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HomeMy WebLinkAbout2014-82 - Approving Site Development Review No. SD2014-001, Conditional Use Permit No. UP2014-004, and Traffic Study No. TS2014-005 for the 130-Room Lido House Hotel Located at 3300 Newport Boulevard (PA2013-217)RESOLUTION NO. 2014-82 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING SITE DEVELOPMENT REVIEW NO. SD2014-001, CONDITIONAL USE PERMIT NO. UP2014-004, AND TRAFFIC STUDY NO. TS2014-005 FOR THE 130 -ROOM LIDO HOUSE HOTEL LOCATED AT 3300 NEWPORT BOULEVARD (PA2013-217) THE CITY COUNCIL 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 a property located at the northeast corner of the intersection of Newport Boulevard and 32nd Street on the Balboa Peninsula in the Lido Village area of the City (3300 Newport Boulevard), legally described in Exhibit "A-V and "A-2", requesting approval of a site development review, conditional use permit, and traffic study for the development and operation of a luxury, 130 -room hotel that would include, as originally proposed, 99,625 square feet of building area comprised of guestrooms, public areas, and back of house (operational) areas (the Lido House Hotel). The following approvals are requested or required in order to implement the Project as proposed: a. Site Development Review No. SD2014-001- A site development review application for the development of a luxury, 130 -room hotel called the "Lido House Hotel" and all appurtenant facilities including landscaping, parking, and public open space along Newport Boulevard and 32nd Street. Redevelopment of the Property includes the demolition of all structures on-site at 3300 Newport Boulevard but no demolition of Fire Station No. 2 and its appurtenant facilities. The project would include the provision of necessary utility connections to serve the proposed project and public improvements fronting the project site along Newport Boulevard and 32nd Street. b. Conditional Use Permit No. UP2014-004 - A Conditional Use Permit for the operation of the proposed hotel and accessory/ancillary uses including the sale of alcoholic beverages and the establishment of on-site parking management including the use of valet parking services. Accessory and ancillary uses to the hotel include, but are not limited to, retail uses, restaurants and bars, meeting rooms, day spa facilities including massage, and guest recreational areas. c. Traffic Study No. TS2014-005 - A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code. 2. On April 25, 2013, the City sent a surplus land notice consistent with Government Code §54222. No entities expressed an interest in acquiring the site for the development of affordable housing, parks and open space, or schools. 3. On June 5, 2014, the Planning Commission held a study session for the project in the City Hall Council Chambers, 100 Civic Center Drive, Newport Beach, on the DEIR and Project. City Council Resolution No. 2014-82 Page 2 4. On July 17, 2014, the Planning Commission was scheduled to conduct a public hearing for the project. However, to provide the public additional opportunity to review the staff report, the item was continued to August 7, 2014. The August 7, 2014 was canceled, so a special meeting was conducted on August 11, 2014. 5. The Planning Commission held a public hearing on August 11, 2014, in the City Hall Council Chambers, 100 Civic Center Drive, Newport Beach, California. A notice of the time, place and purpose of the aforesaid meeting was provided in accordance with CEQA and the Newport Beach Municipal Code ("NBMC" ). The environmental documents for the Project comprising the DEIR, Final Environmental Impact Report ("FEIR") which consists of Responses to Comments, and Mitigation Monitoring and Reporting Program ("MMRP"), the draft Findings and Facts in Support of Findings (Findings), Errata, staff report, and evidence, both written and oral, were presented to and considered by the Planning Commission at these hearings. 6. On August 11, 2014, the Planning Commission adopted Resolution No. 1952 by a vote of 5-0 recommending certification of the Lido House Hotel Final EIR (Commissioner Hillgren abstained and Commissioner Kramer absent) (ER2014-003, SCH No. 2013111022) the Former City Hall Amendments (PA2012-031) and Lido House Hotel (PA2013-217). 7. On August 11, 2014, the Planning Commission adopted Resolution No. 1953 by a vote of 5-0 recommending and approval of the Former City Hall Amendments (Commissioner Hillgren abstained and Commissioner Kramer absent) (PA2012-031) without a mixed- use/residential component and approval of the Lido House Hotel (PA2013-217). 8. The City Council held a public hearing September 9, 2014, in the City Hall Council Chambers, at 100 Civic Center Drive, Newport Beach, California. A notice of the time, place and purpose of the aforesaid meeting was provided in accordance with CEQA and the NBMC. The environmental documents for the Project comprising the Final EIR, including the Responses to Comments and Errata (revisions) to the Draft EIR, and the Mitigation, Monitoring and Reporting Program, staff report, and evidence, both written and oral, were presented to and considered by the City Council at the scheduled hearing, as the decision-making body of the lead agency, for certification as having been completed in compliance with the provisions of CEQA and State and local guidelines implementing CEQA. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION The Lido House Final Environmental Impact Report No. ER2014-003 (SCH No. 2013111022) was prepared for the Project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K-3. By Resolution No. 2014- 80, the City Council, having final approval authority over the Project, adopted and certified as complete and adequate the Lido House Final Environmental Impact Report No. ER2014-003 (SCH No. 2013111022), and adopted "Mitigation Monitoring and Reporting Program". Resolution No. 2014-80 is hereby incorporated by reference. City Council Resolution No. 2014-82 Page 3 SECTION 3. FINDINGS The site is located in proximity to commercial services, recreational uses, and transit opportunities with routine bus service provided along Newport Boulevard. The proposed General Plan Amendment provides for variety of land uses for the site including a luxury hotel that will to promote revitalization of the Lido Village area while ensuring neighborhood compatibility. The proposed hotel will serve visitors and residents and increase access opportunities in the Coastal Zone. SECTION 4. REQUIRED FINDINGS Site Development Review Finding: A. Allowed within the subject Zoning district; Facts in Support of Finding: A-1 The proposed 130 -room hotel including its proposed ancillary commercial uses (restaurant, bar, lounge, retail, meeting rooms and spa) project will be consistent with The MU -LV (Mixed -Use -Lido Village) zoning district and Section 20.22.020 (Mixed -Use Zoning Districts Land Uses and Permit Requirements) with the adoption of Zoning Code Amendment No. CA2012-003 that will allow visitor accommodations subject to the approval of a Conditional Use Permit. ---=- B. In 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; 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 f. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protections); and City Council Resolution No. 2014-82 Page 4 Facts in Support of Finding: B-1 The proposed 130 -room hotel project is consistent with the proposed Mixed Use Horizontal 5 (MU -H5) General Plan land use designation, proposed Mixed Use (MU) Coastal Land Use Plan category, and the proposed MU -LV (Mixed -Use -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, a fire station and/or public parking. B-2 The proposed MU -LV (Mixed -Use -Lido Village) 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). The proposed hotel building will be setback more 69 feet from Newport Boulevard, more than 15 feet from 32nd Street, and more than 62 feet from the northerly (interior) property line all in excess of the proposed standards. The height of the sloping roof of the 4 -story portion of the proposed hotel is less 58 feet, 5 inches and all other portions of the hotel are below this height. Lastly, the proposed site plan provides approximately 21.4% 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. B-3 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. The proposed building is over 69 feet from the Newport Boulevard. The portions of the hotel structure that will be three and four stories are located along the 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 will be approximately 240 feet from planned residential uses east of Via Oporto. 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. B-4 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 tail 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 City Council Resolution No. 2014-82 Page 5 roofs, tight overhangs, simple block massing, and wood siding all with a clear coastal theme consistent with the Lido Village Design Guidelines. B-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. B-6 The project is subject to the City's Water -Efficient Landscape Ordinance (Chapter 14.17 of NEMC) and compliance will be confirmed at plan check prior to issuing building permits. B-7 Consistent with Section 20.30.100 (Public View Protections), the Draft 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. Finding: C. The proposed development is 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: C-1 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 will include pedestrian paths, seating and landscape areas that will create a community focal point and providing connections to abutting uses. C-2 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 City Council Resolution No. 2014-82 Page 6 properties as demonstrated in Section 5.2 Aesthetics/Light and Glare of the Lido House Hotel EIR. C-3 The proposed surface parking lot provides 148 parking spaces (some tandem) 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 upon the parking analysis contained in Section 5.5 Traffic/Circulation of the Lido House EIR. 