that it does not restrict use of the surrounding area for events. 109. Prior to building permit issuance, the Applicant shall work with the City's Real Property Manager to enhance the western wall of the new breakout room by considering adding transom windows or some similar feature that breaks up the wall massing. 110. Prior to building permit issuance, the Applicant shall work with the City's Real Property Manager to ensure that adequate pedestrian paths of travel are provided connecting the hotel to the sidewalk and new public parking along Via Oporto. 111. Prior to building permit issuance, the Applicant shall pursue and execute a lease amendment.
16-234
112. The gates proposed for access through the new fencing along Newport Boulevard shall be removable and shall only be put in place during events. The pedestrian walkway shall always be freely open and accessible when an event is not occurring. 16-235
EXHIBIT G
Approved Project Plans
16-236
Attachment J
Correspondence
16-237
ANDREW M. COHN
July 19, 2022
Benjamin Zdeba
Senior Planner
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Re: 3001 Via Malaga, Unit 401, Newport Beach, CA
Dear Benjamin:
VIA -EMAIL
[email protected]
Thanks so much for your prompt reply this morning regarding the Lido House expansion and associated entitlements. As indicated, I own the unit on the corner of Via Oporto and Via Malaga which is most impacted by any improvements made to the subject site (former fire station). Per our discussion, I am supportive of the existing plan that was provided, but due to the concern for the location of trash dumpsters and any refuse area, I would like to see a stipulation that would prohibit any relocation of trash or trash enclosures to the land/property currently occupied by the fire station. This stipulation would prohibit any relocation of trash, trash enclosures, access etc. to the fire station. The purpose of such stipulation would be to secure that all of the trash enclosures remain in the current location now and in the future.
Additionally, an unintended consequence of a successful hotel are multiple pick ups of trash at all hours of the day. At the end of the evening, trash is dumped in those dumpsters and the current distance is acceptable, but anything closer would create noise interfering with our peaceful enjoyment of our property. In addition, the stipulation would protect from third parry dumping and securing the trash so vagrants could not gain access. Upon review, the plan presented, which is attached, seems reasonable with fencing, landscaping and gate controls. Thus, I would be supportive of this plan provided the additional stipulation described above is made a part of the case.
Should you or any Councilmembers have any questions regarding this correspondence or rational I am available at (602) 989-0700. Thank you for your consideration. 4sSincrely yours,
Cohn
Enclosures- Exhibits A, B, & C
2801 EAST CAMELBACK ROAD • SUITE 450 • PHOENIX, ARIZONA 85016 • (602) 248-8181 16-238
16-239
PN
(1 N
Lido House Hotel Expansion (PA2020-068)
Planning Commission, July 21, 2022
LOCATION
GENERAL PLAN
ZONING
CURRENT USE
Visitor Serving
Commercial Visitor-
ON -SITE
Commercial — Lido
Serving —Lido Village
Lido House Hotel and the
Village CV-LV
CV-LV
former Fire Station No. 2
NORTH
CV-LV
CV-LV
Via Lido Plaza Shopping Center
Mixed -Use Horizontal
Mixed -Use Cannery
SOUTH
(MU-H4)
Village/151h Street
Mixed -use buildings
MU-CV/15th St
General Commercial
Commercial General
EAST
CG
CG
Office building
WEST
Corridor Commercial
Commercial Corridor
Multi -tenant commercial
(CC)
CC
buildings
�a 0
0 UaOa PU �
5 16-240
IRE
I [mull
MP
■
6!1 1
NY�BI
® �: �rHrrlrl fir■■■■�■rle■■v
S—lr■� . �� rlrl �� a■■n '
��, � j � ruu�.au■����wi:r ■■FrllDna. � i
Nil
111011
20%OPEN SPACE REQUIRED: 34,458 SF
PROVIDED OPEN SPACE: 69,385± SF (38.4%) �/ /� T G
SURFACE PARKING AND ROADS: 56,805± SF
BUILDING COVERAGE: 54,572±SF
EXISTING LEASE LINE4.IMIT
HOTEL PARCEL' _'=171,501 SF
ADJACENT PARCEL=11,612 SF
TOTAL EXISTING PARCEL AREA=183,113 SF
i
PROPOSED LEASE LIN_Ej.Imrr
HOTEL PARL"EL _ =180.762 SF UOMN
DIFFERENCE ADDED TO VIA OPORTO R.O.W. FOR DEVELOPMENT
PROPOSED PUBLIC PARKING (COMMUNITY BENEFIT = 2,351 SF
PROPOSED LEASE LINE
INCLUDING THE ADJACENT
PARCEL = 180,762 SF
I
_ _ T O
F
M, aDJACENT
a I ,
SS
iLIDO HOUSE HOTEL
-- — — SIM PLAN
16-241
July 21, 2022, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher (iimmosher(a-)-yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. LIDO HOUSE HOTEL EXPANSION (PA2020-068)
There is a contradiction between the statement at the top of page 2 of the staff report, that:
"If approved, a coastal development permit amendment will also be required from the California Coastal Commission since it was the original review authority for the Lido House Hotel project,"
and that at the bottom of page 11 of the EIR Addendum (under "Requested Discretionary Actions"):
"The proposed changes to the project are not substantial and do not involve new approvals or amendments to the Coastal Commission's certification of LCP-5-NPB-14-0831-3." The staff report's conclusion that the changes are substantial seems the better one. If they were not, it is hard to see why they would require changes to the General Plan and LCP to implement.
On the other hand, the staff report seems less accurate than the EIR in stating on page 4 that "In February 2017, the Coastal Commission authorized the [previous] increase" in floor area.
The EIR appears to be correct about this, stating on page 7 the increase was "approved by the Coastal Commission on March 8, 2017."
Assuming the staff report is correct, it is interesting that in this case City staff acknowledges the CCC retains control over approving development inconsistent with the pre -certification CDP, as amended, whereas in the recent case of major modifications to the Newport Center Marriott Hotel and Spa, the Planning Commission was told the CCC had lost jurisdiction as a result of its certification of the LCP.
16-242