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. C-4 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 23 cars west of a proposed 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 conflicts along 32nd Street. C-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 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 Fuscoe Engineering dated April 27, 2014, that is included as part of the Response to Comments within the FEIR. C-6 The project is subject to the City's Outdoor Lighting requirements contained within Section 20.30.070 (Outdoor Lighting) of the Zoning Code. C-7 Roof -top mechanical equipment will be fully enclosed or screened from view consistent with the Municipal Code. C-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. Conditional Use Permit o_ • D. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code. City Council Resolution No. 2014-82 Page 7 Facts in Support of Finding: D-1 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 Newport Beach Municipal Code is maintained and that a healthy environment for residents and businesses is preserved. While the proposed 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. D-2 The subject property is located 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 of the proposed use with surrounding land uses. ME=* E. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: E-1 The proposed 130 -room hotel project is consistent with the proposed Mixed Use Horizontal 5 (MU -H5) General Plan land use designation, Mixed Use (MU) Coastal Land Use Plan category, and the MU -LV (Mixed -Use -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. E-2 The project site is not located within a Specific Pian area. E-3 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. 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. City Council Resolution No. 2014-82 Page 8 Facts in Support of Finding: F-1 See statements A-1, B-2, and B-7 in support of this finding F-2 As conditioned, the proposed project will comply with applicable Newport Beach Municipal Code standards. See also statements C-6, C-7, and C-7 in support of this finding. F-3 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 148 parking spaces (some tandem) 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 upon the parking analysis contained in Section 5.5 Traffic/Circulation of the Lido House EIR. 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. F-4 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. 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: G-1 See facts in support of Finding A, B, C, D, E and F above. 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: H-1 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. City Council Resolution No. 2014-82 Page 9 H-2 The site is directly accessible from Newport Boulevard at the signalized intersection with Finley Avenue. Additionally, the site is directly accessible from 32"d 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). The site includes Fire Station No. 2 and proposed modifications to the vehicle access of the fire station can be accommodated at Via Oporto and 32nd Street. Finding: I. 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 Support of Finding: 1-1 See facts in support of Findings A, B, C, D, E, F and H above. 1-2 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. Traffic Study In accordance with Section 15.40.030 (Traffic Phasing Ordinance) of the Municipal Code, the following findings and facts in support of such findings are set forth: Finding: J. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A [Chapter 15.40]. Facts in Support of Finding: J-1 A traffic study, titled "Lido House Hotel Traffic Impact Analysis" dated April 15, 2014, was prepared by RBF Consulting under the supervision of the City Traffic Engineer pursuant to the Traffic Phasing Ordinance (TPO) and its implementing guidelines (Appendix 11.3 to the Lido House Hotel EIR). Finding: K. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (8) can be made: City Council Resolution No. 2014-82 Page 10 95.40.030.B. 9 Construction of the project will be completed within 60 months of project approval, and 95.40.030.B.1(a) .The project will neither cause nor make an unsatisfactory level of traffic service at any impacted intersection. Facts in Support of Finding: K-1 Construction of the project is anticipated to be completed in 2017. If the project is not completed within sixty (60) months of this approval, preparation of a new traffic study will be required. K-2 The traffic study indicates that the project will increase traffic on 12 of the 20 study intersections by one percent or more during peak hour periods one year after the completion of the project and, therefore, an Intersection Capacity Utilization (ICU) analysis was prepared as specified by the TPO. The ICU analysis determined that the intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance, and no mitigation is required. K-3 Based on the weight of the evidence in the administrative record, including the traffic study, the implementation of the proposed project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach. L. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. Facts in Support of Finding: L-1 No improvements or mitigation are necessary because implementation of the proposed project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach. SECTION 5. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The City Council of the City of Newport Beach hereby approves Site Development Review No. SD2014-001, Conditional Use Permit No. UP2014-004, and Traffic Study No. TS2014-005 based upon the findings contained in this resolution and subject to the conditions of approval attached as Exhibit "B" and the project plans attached as Exhibit "C, incorporated herein by reference. City Council Resolution No. 2014-82 Page 11 2. Staff is hereby directed to correct any typographical or scrivener's errors in compiling the final documentation. This Resolution was approved, passed and adopted at a regular meeting of the City Council of the City of Newport Beach, held on the 9th of September, 2014. Rush N. Hill, II Mayor ATTEST: A ft- hw. - Leilani I. Brown, City Clerk City Council Resolution No. 2014-82 Page 12 Page I of EXHIBIT GGA - 99 LEGAL DESCRIPTION "LEASE PARCEL" THAT PORTION OF LOTS 6 AND 7 IN SECTION 28, TOWNSHIP 6 SOUTH, RANGE 10 WEST, SAN BERNARDINO MERIDIAN IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, TOGETHER WITH THOSE PORTIONS OF LOT 1 AND "THE HUDSON" OF "LANCASTER'S ADDITION TO NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 5 PAGE 14 OF MISCELLANEOUS MAPS; THAT PORTION OF LOT 3 OF TRACT NO. 1117, AS SHOWN ON A MAP RECORDED IN BOOK 35, PAGE 48 OF MISCELLANEOUS MAPS AND THAT PORTION OF A 20.00 FOOT ALLEY, AS ABANDONED BY THAT CERTAIN RESOLUTION NO. 3280 OF THE CITY COUNCIL OF SAID CITY, A CERTIFIED COPY OF WHICH WAS RECORDED MARCH 11, 1946 IN BOOK 1400, PAGE 189, ALL OF OFFICIAL RECORDS OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWESTERLY CORNER OF SAID LOT 3, THENCE ALONG THE WESTERLY LINE OF SAID LOT 3, NORTH 00009'03" EAST 128.00 FEET TO THE TRUE POINT OF BEGINNING, SAID POINT ALSO BEING THE SOUTHERLY CORNER OF PARCEL 1, AS SHOWN ON PARCEL MAP RECORDED IN BOOK 85, PAGES 1 AND 2 OF PARCELS MAPS, RECORDS OF SAID COUNTY; THENCE ALONG THE SOUTHERLY BOUNDARY OF SAID PARCEL 1, THE FOLLOWING FOUR (4) COURSES: 1. CONTINUING ALONG SAID WESTERLY LINE, NORTH 00°09'03" EAST 53.55 FEET; 2. NORTH 39053'38" WEST 108.61 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 351.15 FEET; 3. NORTHWESTERLY AND WESTERLY ALONG SAID CURVE 306.25 FEET THROUGH A CENTRAL ANGLE OF 49'58'10"; 4. NORTH 89°51'48" WEST 92.71 FEET; THENCE LEAVING SAID SOUTHERLY LINE, SOUTH 0002700" WEST 47.79 FEET; THENCE NORTH 89033'00" WEST 7.65 FEET; THENCE SOUTH 4304733" WEST 24.57 FEET TO THE BEGINNING OF A NON -TANGENT CURVE CONCAVE EASTERLY HAVING A RADIUS OF 2,724.04 FEET, A RADIAL, LINE, TO SAID POINT BEARS NORTH 82°21'27" WEST; M:\Mopping\l 100\04\Legals\LEASE\1100-004LGX.Exh A-l.doc 8/29/2014 City Council Resolution No, 2014-82 Page 13 Page 2 of 3 THENCE SOUTHERLY ALONG SAID CURVE 98.72 FEET THROUGH A CENTRAL ANGLE OF 02004'35" TO A POINT OF REVERSE CURVE HAVING A RADIUS OF 58,00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 84026'01 " EAST; THENCE SOUTHERLY ALONG SAID CURVE 13.75 FEET THROUGH A CENTRAL ANGLE OF 13°35'10"; THENCE SOUTH 19009'08" WEST 36.43 FEET TO THE BEGINNING OF A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 42.00 FEET; THENCE SOUTHERLY ALONG SAID CURVE 10.88 FEET THROUGH A CENTRAL ANGLE OF 14050'20" TO A POINT OF COMPOUND CURVE HAVING A RADIUS OF 2,736.04 FEET, RADIAL LINE TO SAID POINT BEARS NORTH 85041'12" WEST; THENCE SOUTHERLY ALONG SAID CURVE 62.82 FEET THROUGH A CENTRAL ANGLE OF 01018'56" TO A POINT OF REVERSE CURVE HAVING A RADIUS OF 873.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 87000'07" EAST; THENCE SOUTHERLY ALONG SAID CURVE 74.65 FEET THROUGH A CENTRAL ANGLE OF 04053'58" TO A POINT OF REVERSE CURVE HAVING A RADIUS OF 37.00 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 82006'09" WEST; THENCE SOUTHERLY ALONG SAID CURVE 9.24 FEET THROUGH A CENTRAL ANGLE OF 14018'33" TO A POINT OF NON -TANGENCY, A RADIAL LINE TO SAID POINT BEARS SOUTH 83035'18" WEST; THENCE SOUTH 39029'57" EAST 40.40 FEET TO THE BEGINNING OF A NON -TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 37.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 17°2448" WEST; THENCE EASTERLY ALONG SAID CURVE 9.24 FEET THROUGH A CENTRAL ANGLE OF 14°18'32"; THENCE SOUTH 86053'44" EAST 49.94 FEET; THENCE NORTH 26056'46" WEST 21.09 FEET; THENCE SOUTH 86056'46" FAST 172.05 FEET; THENCE SOUTH 26056'46" EAST 21.18 FEET TO THE BEGINNING OF A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 8.50 FEET; THENCE SOUTHEASTERLY AND EASTERLY ALONG SAID CURVE 9.33 FEET THROUGH A CENTRAL ANGLE OF 62°55'02'; THENCE SOUTH 89051'48" EAST 118.46 FEET TO THE BEGINNING OF A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 700.00 FEET; THENCE EASTERLY ALONG SAID CURVE 57.87 FEET THROUGH A CENTRAL ANGLE OF 04°44'13' ; THENCE NORTH 85023'59" EAST 74.86 FEET TO A POINT OF CUSP OF A NON -TANGENT CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 10.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 00°12'24" WEST; h:\tAcpping\2100\04\Legals\LEASE\1100.004LGX.Exh A-1.doc 8/29/2014 City Council Resolution No. 2014-82 Page 14 Page 3 of 3 THENCE NORTHWESTERLY AND NORTHERLY ALONG SAID CURVE 15.92 FEET THROUGH A CENTRAL ANGLE OF 91012'25" TO A POINT OF REVERSE CURVE HAVING A RADIUS OF 48.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 88.3511 " EAST; THENCE NORTHERLY ALONG SAID CURVE 25.97 FEET THROUGH A CENTRAL ANGLE OF 31°00'19" TO A POINT OF NON -TANGENCY, A RADIAL LINE TO SAID POINT BEARS NORTH 60024'30" EAST; THENCE NON -TANGENT TO SAID CURVE, NORTH 00043'30" EAST 29.78 FEET; THENCE SOUTH 89058'22" EAST 9.24 FEET; THENCE NORTH 00000'08" EAST 81.62 FEET TO SAID SOUTHERLY BOUNDARY,- THENCE OUNDARY;THENCE ALONG SAID SOUTHERLY BOUNDARY, NORTH 89050'57" WEST 12.85 FEET TO THE TRUE POINT OF BEGINNING. HAVING AN AREA OF 170,244 SQUARE FEET OR 3.908 ACRES, MORE OR LESS, AS SHOWN ON EXHIBIT "A-2" ATTACHED HERETO AND BY THIS REFERENCE MADE A PART HEREOF. bq ��t DATED THIS,-,, DAY OF �_' 2014 M:\Mapping\l 100\04Vegols\LEASE\l 100-004LGX-Exh A-1 ooc 8/29/2014 9T !S 5341 � ��Q OF City Council Resolution No. 2014-82 Page 15 _ _—VIA OPORTo'-�` I j 7r17 LOT SEE DETAIL eB" x' f I'lJA 35 SLBHEFT 2 0 L1- \128.00' 1` � N00'09b3"E—��81. 1.55' ALLEY VACATED PER BK. 1400, PG. 189, 0 S'WLY O.R. REC. 3-11-46 , WLY COR. m LOT 3, TR N0. 1117, v M.M. 35/48 z rn _ I W <' LU J la1 I in U I = C4 rr�l� YvR 1 1 DATE: August 29, 2014 EX {� 1IBIT A-2 SCALE: i"=80' SKETCH TO ACCOMPANY LEGAL DESCRIPTION 1N: 1100.004,01 B1iin "` S LEASE PARCEL DRAWN BY: J8P 1 8 6 1 1 1 1 R I A 6 CHECKED BY: JLU 16795 Vee Kerman, Suim 100, Irvin, California 92606 LIDO HOUSE HOTEL 1e1949.474.1960o !.949424.5315 e.ae,<ee.wm NEWPORT BEACH, CA SHEET 1 OF 2 M:\MAPPING\1100\04\LEGALS\LEASE\1100-004LGX—EXH A-2.DWG (08-29-14) �. LEGEND: P.0.& — POINT OF BEGINNING Z i T.P.O.B. — TRUE POINT OF BEGINNING F = ' 0o a oW NOTE: m SEE LINE AND CURVE TABLE ON p c,.j"'� SHEET 2 OF 2 N a �) Qw zz M —' NI 4 Nt �jK Z;t I. L4 L5CIO SEE 1 CD n PDETAIL "A" , I s C2 +t 00 C4 001f ET 0 2 `v � C5 _L C3 C6 � z 'mow NEWPORT- �� BOULEVARD rr�l� YvR 1 1 DATE: August 29, 2014 EX {� 1IBIT A-2 SCALE: i"=80' SKETCH TO ACCOMPANY LEGAL DESCRIPTION 1N: 1100.004,01 B1iin "` S LEASE PARCEL DRAWN BY: J8P 1 8 6 1 1 1 1 R I A 6 CHECKED BY: JLU 16795 Vee Kerman, Suim 100, Irvin, California 92606 LIDO HOUSE HOTEL 1e1949.474.1960o !.949424.5315 e.ae,<ee.wm NEWPORT BEACH, CA SHEET 1 OF 2 M:\MAPPING\1100\04\LEGALS\LEASE\1100-004LGX—EXH A-2.DWG (08-29-14) DETAIL "B" f SC7EE: 7 =4T` 500'1724"W (R� 588'35'11"E SR) � CPRC)7�� - u r 1-15 L16 N60'24'30"E (R) J "IO e f N G 1 N E E e I N G 16795 Von Karmen, Suila 100, Irvin", Coliform. 92606 W 949.474,1960 v 4ov 949.474.5315 vwww.fusco¢mm City Council Resolution No, 2014-82 Page 16 LINE TABLE TABLE LINE BEARING ;LENGTH DELTAI L1 N00'09'03"E 53.55' L2 N3953'38"W 108.61' L3 , N8951'48'W 92.71' L4 S00'27'00"W 47.79' L5 N89'33'00"W 7.65' L6 543'47'33"W 24.57' L7 519'09'08"W 36.43' L8 S39'29'57'E 40.40' L9 S86'53'44"E 49.94' L10 N26*56'46"W 21.09' Ltt 14'18'33" SB6'56'46"E 172.05' L12� 14'18'32" 1 S26'56'46"E 21.18' L13 62'55'02" ' S89 -51-48"E 118.46' L14 4'44'13" N85 23 59"E 74.86' --...._,....L15 9172'25" , N00'43'30"E 29.78' C12 31'00'19" 48.00' j 25.97' L16 589 58 22"E 9.24' NDO'00'08"E 81.62' L17 1-18 j N89'50'57"W 12.85' "IO e f N G 1 N E E e I N G 16795 Von Karmen, Suila 100, Irvin", Coliform. 92606 W 949.474,1960 v 4ov 949.474.5315 vwww.fusco¢mm City Council Resolution No, 2014-82 Page 16 1 � / L DETAIL "A" I I \\ ALE: 1 =40 1 S17_24'48"W (R)I C8 "-C6 ` N82'O6'09"W (R r \ C-7 \-------CPRC I EXHIBIT'A-2' SKETCH TO ACCOMPANY LEGAL DESCRIPTION LEASE PARCEL LIDO HOUSE HOTEL NEWPORT BEACH, CA M:\MAPPING\1100\04\LEGALS\LEASE\1100-004LGX-EXH A-2.DWG (08-29-14) DATE; August 29, 2014 SCALE: 1"=80' 1N, 1100.004.01 DRAWN BY: 1BF CHECKED BY: JLU SHEET 2 OF 2 CURVE TABLE CURVE DELTAI RADIUS G LENGTH C1 49 58'10" 35115' 306.25' C2 2 04' 35" 2724.04' 98.72' C3 13'35'10" 1 58.00' 13.75' C4 14'50'20" 1 42.00' ? 10.88' C5 1'18'56" t 2736.04'_t 6 2' C6 453'58" 873,00' 74.65' C7 } 14'18'33" 37.00' 9.24' C8 14'18'32" 1 37.00' 9.24' C9 '.. 62'55'02" ' 8.50' 9.33' C10 4'44'13" 700.00' 57.87' C11 ! 9172'25" 10.00' 15.92' C12 31'00'19" 48.00' j 25.97' 1 � / L DETAIL "A" I I \\ ALE: 1 =40 1 S17_24'48"W (R)I C8 "-C6 ` N82'O6'09"W (R r \ C-7 \-------CPRC I EXHIBIT'A-2' SKETCH TO ACCOMPANY LEGAL DESCRIPTION LEASE PARCEL LIDO HOUSE HOTEL NEWPORT BEACH, CA M:\MAPPING\1100\04\LEGALS\LEASE\1100-004LGX-EXH A-2.DWG (08-29-14) DATE; August 29, 2014 SCALE: 1"=80' 1N, 1100.004.01 DRAWN BY: 1BF CHECKED BY: JLU SHEET 2 OF 2 City Council Resolution No. 2014-82 Page 17 I*:1:11-111 1=u CONDITIONS OF APPROVAL Site Development Review No. SD2014-001 Conditional Use Permit No. UP2014-004 Traffic Study No. TS2014-005 Planning Division 1. The hotel development shall be in substantial conformance with the approved plans attached as Exhibit C of this Resolution except as modified by applicable conditions of approval. 2. Site Development Review No. SD2014-001 and Conditional Use Permit No. UP2014-004 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. 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. SD2014-001 and Conditional Use Permit No. UP2014-004. 7. Approval of this Site Development Review and Conditional Use Permit authorizes 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. City Council Resolution No. 2014-82 Page 18 9. A copy of the Resolution approving Site Development Review No. SD2014-001 Conditional Use Permit No. UP2014-004, 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 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 4:00 p.m. and 9:00 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 City Council Resolution No. 2014-82 Page 19 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. Can 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 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 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 Newport Beach Municipal Code, 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 City Council Resolution No. 2014-82 Page 20 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. 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 7:00 a.m. and 6:30 p.m., and Saturdays between the hours of 8:00 a.m. and 6:00 p.m. No such noise occurrences shall occur at anytime on 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 project (PA2013-217) and Former City Hall Reuse Amendments (PA2012-031) including, but not limited to, the General Plan Amendment No. GP2012-002, Coastal Land Use Plan Amendment No. LC2012-001, Zoning Code Amendment No. CA2012-003, Site Development Review No. SD2014-001, Conditional Use Permit No. UP2014-004, Traffic Study No. TS2014-005; and/or the City's related California Environmental Quality Act determinations and the City Council Resolution No. 2014-82 Page 21 certification of the Final Environmental Impact Report No. ER2014-003 (SCH#2013111022). 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. 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. 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. City Council Resolution No. 2014-82 Page 22 39. A wheelchair accessible path of travel shall be provide from Finley Ave, Newport Blvd, 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. 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. 42. All weather access roads shall be installed and made serviceable prior to and during time of construction. 43. 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 hydrants may be required dependant 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. 44. Blue hydrant identification markers shall be placed adjacent to fire hydrants consistent with Newport Beach Fire Department guidelines. 45. 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." 46. 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. 47. 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. City Council Resolution No. 2014-82 Page 23 48. 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. 49. All security gates shall have a Knox -box override and an approved remote opening device. Newport Beach Fire Department Guideline C.01. 50. Fire lanes shall be identified as per Newport Beach Fire Department Guideline C.02. 51. An automatic fire sprinkler system will be required and shall be installed as per California Fire Code Section 903. 52. 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." 53. Standpipes systems shall be provided as set forth in California Fire Code Section 905. 54. Hood Fire Suppression system will be required for cooking appliances and plans must be submitted to the fire department for approval prior to installation. 55. A fire alarm system will be required and shall be installed as per California Fire Code Section 907. 56. Fire extinguishers are required and shall be located and sized as per the California Fire Code. 57. Public Safety Radio System Coverage (800 MHz firefighter's radio system) shall be provided as per Newport Beach Fire Department Guideline D.05. 58. 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. 59. Fire places and fire pit clearances shall be provided as per manufacturer's recommendations and/or California Mechanical Code requirements. 60. 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 City Council Resolution No. 2014-82 Page 24 noncombustible covers and shall be either fixed, retractable, folding or collapsible. 61. 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. 62. Plans shall be submitted to the Fire Department for plan check and approval prior to the issuance of building permits. Public Works Department 63. All improvements shall be constructed as required by Ordinance and the Public Works Department. 64. Construct new planned improvements along 32nd Street between Newport Blvd and Lafayette Ave, 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 borne by the applicant. 65. The public pedestrian easement along Newport Blvd shall be a minimum of 8feet in width and clear of any obstructions, unless otherwise approved by the Public Works and the Community Development Departments. 66. Reconstruct the existing broken and/or otherwise damaged concrete sidewalk panels, curb and gutter, and driveway approaches along the Newport Blvd and 32nd Street frontages. 67. All existing curb ramps along the project frontages shall be upgraded to current ADA standards. 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. 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 Standard STD -110-L. Walls, signs, and other obstructions shall City Council Resolution No. 2014-82 Page 25 be limited to 30 inches in height and planting shall be limited to 24 inches in height within the limited use areas. 70. 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. 71. All on-site drainage shall comply with the latest City Water Quality requirements. 72. 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. 73. All new and existing water services (ie. domestic, landscaping, or fire) shall have its own water meter and shall be protected by a City approved backflow assembly. 74. All new and existing sewer laterals shall have a sewer cleanout installed per STD -406-L. 75. 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. 76. All parking stalls and drive aisle widths shall be per City Standards 805 -L-A and 805 -L -B. 77. 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. 78. All valet operation shall be accommodated on-site. 79. Tandem parking spaces shall be signed and used for valet parking only. They may be used for long term reserved parking. They should not be used for public parking. 80. All landscaping, hardscape, ground cover, and trees within the project site and along the Finley Ave, Newport Blvd, and 32nd Street frontages shall be maintained by the applicant. 81. Remove pendant lighting along Finley Ave to provide adequate vertical clearance. City Council Resolution No. 2014-82 Page 26 Police Department 82. State Department of Alcoholic Beverage Control license types classified as "Public Premises" shall be prohibited. 83. 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. 84. 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. 85. Prior to the issuance of final building permits, the operator as well as future operators of the hotel shall obtain an Operator License pursuant to Chapter 5.25 (Operator License) of the Municipal Code. 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. 86. 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. 87. 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. 88. 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. 89. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 90. 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. City Council Resolution No. 2014-82 Page 27 91. 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 Newport Beach Municipal Code. 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. 92. That no outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the hotel, hotel restaurant or lounge facility. 93. 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. 94. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 95. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 96. 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. 97. 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. 98. 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 drinks. City Council Resolution No. 2014-82 Page 28 EXHIBIT "C" Project Plans Available at http://www.newportbeachca.gov/eir - in the "Lido House Hotel" folder and on file with the Community Development Department. LIDO HOUSE HOTEL City of Newport Beach / City Hall Site Reuse July 2, 2014 A" , s �i iii � _ 1@ �' :�#•' t 11OLSON r ESTINATI AT G sfa design DEVELOPMENT ARniuemre l u„d—pe ... _.. 19-1089 LIDO HOUSE HOTEL City of Newport Beach / City Hall Site Reuse July 2, 2014 WATG Project # 134024 Prepared by RAOLSON DEVELOPMENT Contact: Anthony Wrcosek 949.271.1100 [DESTINATION ,,v HOTELS & RESORTS WATG Architecture I Landscape Contact: GrE'Megas 949.574.8500 sfa design smilh ,n kes�O�e assaciates 19-1090 TABLE of CONTENTS CONTEXT 41 Design Narrative 5 1 Design Narrative (cont) 61 Regional Context 71 Site View Corridors 81 Site Analysis 91 Context Diagrams io Landscape & Hardscape Diagram ii Existing Tree Analysis 121 Fire Deptartment Site Access Analysis 131 Service Access Analysis 141 Existing Conditions - ALTA Survey 151 Existing Conditions - Topographic Survey 161 Preliminary Ground Lease Plan 171 Property Line & Setback Plan 18 1 Overall Aerial Rendering ARCHITECTURAL PLANS i9 I Overall Site Plan I Level i 201 32nd Street Parking Exhibit 21 1 Public Floor with Landscape Background Level i 221 Guestroom Floor Level 2 231 Guestroom Floor Level 3 241 Rooftop Lounge Level 4 251 Overall Roof Plan 261 Guestroom Plans 271 Townhouse Units 281 Public Interior Imagery 291 Guestroom Interior Imagery LANDSCAPE PLANS 30 Overall Landscape Plan 31 Enlarged Arrival Plan 32 Enlarged Public Park Plan 33 Enlarged Courtyard Plan ARCHITECTURAL CHARACTER 341 North Elevation + Character Images 35 1 East Elevation + Character Images 361 West Elevation + Character Images 371 South Elevation 381 Arrival Rendering at Dusk 391 Appendix: Project Data 19-1091 LANDSCAPE / PARK DESIGN SAYTO BEAEH PARK Like the hotel site itself, Bay to Beach Park serves as a transition from Newport Bay to the Pacific Ocean. Thegoal of the park is to create an accessible active public space in the heart of Newport Beach and a strong pedestrian connection to the surrounding neighborhood. Bay to Beach Park is a placetn meet friends on the way in the beach, hangout and surf the Internet in the shade of a historic ficus tree. enjoy a cup of coffee on the wood delle and soak up a much of Newport Beach art and history. The park is organized around a pathway that leads tram the beach and the intersection of 32nd Street and Newport Boulevard north to Finley Avenue where it will [Donee[ with Lido Village. Along the way will he series of creative outdoor spaces that will provide respite and tell the history of Newport Beach. The park concept is based on a tnetaphoriral transect tram the Bay to the Beach The Parkcloser to 32nd Street contains beach elements such as palm trees, sea shell pavingand dune grasses. Moving north, the beach transitions to thebay portionof the park closer to Finley Avenue. which is characterized by native California plantings, sycamore trees, sedimentary seat walls and a boardwalk Interpretive pylons along the walkway provide lighting and tell the colorful history of Newport Beach Beneath the two historic ficus trees, which aro carefully preserved and integrated into the design. are two gathering spaces - the Lawn and the Deck- both of which are extensions of a residential backyard. The oval-shaped Lawn is defined by a stepped sedimentary seat wall and has moveable chairs for sunning and casual conversation. The Deck under one of the ficus trees is a built-upwooddeck with creative seating and chairs and close proximity to the outdoor dining terrace at Lido House where food and beverage maybe served The Deck tender one of the ficus trees is a built-up wood deck with creative seating and chairs and close proximity to the W K Grill outdoor dining terrare where bad and beverage may be served- This is a superb setting where the Lido House will provide W i-Fi to its guests and locals for work or simply surfing the net free of charge. Materials at Bay to Beach Park are natural and honest in farm with a functional purpose. Public an is an important part of this space, Including poetir expressions etched into the concrete paving describing the natural beauty of the Ocean and Bay. Site furnishings are constructed of wood recovered from the demolition of City Hall and repurposed ism benches and light standards. Clear definition of the space from Newport Boulevard is important. Pedestrian safety and sound attenuation are critical To the success of the park and addressed with terra forms and plantings adjacent to Newport Boulevard LIDD HOUSE LANDSCAPE DESIGN Arriving at Lido House Ls tike arriving at a Newport Beach home. The scale is residential and the deta its reflect attention to what is important. Brick paving. wood details. and catenary pendant lighting over the street establish the threshold and define the arrival. An elegant water feature at the purte cochem creates sound to mask car mise on Newport Boulevard and helps defines the space. The interior courtyard has all of the amenities one would expect in the background of a gracious Newport home. Gueats walking out of the main hotel lobby will be enticed by a double -sided outdoor fire place which serves as visual focal point and organizing element for the courtyard space. Once outside. guests will enjoy a great pool for the family with lap swimming, places for children m play, cabanas, palm trees and places to relax out of them". Guests at the pool can enjoy a glass of wine from the pool bar and enjoy hors (Ibeuvres at the terrace which spills out from the main restaurant The backside of the double -sided fire place becomes the backdrop for an event lawn which will host wedd ingreceptions as well as corporate funct ions, finally. the fountain courtyard near the meeting breakout rooms provides a more irttfmate space for smaller events. LIDO HOUSE HOTEL 1 4 DESIGN NARRATIVE ARCHITECTURAL DESIGN A CHARACTER The site planning, character development and landscape design of Lido House address the primary goals of the City, Lido Village Master Plan and Lido Village Design Guidelines. Lido House is planned to be a unique, upscale project superbly designed to provide a sense of place and quality destination experience for the residents and visitors of Newport Beach. The lido House project is in substantial conformance with the City s proposed General Nan Amendment No. GP2m2-oo2, Coastal Land Use Plan Amendment No. LC2m2-oof, and Zoning Code Amendment No. CA2ou-oo3 and is consistent with the planning and zoning guidelines cited in t he City's RFP. SITE PLANNING The hotel has been designed with full consideration of the surrounding unique urban and residential context along Newport Boulevard and 32nd Street and utilizes the existing vehicular streets and intersections for guest arrival, service access, and pedestrian connectivity to the City amenities such as Lido Village, the Manna and Beach area, all while sitting comfortably into a lush but sustainable landscaped environment. Hotel guests enter the site off the newly embellished intersection of Finley Street from Newport Boulevard. This creates an enhanced 'gateway' entry experience for Lido Village as well as for the hotel entry experience. A generous landscaped pedestrian access in a park -like setting fronts Newport Boulevard connectingthe intersection at 32nd Street alongthe hotel edge and Newport Boulevard and up to the Lido Village area with opportunities for seating and gathering for events. The substant nal existing ficus trees have been maintained and incorporated into the site design with the opportuntryfor locating City artwork or a monument at the corner of 32nd Street and Newport Boulevard. Hotel service will enter off 3znd Street sharingthe Fire Department access way. Off-street parking along 32nd Street has been maintained and enhanced to providecontinued accessm neighboringcommercial and hotelfunctions. All pedestrian edges will be enhanced to provide'connectivity' to the surtotmdingcommercial and City functions and seeks to provide asolution to the Lido Village Design Guideline Cornerstones of Unification, Flexibility, Visual Appeal, and economiverwmonmental Sustainability, whilebeing sensitive to theresidential and commercial neighborhoods surroundingthesite. The configuration mitigates traffic. Dome. and view concerns while enhancing the pedestrian connectivity and resident%vi sitar experience to Newport Beach. The massi ng of the building also preserves maximum sun exposure for the courtyard pool. HOTELDESION The Newport Maritime Hotel design addresses the City's goals and objectives in a contextuaL meaningful, elegant and upscale manner. The architectural characterhonors Newport s unique marine heritage as well as the Newport Eclectic aesthetic and combines classic quality tactile Inaterrals such as used brick, wood siding, trim work, tron work, and historic architectural roof elements such as dormers and copulas. The architecture also mca IIs the residential vernacuiar of local coastal homes, and the hotel's residential scale humanizes the project within its commercial context. The four-story massing of the building creates a sense of arrival at the entry, while stepping down in scale and provid ing architectural articulation along Newport Boulevard and 32nd street to be in tune with the surrounding urban context. The guestroom levels overlook the interior pool courtyard and lush landscaping. allowing marina and oceanviews from the upper levels. These upper levels are set back away from the street edges to allow for a pedestrian scaled edge, especially along 32nd street, and an excellent backdrop for views into the site, and for upper levet view out from the site; as well as protecting existing views from neighboring sites. The Hotel arrival sequence is intended To decompress the guest by moving away from bury edge of Newport Boulevard and bring the guest into the site, in a generous parte cochere drop-off, and ultimately into the lobby which opens top to an internal courtyard, lobby lounge/bar. restaurant. spa. meeting rooms, and hotel. The hotel's signature restaurant, WK Grill, is strategically located at the corner of Finley and Newport In maximtze visibility and capitalize on its praturruty to the valet drop-off. The WK Grill outdoor terraos also spills out into the landscaped park area The ballroom and meeting space can be accessed through the lobby but also have a separate entranceon 33nd Street which facilitates large group events. INTERIOR DESIGN Taking cues from the history and culture of Lido Village and Lido Isle. the interiors for the Lido House Hotel are sophisticated yet casual. reminiscent of a beach cottage with a cool. slightly contemporary vibe. The lobby will feature lots of comfortable, soft seating groups which will create a central gathering platy where guests Feel that they can hangout. mingle and relax. Furnishings are a mix of clean tailored pieces, juxtaposed with loose and natural textures and silhouettes. The color palette has beachy undertones of ocean blues and aquas with a touch of rich browns and grayish purples for a hint of masculinity. Additional beactimspired accents pop up via a striped nautical carpet runner, a rope chandelier and a reception desk with inlaid capiz shell. Art and accessories pay direct homage to the local area. with a Lido Isle 'library" - bookshelves of eclectic local finds, local art collections in weathered frame displays and a focal wall. depicting a map of the area hand -drawn in chalk. The restaurant and other recreation areas will continue to enhance the residential feel with a dining room style table setup and perhaps even some cozy hammocks scattered throughout the property. The guestrooms take on a lighter, airy vibe in tones of coral, navy and seafoam offset by sandy mortals and pops of bright white for a mildly modern hint. Texture will playa larger rote. with a woven desk and chair, seagrass headboard, and beams and doors with a reclaimed wood feel. The roornswill hove a very indooNoundoor vibe highlighted by a coastal -inspired accent chairs and light fixtures. 19-1092 THE PLACE! TIEQU IN TESSENTIALSOU UFRN Cwtl Fan NIA 13 A uHousE The development of a hotel's physical place requires exceptional care and creativity. Public spaws must dearly convey and deFrne the property's personality in the consumer's mind. and the hotel itself must contain an authenticity which speaksto the fabric: of Newport Beach. Lido Rouse has been conceived us a beach house on a grand scale, the latest in a long tradition of Newport/ Balboa vacation homes. The hotel will have a strong residential feel; casual, comfortable yet very stylish, with public spaces designed to be more like intimate rooms within a well- designed home. The hotel's Newport Maritime design with its shingted exterior, steeply peaked roofs and white trim reinforces the residential scale. The property will reflect what is unique and special about. Newport's architectural vernacular, In its true Form, the hotel will feel as if it were built over time and will b appropriate for its setting and central location. The architectural plan purposely captures indoor and outdoor opportunirieswhere guests Flow throughout the property via its colonnades, courtyards and Bay to ®each Park. The domestic architecture provides an exceitem transition from the commercial area in Lido Village to the residential neighborhood in Newport and the Balboa Peninsula. The interiors feel like Chase of a beach house, well-appointed, colorful, comfortable and organic spaces. LIDO HOUSE HOTEL I 5 DESIGN NARRATIVE A HOTEL RICH IN AMENITIES Like any great house, Lido Rouse features a variety of personalized spaceswith several key amenities For guests; LotiaY The lobby of Lido tTouse will Feel residential in scale and include a coffee bar to serve guests in the morning. The space is designed with. large windows and operable French doors to allow the wonderfully landscaped areas and climate outside to accornparryand he part of the indoor space. The chatter in the lobby lounge and courtyards from guesrs and locals will eniiven the space. WK GRILL RESTAURANT Lido t -louse will be a great hotel with a great restaurant- With a commanding visual presence from Newport Boulevard, WK Grill, the hotel's upscale three -meal resmanunt will be focal point of activity. W K Grill is named for oil baron W.K. Parkinsan who first created Lido Isle by dredging Newport Bay. The lobby bar wilf have an immediate connection to the hotel's reception area and will be a major gathering place for locals and guests, with a casual yet up scale vib e. The restaurant and bar willspill out to the courtyard and into covered I andsc a p c d terraces facing Newport Boulevard which will activate and embrace the new Bay to Beach Park. W KGrill will serve breakfast, lunch and dinner, featuring the freshest Southern California local ingredients and a commitment to healthy eating fn the evening the restaurant will transform to a. casual upscale dining experience with cuisine prepared by one of Newport's finest culinary arts top chefs. We envision a food and beverage so special that it will be featured in local and natianal publications such as Food & Wine, Orange Coast and GC Weekly magazine.. The WKGrill will have Igo indoor and 5o outdoor seats. SPAAND FITNESS CENTER Hotel guests and local residents will enjoy progressive spa services including massage, facials, manicure and pedicure treatments. The Spa and Fitness Center overlooks and surrounds the pool courtyards, withthe Fitness Center opening onto the lush grounds which con be used for indoor/outdoor exercise activities. COURTYARD AND POOL The hotel will be orgarlimd around a central rourtyardwith outdoor pool and hot tui. It has spacious decks and turf areas with the pool as the central part of this oasis, providing an exercise amenity for the swimming enthusiasts as well as a refreshing reprieve for sunbathers.. ROOFTOP PATIO Lido House will feature a dramatic rooftop patio and with views of the bay and the ocean. There will ben o better place for guests to relax and enjoy summer sunsets. fabulous views and a mol ocean breeze. The bar area, fire pit and cabanas will be a sought-after active hot spot for locals and guests. The rooftop patio will also feature The Ultimate Cabana located in the cirruiartowe' at the corner of the building, offering the best views frown the entire property. BALLROOM AND MEETINO ROOMS Lido House will have a separate building housing its meatingheilities that is detached from the residential areas of the hotel. It will include a subdivisibleballroom and board room and individual break -cut rooms. The pra.function space will open up to the courtyard for outstanding event space. The pre -function space is purposely designed to enable convenient coffee and beverage breaks for meeting attendees and larger areas for social eventsand cocktail receptions. RETAIL SPACE Lido House is envisioned to feature attractive retail storefronts akmF32nd Street which will help activate the commercial areas along the street GUEST ROOMS Well-appointed guestrooms and suites occupy levels two through four, with the Presidential Suite uniquely positioned to provide beach and ocean views through the 32nd Street view Corridor. There are also 17 extended stay suites typically located at the corners of the buildings. These rooms have separate bedrooms, dining areas and livingrooms. 19-1093 At 'N. 7A 04 �"4 4P bAST -L-1 WY I %J Mw \NILM7 PACIFIC OCEAN N 'No 1 .41,11. ,* I %. NOT TO SCALE �A A 3V NEWPORT • PIER 2 All; PROJECT.:1 SITE LIDO NEWPORT*t,..-., BAY 4 .. CITY VIEWS OCEAN VIEWS • SINS, Ile NOT TO SCAE A.A iii ot MARINA & oar,, BAY VIEW CORRIDOR the % PENINSULA VIEWS ,a l^# %0194�40 A "I 10 41, �' WS-UNSET;,o C 21 PROJECT SITE SUNSET Ems. „-�" � •� � e'% ® y T l*fo 0 TURNING BASIN SUNRISE 4'JUNE 21 SUNRISE DEC 21 '�." Awl 0 a%. I TO LIDO i 1 • VILLAGE & BAY (Pedestrian Circulation through • ft as f + existing wall and path) IE AVE 1 ♦ 1 \ ^" IHOTEL ♦♦♦ SBTOP ••••••���ARRIVAL u ♦♦♦ a ♦ L p �����.■.,��♦♦ •HOTEL Q �■ :■ • "D ■ -■ ENHANCED ■ =■ 1 SETBACKj "; : �? ■ \11 .. KI — ■ • _ : WATG Architecture I Landscape TO LIDO VILLAGE & BAY '#nnuuuuM1' I SERVICE ■��■��■��■����i NTRY ,dD ■a== do 41P 1 1 _ 1 1 1 1 1 1 1 1 1 1 O 1 a 1 Q 1 1 1 LIDO HOUSE HOTEL 19 NEIGHBORHOODS NEIGHBORHOOD VEHICULAR CONNECTIONS r NEIGHBORHOOD PEDESTRIAN CONNECTIONS 0 Public Transit -4------ Pedestrian Circulation • Public Node •* _ — — — Hotel Vehicular Circulation Context Diagrams Hotel Entry Point 1.......r...r. Hotel Service Vehicle Circulation Private Hotel Courtyard Public Vehicular Circulation Newport Beach, CA I LIDO HOUSE HOTEL 19-1097 WATG Architecture I Landscape 32Nb STREET '%WIN�iW� IWFhMN M��� I I 14 =nnininrr J , LIDO HOUSE HOTEL 1 10 Total Site Area (Including Fire Dept. Site) f 181,916 SF (4.18 Acres) Landscape Er Hardscape (36.8%) 66,896 SF 0.53 Acres) ) i--1 Parking (34.2%) L _ J (Includes Drive Aisles) 62,267 SF (1.43 Acres) Building Coverage (29.0%) (RoofLimits) O 52,753 SF (1.21 Acres) H O �lninnnnnur a = = Indicates Landscape& Q �liiiiiiiiiiiiiiir Hardscape @ front of > project (21.4%) 38,96oSF. (o.89 Acres) E 'i Indicates limits of Public L — — J Easement if required by Public Works. If required, the width will be no greater than the existing sidewalk along 32nd Street. Landscaping Coverage 38,293 SF (21.0%) Landscape & Hardscape Diagram Newport Beach, CA I LIDO HOUSE HOTEL 19-1098 r 1 FIt4-LE-Y-AVE- ---1--.—c---- TREE TO BE REMOVED (THE FREEDOM TREE) (6) SOUTH PALMS TO BE EVALUATED AND MOVED TREE TO BE REMOVED WESTWARD PER j AP (THE LAWRENCE NEW SITE PLAN = TREES TO COVERT TREE) AS POSSIBLE REMAIN I I I - I I I ------------- 32ND --__---32ND STREET WATG Architecture I Landscape IM m NOTE: ALL EXISTING TREES TO BE REMOVED - TYPICAL U.O.N. LIDO HOUSE HOTEL 1 11 i Existing - Tree Analysis Newport Beach, CA I LIDO HOUSE HOTEL 19-1099 (4) NORTH PALMS • = -fin TO BE EVALUATED ilii AND LEFT IN PLACE n C.. � ■ ■ � LIIIIIIIIIIIII —. TREE TO BE REMOVED (THE FREEDOM TREE) (6) SOUTH PALMS TO BE EVALUATED AND MOVED TREE TO BE REMOVED WESTWARD PER j AP (THE LAWRENCE NEW SITE PLAN = TREES TO COVERT TREE) AS POSSIBLE REMAIN I I I - I I I ------------- 32ND --__---32ND STREET WATG Architecture I Landscape IM m NOTE: ALL EXISTING TREES TO BE REMOVED - TYPICAL U.O.N. LIDO HOUSE HOTEL 1 11 i Existing - Tree Analysis Newport Beach, CA I LIDO HOUSE HOTEL 19-1099 - sr xror, Gr ..r ZONE CLEAR O -1 I Jp G O' FIRE DEPT. ACCESS ((/ T 14' MADE LANES AT GATE. WIDT 60' EITHER J 31 REL E CE ON THROUGH SIDE � FIRE LANE ACCESS TNRdJGH 91E �Q EXTERIOR BUILDING WITHIN 150' THROUGHOUT. CONNECTS TO NEWPOI BLVD AND 32ND. STREET, i I FIRE DEPT ACCESS 20' ODE BIO.�F. F. O � BLM1 I I � e yBI1.03' F.F. 13 1910 75- F F I I —/,`IST=9'10 BLDG.3 ■ jWi 111PEI FACADE 15 FULLY ACCESSIBLE 7y FROM NEWPORT BLVNOTD ' 1 (I ' S0' TO ARC) HILLpC $iANDPPES DVE r TO EXCEEDING 150 FIRE ACCESS n ' .I FROM FpIE LANES I I I Ir 1p�lu I O IST 98'M FILE FACADEL ACCESSIBLE F M 1 N I 50'M 1 i F I (150'TD 1 1 I I r_ 1 r I I ---------------�---- 1 ------- STRW - L FA WATG Architecture I Landscape err EH HE HE EH HE Mr i_1EEXINW LE& M� = � HE i HE Is FULLY ACCESSIBLE l SINGLE LANE Wa FIRE DEPT. LIDO HOUSE HOTEL 1 12 Fire Department Site Access Analysis Newport Beach, CA I LIDO HOUSE HOTEL 19-1100 LIDO HOUSE HOTEL 1 13 WATG Architecture I Landscape Service Access Analysis Newport Beach, CA I LIDO HOUSE HOTEL 19-1101 SAT J NwN�� Wow: rRq r Iv. PAM ubtrz nos � � C 1 R° I ANO FRAM NUL IN aI.BG. uEx, PER n IAL' EN IN Al �/ wGar<z] AI A I / iyM IV � I _ NBBvz.G.W \ 17 '<6 8 / I N. A, RARE E.wuL NEE ALL I 1 PE L�'�. a au I nEs J 1 I I I LATE 1.15 RAN =°' \ ]YEAE IM ]_'I I ^ I <o \ \ RX" 2TPTL. E 19D N�1 STREET Lit' ., Aol I _ ____ _ W Ii.N r6.]9 -EW J a7,s — R ALL, tom' a]yR.N.L TI: ALI .6' _ xBRSto 3r ' 4R]3N' g v t6N9]' b.e PoPo. Bx�-t.M aR tW. 00.-1 z d I - �I �, B I I v\ r fi ul O g S n ALLEY "!eD C) 12 � A .II Of 10 SECTION 28 i. 6 S. R. 10 W. 5. B. NI. \ "+�z 5. PicR`EL i GER ME S N2 s LOT PARCEL1 Lor 6 \Y. ,BN. ' ER.l u� I N j kl N vv h, vKw I I� IT I'I 1 A. B,A. RAN 0 M I 00 sx5rs L. . --1�-� ,r ARRI.'X° Bir. Nn NEI I G � BR°.sz sPLa ° Old NET H N ]a4 B]3' .11 0.16' ELV g . NB RASI 9°Jp'. OL 8 1\ w' PARCEL _JI - mss' Fes_ 1.1 A4 -ad _ eR5aB w6 k.6N w1. xb9sL6.w mo.B3'�ARCEL 2 sw.v-A NO RAN 9x66 X MI MHWss w.x IRN 9]' WE. _ 1.N .[ 4 u 3IN B%3SY 114 MR _ . "` w $g x� IUNUStEN5.6on6x TO NLwG6R1 A. N Sit. E py, 5IN .5: t.Bw TAT _VIA MALAGA PARCEL 4 SEE DETAIL 'A' ABWE MLAT j T 5W.1° 111 11. x0..9]31 HUDSON ``IT.T u°B xLLwxGx PERAGE I % a N°Y.]MW 4-1 PL6 PARCEL 4 ! !�Axb9w5rw s° — 1 5'I° IF 5 W (FORMERLY 3 i WASHINGTON AVENUE) I 1 56 Sm IIIxa :Ex PARR. "VII -33 u 1 Q I G:e 9.E1r-Ie \\ PARCEL N PIXT ER NB AALLIll AM R ' ° N . 3 a e ! ! eB pE. 3300 NEITI1 11 1 F[ouc[ sxE[! AZE !o N v ,sW' aol[o 19IFE! HUDSON ``IT.T u°B xLLwxGx PERAGE I % a N°Y.]MW 4-1 PL6 32nd , "° ;"`A..AL�:L`. STREET 1 \ 5'I° IF 5 W (FORMERLY 3 i WASHINGTON AVENUE) I 56 Sm IIIxa :Ex PARR. "VII -33 u Q I G:e 9.E1r-Ie N PIXT ER NB AALLIll AM R ' ° A.L.TA./A.C.S.M.' 31st ,g'�E� eB pE. 3300 NEITI1 11 1 F[ouc[ sxE[! AZE !o N v ,sW' aol[o 19IFE! WATG Architecture I Landscape DETAIL'A" N 5�0-�� -�-Gy�21E' ITTE. ® GRAPXIC SCR @Ec to x0 uv) cu b !m ai ,, L s I DO PARK DRIVE 6s. 1 Lzr LIDO HOUSE HOTEL 1 14 Existing -ALTA Survey Newport Beach, CA I LIDO HOUSE HOTEL 19-1102 O ^Za NORTH GRAPHIC SCALE WATG Architecture I Landscape LIDO HOUSE HOTEL 1 15 BUILDING TO I rr ""- II I• lil �nNI^I I II 3 Q 1� I I I I" Il�lil SII = ki SII ii wG li ---------- =1 I II_ —'il' I � I F I eaois li i i II ti' �i II WI vu5Yy3 I I I I - rl I I II IT I ��h dli @ yr 7 I I I. Z .I L� (IHVA3'lnoe 1F10dM3N s 1 Existing -Topographic Survey Newport Beach, CA I LIDO HOUSE HOTEL 19-1103 I 1 58951.48"E 144.56' - F�NLEY- 92.71' - 47,79' '00"E 47.79' I N89'33'00"E 7.65' N43'47'33"E I24.57' I 15: I X10 M O ILU Nl T �1�s PARCEL'A' j n AREA = 0.248 AS O (STREET WIDENING) m I a1335'10" R=58.00' L=13.75' CD N19'09'08"E n 36.43' N II a14'50'20" R=42.00' L=10.88' io 0 ul o O -,C ^ � •IIII ISN T d b PROPOSED RIGHT OF WAY PER IIII DATA PROVIDED BY CITY OF Wa NEWPORT BEACH Z1 eI�II= FUSCOE 1 e e l e 9 e e l e tbl9sva"rcom"a xm loo m. CulAomu93W6 ry1969.I]119E0° k, 9991]<.5]IS 011 00\04\ENY,[XH I BITS\ 11 D004XH WATG Architecture I Landscape 1 L=9.24' L R=14.18.33° 'B' T R=37.00' PARCEL L=9.24' AREA = 0.016 AC N39'29'57"W (STREET WIDENING) 40.40' N88_'S_6'48"W 15.3 ' 5" 526.56'46"E 2" 49.94' 21.08' 1. BEARINGS AND DISTANCES SHOWN HERON ARE TAKEN FROM THE ALTA MAP SURVEYED BY FUSCOE ENGINEERING DATED NOV. 12, 2002 AND PROPOSED SITE PLAN PREPARED BY WATG ARCHITECTS. 2. EASEMENTS OF RECORD ARE NOT SHOWN. PbHeE E,: MI PARCEL 1 AREA = 3.802 AC (LEASE PARCEL) 21.18' 4=62'55'02" R=8.50' L=9.33' 1 16 O irEL to 0 S00'09'03"W I 53.55' 589'50'57"E 2.85' 58 5' 77,1 77.15 - - w VIA O N O W Or M S89'58'22"E O Iz 9.24' I PARCEL 3 w N00'4330"E AREA = 0.268 AC 0 m (FIRE STATION) N'LT LINE OF FORMERLY THE 29,78' HUDSON' PER LANCASIERS ADDITION I O O TO NEWPORT BEACH PER MM 5/14 A=31'00'19" R=48.00' N89'47'36"E 94.60' L=25.97 A=91'12'25" 1 �R.1n nn' J14b `" '1 b2 PARCEL 2 AREA = 0.152 AC (LEASE PARCEL) N89'51'48"W 118.46' N8523'". _ ��__3" x44413" 74.84 R=700.00' L=57.87' 32nd _ _ STREET PUBLIC STREET LEGEND PARCEL BOUNDARY (EXISTING) ---- PARCEL BOUNDARY (PROPOSED) - STREET CENTERLINE - - - - RIGHTOFWAY N411.67' "E - I 8952-.25 E 11.67 62.25' 617 0' 30' 60' SCALE: 1 PRELIMINARY GROUND s""'"=60' LEASE EXHIBIT V4.0 Exhibit Date: 7102,2014 LIDO HOUSE HOTEL NEWPORT BEACH, CA renminary urouna Lease Hian Newport Beach, CA I LIDO HOUSE HOTEL 19-1104 CITY PROPOSED NEWPORT I -- ft W z BES89 144.56' i14�., 92.71' 4--49.58,10" Ro I N00'27'00"E 3S1,7S, 47,79' 62,_9„ N89'33'00"E 7.65' N43'47'33"E 06 24.57' - -- .2s, r XD p V. V. BIKE . - - b RACK P 17 n q.- - ® m - II -m G� g 70'_2„ N n w r 410-757 F C7` II PARCEL'A' bea,s AREA = 0.248 AC ,m„ rR=42.00' (STREET WIDENINGS ' PROP EED H L 3 ,100' E' ; �,.� r,� BEE PFE L94AM G(10OMy,-I FABE PLAN SHEET FOR ,��:S PROPERTY DIMENSIONS AND '35'1 0•' r y>d g msv �s JPARCELI FOFIMAT"I .00'.75 �"PROPERTY LINE WITH IFFIE _lz nm _AR �,❑ _/p_ —_l --DEPT. PARCEL_ - 181,816 BF 8"E ❑ ,ti PARCEL-1�_PROPE1rr LmNE WR1Hour r-E�,� EA = 3.802 AC +� DErr. PAr1ca - no.za7 BF"(LEASE PARCEL)20" �i' p` SQomn CP nno,. ❑ ., °'° 9 ' ' AN I]0 A W. � WIC c0 00 ^ N 1 0 0 II (. d G ZI P_ cnMe metre T. iIOIIIN II d I IY —I PROPOSED RIGHT OF WAY DATA PROVIDED BY CITY NEWPORT BEACH 11VZo T O� nl�f r i '0 PROPO RT BLV J Q I NUMEE G IN a n N I _LT84CK A=14'18'33" ,.r HIGH) W R=37.00' J m I � \ J Im 40.40' /740.40' I -- ft W z BES89 144.56' i14�., 92.71' 4--49.58,10" Ro I N00'27'00"E 3S1,7S, 47,79' 62,_9„ N89'33'00"E 7.65' N43'47'33"E 06 24.57' - -- .2s, r XD p V. V. BIKE . - - b RACK P 17 n q.- - ® m - II -m G� g 70'_2„ N n w r 410-757 F C7` II PARCEL'A' bea,s AREA = 0.248 AC ,m„ rR=42.00' (STREET WIDENINGS ' PROP EED H L 3 ,100' E' ; �,.� r,� BEE PFE L94AM G(10OMy,-I FABE PLAN SHEET FOR ,��:S PROPERTY DIMENSIONS AND '35'1 0•' r y>d g msv �s JPARCELI FOFIMAT"I .00'.75 �"PROPERTY LINE WITH IFFIE _lz nm _AR �,❑ _/p_ —_l --DEPT. PARCEL_ - 181,816 BF 8"E ❑ ,ti PARCEL-1�_PROPE1rr LmNE WR1Hour r-E�,� EA = 3.802 AC +� DErr. PAr1ca - no.za7 BF"(LEASE PARCEL)20" �i' p` SQomn CP nno,. ❑ ., °'° 9 ' ' AN I]0 A W. � WIC c0 00 ^ N 1 0 0 II (. d G ZI P_ cnMe metre T. iIOIIIN II d I IY —I PROPOSED RIGHT OF WAY DATA PROVIDED BY CITY NEWPORT BEACH 11VZo T O� I ' '0 135SETBACK 1�-1T j (ABOVE 26' HIGH) N I _LT84CK A=14'18'33" ,.r HIGH) R=37.00' Lr CURB L=9.241 \ \ '57"W _-- 40.40' /740.40' 4 12.23' �R=37.00' �L=9.24' WATG Architecture I Landscape NOTE: INTERIOR COURTYARD R 6 mow' -r �I WILL REQUIRE STANDPIPES DUE xna- TO EXCEEDING SO' FIRE ACCESS ❑ voA I 589'°J�'S7"E slop FROM FIRE LANES 1 12.85' ems 111' S" 589'50'57"E zs•J"7 .7. _.f 1 f 77.15 O 0 CD co Z 40LO0' FF. d ."" —7 'r S89'58'22 "E PxW-3 o n, Fnn- 9.24' AREA = 0.268 AC N 43'30"E (FIRE STATION) �/1C'L f�1 WILY LINE OF FORMERLY 'THE 29.78' rrii��..//''�E ^ �� "n1" a HUDSON' PER LANCASTERS ADDITION M 1 N89'47'36"E R7=ii = 0.D76 AG TO NEWPORT BEACH PER MM 5/14 \ TREET WIDENING) R=48.00' 94.60' Ins TOTm Nota L=25.9T A=91'12'25" T. N8656'46"W 172.05' - SIA -1n nn' 153' N89.51'48 W 5'0.82' L E.8�3nR'a4:u5c'W 5'0,82=PARCEL 2ACN86S26'56'46"E (LEASE PA@CE_)4 S26'56'46'E " 5 23.8'569' 'E 0=c•44,13" - N87471.08 21.18' N89.51'4W 118.46 3 2nd STRE A=6255'02" R=700.00' L=57.87' coNT— cATe a 1 I L=9-33' SERNCF ACasS 0 125, 150, 1100, 62.255 LIDO HOUSE HOTEL 117 , nv, PROF HOTS 148 SITE Crile j \ STAN 8.5' WI 9' MID O VALE 8.5' WI 9' WID HANC Q 9' WID O ALL S 8.51 WI Q, 9' WIC VIA N MAA 0 w � 0 0 m o O Z '42'57 46"E 11 6 . LE LANE CA= SINGLE LANE PROPOSE TO REMOVE 5 E PARAI I rl SPArFS Property Line & Setback Plan Newport Beach, CA I LIDO HOUSE HOTEL 19-1105 m 'r < �-tw- ��-, \ .,..�. .�, �- -��. ,moi-'• :y. i "� L��� ^�„ �j � -� •eG Y si �, ' _ "'" ��' '' _ �•'�` ��,� i ..1 - � Q ,tom [:..,_ _.: � � "ply y1 pJ� -� �` • � � _ "'w �^ � � 7� i Y � .� '�—_ _10 atR' rEiORT 84 I AVE. i Y O:&.9• FA _ _ M' CRY P.FM 'fWNFfn%N Y.1A 6o.AUNi m� x I 1 �_ � V n Rrrr aFra� zQty. r I _1 I! x e.v;5 Ar Cay[ ]f .D W 60' DN flllfl SOF .�- fqE uxC u.Cki` MR011al S'C. ExRMCft twnpnl; M1111N 15a' 2N 0.w llnw&W coxAS .Aro D.1sll.tfil.r. _ // \• .EIRE OEPi ACEESS E .ro MOf G -[ V. n wf-r S< � Qi fi3- B Oe.. O O EF EF n f { -a . v v \l V. V �y^ ) � V- I Orr I i I, ❑ �I O 11.OD•il Ex 9.X ES rib ® ❑ _ . , �,/17 TRASH w HOHOTELSITE:E:PROPOSED iPROPOSED r &w. - I i re y ut r 40 cif wu01a11TI LOT LINE (EXLC. FIRE DEPT. LOT) 170,247 wv 1 9 2' 41 V. ® r -r mus sroa NEW 45 DEGREE PUBLIC ° (�•)) Jnr mx PARKING nMwr HOTELS — / i90 RNPuIN n - � '.pA.. . ❑ >d — .o Is r F 1 -� (148) TOTAL PROPOSED PARKING ON WIE (RQM.) (76) TOTAL PROPOSED STREET PAW40 SREI CnWi& as }OIDM16 r� Criteria an }OIOW6 CBT�@C®RO F»S®tQ � STANDARD STALL <1PROP 60 DEO STANDARD STALL F�FI7 H L '4,,w &s WIDTH 107 as WIDTH 48 W zQty. r I _1 I! x e.v;5 Ar Cay[ ]f .D W 60' DN flllfl SOF .�- fqE uxC u.Cki` MR011al S'C. ExRMCft twnpnl; M1111N 15a' 2N 0.w llnw&W coxAS .Aro D.1sll.tfil.r. _ // \• .EIRE OEPi ACEESS E .ro MOf G -[ V. n wf-r S< � Qi fi3- B Oe.. O O EF EF n f { -a . v v \l V. V �y^ ) � V- I Orr I i ❑ �I O 11.OD•il Ex 9.X ES rib ® ❑ _;.�.- TRASH w HOHOTELSITE:E:PROPOSED iPROPOSED r &w. - I i re Nor[ "UST aui+tturo LOT LINE (NCL RRE DEPT. LOT)' 181,915 SOFT r 40 cif wu01a11TI LOT LINE (EXLC. FIRE DEPT. LOT) 170,247 wv 1 tirn. nim.. 41 ADLc rO IXEIIDING 15D' f,RE ACC6S iP(Y i1RE UNCS ® r -r 1 r �ll NEW 45 DEGREE PUBLIC ' 14. f Jnr mx PARKING L HOTELS — 1� 1 i 1 I1 Y r. 1 r (ABbb ffi• ) � � ' \I� O� 7 R.W. ( �`fOff Of GIRB - •• - — III I. V�-µ__-- 3J _ 9EAI.Y f.$. J A pp��N� �,AIN 16 EASING 69 OEGREF PApx91G _ % I - - - 60-OEdW3 1�iNtII1G _ 3 STREETPRao cD Kw c b (_,li� -,I Mom WATG Architecture I Landscape rb roTAI xoTa � Ia 9rz Pwlaxe 9Rai uwE � `=PAag9p PRDRmrr LRf (R.O.w) 9Na£ LANE 1) 3J ----------------------- -1 9EE P1ElWAlrl fYldW LEA9E RAN 9wET Fpi PPVERIY L`�F}Hp®OID I PA9LEi NbfilATKwR BF PMCa Y LNE Y4M FPE EPr. - I6L914 \EPf. FA - TM 247 Be yA rv. V i. V. r V. I 1 "PROPDSE ) SPACES FAV ! D. V N (REMAD 9) V. I V. S FIRE -DEPT. I 1 1 rRA51 19 r VARD AT 1 STA N :�• ua0 I o O 'zR[wDw l [Y6RG "I PMfN{EL SrALL 1 AA 1 I, -- NmuwT 7 lam. -i' -i tAw cRaxocow+ Puxnxc-� -FwE rcPAR1YFNr LIDO HOUSE HOTEL 1 19 �I /LOADING �CITY Ex 9.X ES ZONE `-s TRASH 41- HOHOTELSITE:E:PROPOSED iPROPOSED • 9NOL uxE PROFDY TO 9EM♦E 5 Ex i PARKING To REMAIN LOT LINE (NCL RRE DEPT. LOT)' 181,915 SOFT r 40 CONTROL GATE LOT LINE (EXLC. FIRE DEPT. LOT) 170,247 SOFT. 41 PROPOSED CURB CUT NEW 45 DEGREE PUBLIC ti PARKING L HOTELS — CRY, 32n4 STREET '.pA.. — (148) TOTAL PROPOSED PARKING ON (76) TOTAL PROPOSED STREET PAW40 SREI CnWi& as }OIDM16 r� Criteria an }OIOW6 CBT�@C®RO F»S®tQ STANDARD STALL 60 DEO STANDARD STALL , &s WIDTH 107 as WIDTH 48 W 1 - W WIDTH 0 45 DEG. STANDARD STALL VALETITANDEM STALL 85 WIDTH 21 D \,T -.. 85 WIDTH 35 W WIDTH 0 PARALLEL STALL I '1 ss woTH n 29 HANDICAP STALL 9 WIDTH B TOTAL p 79 yO ALL SPALLS &5' WIDTH 136/148 / 92X W WIDTH 12/N8 / 8J. I o O 'zR[wDw l [Y6RG "I PMfN{EL SrALL 1 AA 1 I, -- NmuwT 7 lam. -i' -i tAw cRaxocow+ Puxnxc-� -FwE rcPAR1YFNr n ----------- 's - — — — — — — — — — — — � Q A ' .OrOSED NN LURE / AIW. RAUP NOTE: (PATCH NAND RAMP) ..'� 148 PARKING SPACES PROVIDED WITHIN THE PROPERTY BOUNDARY Yh j AS SHOWN (35 TANDEM/ / VALET SPACES X 23.6%) 80 CITY PARKING SPACES PROPOSED OUTSIDE OF ` PROPERTY BOUNDARY AS SHOWN ON SITE PLAN 0 5' 150, 11001 Overall Site Plan I Level 1 +o.o' Newport Beach, CA I LIDO HOUSE HOTEL 19-1107 IF4NONE n `srACEs) 7 _ Ex 9.X ES `-s 41- SNaE LANE % ® • 9NOL uxE PROFDY TO 9EM♦E 5 Ex i PRTDSE 10 I 2 Wn --RrPUNa9 A9 sari - n ----------- 's - — — — — — — — — — — — � Q A ' .OrOSED NN LURE / AIW. RAUP NOTE: (PATCH NAND RAMP) ..'� 148 PARKING SPACES PROVIDED WITHIN THE PROPERTY BOUNDARY Yh j AS SHOWN (35 TANDEM/ / VALET SPACES X 23.6%) 80 CITY PARKING SPACES PROPOSED OUTSIDE OF ` PROPERTY BOUNDARY AS SHOWN ON SITE PLAN 0 5' 150, 11001 Overall Site Plan I Level 1 +o.o' Newport Beach, CA I LIDO HOUSE HOTEL 19-1107 $ EX: 7.2- E9 32nd STREET WATG Architecture I Landscape -iIANFNN 16 -.'m 0 XmEE PAaxuNC 6 -6 TDLWAllf • r EM VJ' E& 'JItA �T' PM)gSCD KW O.IRB EJ (_��,:' �9NCIF LAM 9N0.E LANE (D - V 9N0.E Vl8 LN:(RO W��IY a W _ a 9N0.E LANE �� } ffPNR ARE55 9NIXE LAM PRCPOY ro ROIDVE 5 EX 4rj RIDNNIFDM T0 '®910MI.-....-� \ n F® ------ ---F✓`--------------- =Y—\i — ----------------------------��\� Partial Proposed 32nd. Street Parking Plan FIRE DEPT. d EX IS ES 9N0.E LANE 6 EA:&8' F.& SAME LANE SNRE LANE- SNlRE LANE 3 . 4 Partial Existing 32nd. Street Parking Plan 1W HOUSE HOTEL 1 20 VIA MALAGA ®_ EXISTING PARKING COUNT ® 51 60 DEGREE STANDARD STALLS ® 0 45 DEGREE STANDARD STALLS 28 PARALLEL STALLS ]9 TOTAL Q` Q� NEW CLKR PAMllR STALE i ,I V. (}11 /.�PROPD3 7 TAM POR F D. ( I&LOEAEL . AI=A,. .1A P,n( � DIY PROFID:11 :,- L \ NFWPgii &,T SruL — — — V. 1� !I l �PNia1EL I I 0 DL 7.2' F.¢IING A BD DEOSE PAR WATG Architecture I Landscape -iIANFNN 16 -.'m 0 XmEE PAaxuNC 6 -6 TDLWAllf • r EM VJ' E& 'JItA �T' PM)gSCD KW O.IRB EJ (_��,:' �9NCIF LAM 9N0.E LANE (D - V 9N0.E Vl8 LN:(RO W��IY a W _ a 9N0.E LANE �� } ffPNR ARE55 9NIXE LAM PRCPOY ro ROIDVE 5 EX 4rj RIDNNIFDM T0 '®910MI.-....-� \ n F® ------ ---F✓`--------------- =Y—\i — ----------------------------��\� Partial Proposed 32nd. Street Parking Plan FIRE DEPT. d EX IS ES 9N0.E LANE 6 EA:&8' F.& SAME LANE SNRE LANE- SNlRE LANE 3 . 4 Partial Existing 32nd. Street Parking Plan 1W HOUSE HOTEL 1 20 VIA MALAGA ®_ EXISTING PARKING COUNT ® 51 60 DEGREE STANDARD STALLS ® 0 45 DEGREE STANDARD STALLS 28 PARALLEL STALLS ]9 TOTAL Q` Q� NEW CLKR PAMllR STALE MALAGA 4 V. V.(. /.�PROPD3 7 TAM POR F D. ( I&LOEAEL . AI=A,. .1A SruL — — — V. �PNia1EL - w W AE. '-.. Q v N. N` FIRE DEPT 1-� AI II Yr +�- I Ill. WHY YAPD AL 1-_J=U1� 1 RRE SYAARU - 99 ,� / .Y 4J IFAS NTPANI ... IN rola ND STAOW0 1 ` NQ D@MIIFHI •"^'.�L➢N R1tlMDC0ufR0 L&NML n=-<. (. ash P/2WW ff1BMN ' 7FW\s.. AXE% -NO A - Isu1011 E4 Y iY' � � i•: - . (ABOVE a• Np0 �a � +,. .. {. EIRE ACCC I 6'-6' 90EWHN 1P _ _ IcAN 14L NEE YIpE LANE Ai�� .p, - PNWDSFll Y 21 PRWDSE TAM 21 =VNN .SPACES Al AS DECREES (141pVE 11 PARALLEL 5PAR9) ✓ (YA PROPOSED PARKING COUNT 48 60 DEGREE STANDARD STALLS 21 45 DEGREE STANDARD STALLS 11 PARALLEL STALLS 80 TOTAL � N 25' 501 32 St. Parking Exhibit I Level 1 +o.o' Newport Beach, CA I LIDO HOUSE HOTEL 19-1108 fX—I..,.,j ' -, NEWPORT 5 SETBACK(ABOVE GRADE)I •Vf � V. V. V. RAM SKE 4 1 trI i � � � ■ 1 0 3Sig 4 .. _ I_ I Yd• SB 3O w e��;M• PR' Eb H m „ 6 4 z x MOO b 5m • M I ] R 5N4 K45F R 7 8 an lamr 12 T � I I 4 uv W S II 'l,� ' Q _ I1I_IIM,- IB' tY ��f •, n' -{- I dye' W:: I 2C Z. 1 i �t1 O ib Ir i I 11 — Biwn INY � iw� 1 IX11.00' EE 35' SETBACK, '�-- 1(ABOVE 26' HIGH) 9 . ICITY I I 20' 2W HIGH) AC(0'-26' HIGHH ) e e ._ 15 PROPOSED EDGE OF CURB NEW 38 ~" AIa °-- 4 A I NEWPORT BLVD. t �'�IT Nl1NNT___ 3] I �Ot 7.2' F. REN EG1 3 EXISDNG aNTAIN 16 EXISTING 60 DEGREE RK NO 60 6EGREE PARKING L-------- WATG Architecture I Landscape PROPOSED NEW 6 C E] 43 c .a © 21 swo J � � 21' —a RSF 1 r fm (_ a NO UIQ] "" (— ..,.. : a 0 125, so' Too' LIDO HOUSE HOTEL 121 1 r 0ENTRY , I2O LOBBY r,I 3O RETAIL COF EE BAR MEN'S RESTROOM ✓ I I I. L O WOMEN'S RESTROOM .: ]O LOBBY BAR ALL DAY DINING ' O PRIVATE DINING I 10 MAIN KITCHEN & STORAGE 11 BUSINESS CENTER ON ENTRY I' 13 MAIN BALLROOM ALLROOM PRE -FUNCTION �' 15 COVERED FUNCTION ENTRY 16 BOARDROOM '1 I 18 TWOSSTORY VILLA, LEVEL LOAD BEE PRELIMINARY GROUND I' 19 TRASH LEASE PLAN SHEET FOR In 20 SECURITY B RECEIVING PROPERTY DIMENSIONS AND PARCEL INFORMATION I, 21 H.R. & STORAGE LAUND 23 MAIN ELECTRICAL TR CAL ROOMNG PROPERTY LINE 181,9 FIRE DEPT. PARCEL - 181,916 SF PROPERTY LINE WITHOUT FIRE I 24 MAIN M.E.P. DEPT. PARCEL - 170.247 SF I I 26 B.O.N. OFFICES O I 26 B.O.H. CIRCULATION 2] SERVICE ELEVATOR —5' SETBACK I 28 FRONTOFFICES tic' E GRADE) O 29 CONCIERGE ATES FIRE TRUCK ' Q 30 RECEPTION SE DISTANCE TO TIP. 31 LUGGAGE STORAGE 32 PUBLIC ELEVATORS SPA I, j REMOI PARAI 34 WOMEN'S POOL RESTROOM PROPOSE 7 SPACES FOR F.D. gELOC 36 MEN'S POOL RESTROOM (REMOVED 8) i 41 PARAI FITNESS &CARDIO I 8 CITY PARKING TO REMAIN - 38 CAFE/ BAKERY FIRE DEPT. 39 OUTDOOR DINING TERRACE CONTROL GATE 1. I INCREASED 41 PROPOSED CURB CUT /J FRONT YARD AT 42 INTERNAL COURTYARD FIRE SIEATON + TE 43 COVERED ARCADE I ' STACKING ABILI i ' ' 48 PARKING SPACES (ABOA�HIOI) I' ' PROVIDED WITHIN THE RITE DEPT. ACHE I PROPERTY BOUNDARY 4 WADE LANE A7 G -_Q AS SHOWN (35 TANDEM/ - VALET SPACES X 23.6%) m PROPOSED NEW CURB Ex 9.3' F.S. �80 CITY PARKING SPACES SINGLE LANE PROPOSED OUTSIDE OF PROPERTY BOUNDARY AS SINGLE LANE SHOWN ON OVERALL SITE PLAN Public Floor I Level 1 +o.o' Newport Beach, CA I LIDO HOUSE HOTEL 19-1109 r �— J/ 60• � ' v \ PEDESTRIAN CONNECTION t 010.75 FF- TO ADJACENT KEEP CLEAR I , X060 s. �Z FIRE DEPT. ACCESS 14' WIDE LANES AT GATE. 1 NOTE. INTERIOR COURTYARD 31' WIDTH FOR 60' ON EITHER SEE w.-/. - WILL REOUIRE STANDPIPES DUE TO EXCEEDING 150' FIRF-+ CESS I BIKE 40OU - FIRE UNE ACCESS THRGH SITE., EXTERIOR BUILDING WITHIN 150' THROUGHOUT. CONNECTS TO NEWPORT ,. VD AND 32ND. S%H, �66- .DEPT. ACCESS ` 20' WADE k n -Y pb 28 D y11.00' 32 � j 4 `3 26 � 7 8 an lamr 12 T � I I 4 uv W S II 'l,� ' Q _ I1I_IIM,- IB' tY ��f •, n' -{- I dye' W:: I 2C Z. 1 i �t1 O ib Ir i I 11 — Biwn INY � iw� 1 IX11.00' EE 35' SETBACK, '�-- 1(ABOVE 26' HIGH) 9 . ICITY I I 20' 2W HIGH) AC(0'-26' HIGHH ) e e ._ 15 PROPOSED EDGE OF CURB NEW 38 ~" AIa °-- 4 A I NEWPORT BLVD. t �'�IT Nl1NNT___ 3] I �Ot 7.2' F. REN EG1 3 EXISDNG aNTAIN 16 EXISTING 60 DEGREE RK NO 60 6EGREE PARKING L-------- WATG Architecture I Landscape PROPOSED NEW 6 C E] 43 c .a © 21 swo J � � 21' —a RSF 1 r fm (_ a NO UIQ] "" (— ..,.. : a 0 125, so' Too' LIDO HOUSE HOTEL 121 1 r 0ENTRY , I2O LOBBY r,I 3O RETAIL COF EE BAR MEN'S RESTROOM ✓ I I I. L O WOMEN'S RESTROOM .: ]O LOBBY BAR ALL DAY DINING ' O PRIVATE DINING I 10 MAIN KITCHEN & STORAGE 11 BUSINESS CENTER ON ENTRY I' 13 MAIN BALLROOM ALLROOM PRE -FUNCTION �' 15 COVERED FUNCTION ENTRY 16 BOARDROOM '1 I 18 TWOSSTORY VILLA, LEVEL LOAD BEE PRELIMINARY GROUND I' 19 TRASH LEASE PLAN SHEET FOR In 20 SECURITY B RECEIVING PROPERTY DIMENSIONS AND PARCEL INFORMATION I, 21 H.R. & STORAGE LAUND 23 MAIN ELECTRICAL TR CAL ROOMNG PROPERTY LINE 181,9 FIRE DEPT. PARCEL - 181,916 SF PROPERTY LINE WITHOUT FIRE I 24 MAIN M.E.P. DEPT. PARCEL - 170.247 SF I I 26 B.O.N. OFFICES O I 26 B.O.H. CIRCULATION 2] SERVICE ELEVATOR —5' SETBACK I 28 FRONTOFFICES tic' E GRADE) O 29 CONCIERGE ATES FIRE TRUCK ' Q 30 RECEPTION SE DISTANCE TO TIP. 31 LUGGAGE STORAGE 32 PUBLIC ELEVATORS SPA I, j REMOI PARAI 34 WOMEN'S POOL RESTROOM PROPOSE 7 SPACES FOR F.D. gELOC 36 MEN'S POOL RESTROOM (REMOVED 8) i 41 PARAI FITNESS &CARDIO I 8 CITY PARKING TO REMAIN - 38 CAFE/ BAKERY FIRE DEPT. 39 OUTDOOR DINING TERRACE CONTROL GATE 1. I INCREASED 41 PROPOSED CURB CUT /J FRONT YARD AT 42 INTERNAL COURTYARD FIRE SIEATON + TE 43 COVERED ARCADE I ' STACKING ABILI i ' ' 48 PARKING SPACES (ABOA�HIOI) I' ' PROVIDED WITHIN THE RITE DEPT. ACHE I PROPERTY BOUNDARY 4 WADE LANE A7 G -_Q AS SHOWN (35 TANDEM/ - VALET SPACES X 23.6%) m PROPOSED NEW CURB Ex 9.3' F.S. �80 CITY PARKING SPACES SINGLE LANE PROPOSED OUTSIDE OF PROPERTY BOUNDARY AS SINGLE LANE SHOWN ON OVERALL SITE PLAN Public Floor I Level 1 +o.o' Newport Beach, CA I LIDO HOUSE HOTEL 19-1109 534 43 v \ t 010.75 FF- � I r 1 \ Ohiq 1 NOTE. INTERIOR COURTYARD w.-/. - WILL REOUIRE STANDPIPES DUE TO EXCEEDING 150' FIRF-+ CESS I BIKE Is.+°iYa�a vb, a� to J FROM FIRE LAND J `u 7 8 an lamr 12 T � I I 4 uv W S II 'l,� ' Q _ I1I_IIM,- IB' tY ��f •, n' -{- I dye' W:: I 2C Z. 1 i �t1 O ib Ir i I 11 — Biwn INY � iw� 1 IX11.00' EE 35' SETBACK, '�-- 1(ABOVE 26' HIGH) 9 . ICITY I I 20' 2W HIGH) AC(0'-26' HIGHH ) e e ._ 15 PROPOSED EDGE OF CURB NEW 38 ~" AIa °-- 4 A I NEWPORT BLVD. t �'�IT Nl1NNT___ 3] I �Ot 7.2' F. REN EG1 3 EXISDNG aNTAIN 16 EXISTING 60 DEGREE RK NO 60 6EGREE PARKING L-------- WATG Architecture I Landscape PROPOSED NEW 6 C E] 43 c .a © 21 swo J � � 21' —a RSF 1 r fm (_ a NO UIQ] "" (— ..,.. : a 0 125, so' Too' LIDO HOUSE HOTEL 121 1 r 0ENTRY , I2O LOBBY r,I 3O RETAIL COF EE BAR MEN'S RESTROOM ✓ I I I. L O WOMEN'S RESTROOM .: ]O LOBBY BAR ALL DAY DINING ' O PRIVATE DINING I 10 MAIN KITCHEN & STORAGE 11 BUSINESS CENTER ON ENTRY I' 13 MAIN BALLROOM ALLROOM PRE -FUNCTION �' 15 COVERED FUNCTION ENTRY 16 BOARDROOM '1 I 18 TWOSSTORY VILLA, LEVEL LOAD BEE PRELIMINARY GROUND I' 19 TRASH LEASE PLAN SHEET FOR In 20 SECURITY B RECEIVING PROPERTY DIMENSIONS AND PARCEL INFORMATION I, 21 H.R. & STORAGE LAUND 23 MAIN ELECTRICAL TR CAL ROOMNG PROPERTY LINE 181,9 FIRE DEPT. PARCEL - 181,916 SF PROPERTY LINE WITHOUT FIRE I 24 MAIN M.E.P. DEPT. PARCEL - 170.247 SF I I 26 B.O.N. OFFICES O I 26 B.O.H. CIRCULATION 2] SERVICE ELEVATOR —5' SETBACK I 28 FRONTOFFICES tic' E GRADE) O 29 CONCIERGE ATES FIRE TRUCK ' Q 30 RECEPTION SE DISTANCE TO TIP. 31 LUGGAGE STORAGE 32 PUBLIC ELEVATORS SPA I, j REMOI PARAI 34 WOMEN'S POOL RESTROOM PROPOSE 7 SPACES FOR F.D. gELOC 36 MEN'S POOL RESTROOM (REMOVED 8) i 41 PARAI FITNESS &CARDIO I 8 CITY PARKING TO REMAIN - 38 CAFE/ BAKERY FIRE DEPT. 39 OUTDOOR DINING TERRACE CONTROL GATE 1. I INCREASED 41 PROPOSED CURB CUT /J FRONT YARD AT 42 INTERNAL COURTYARD FIRE SIEATON + TE 43 COVERED ARCADE I ' STACKING ABILI i ' ' 48 PARKING SPACES (ABOA�HIOI) I' ' PROVIDED WITHIN THE RITE DEPT. ACHE I PROPERTY BOUNDARY 4 WADE LANE A7 G -_Q AS SHOWN (35 TANDEM/ - VALET SPACES X 23.6%) m PROPOSED NEW CURB Ex 9.3' F.S. �80 CITY PARKING SPACES SINGLE LANE PROPOSED OUTSIDE OF PROPERTY BOUNDARY AS SINGLE LANE SHOWN ON OVERALL SITE PLAN Public Floor I Level 1 +o.o' Newport Beach, CA I LIDO HOUSE HOTEL 19-1109 FINLEY A I I I WATG Architecture I Landscape J � , inf 111 6,I�Ij�l; \\. m uo moon I .... I( \ I l L�- I I O FIRE DEPT. LIDO HOUSE HOTEL 1 22 lO KING GUESTROOM EEN DOUBLE U ROOM 3O EXTENDED TAY SUITE ( O OPEN TO ABOVE O TWO STORY VILLA, LEVEL v O HOUSEKEEPING STORAGE ]O PUBLIC ELEVATOR eO ICE & VENDING 9O ELECTRICAL & M.E.P. 10 BALLROOM ROOF 11 BOARDROOM ROOF 19 10 25' 150, 1100, Guestroom Floor I Level 2 +15.0` Newport Beach, CA I LIDO HOUSE HOTEL s I I I• _ 1 I I I I I r I I I I I I I I \ I O 1 68 5' 1 1 I I I 1 I I I r I 3 / I _ I I I 1 I i Ii 1 1 I I r I I I I 1 I 1 I 1 I I 1 I I I I I 1 WATG Architecture I Landscape NONE on ON MONO MONO O L LI ,o O F41W r�. • 1 LIDO HOUSE HOTEL 1 23 lO KING GUESTROOM I O DOUBLE QUEEN GUESTROOM ,I 3O EXTENDED STAY SUITE 4 OPEN TO BELOW 5O SUITE TERRACE &O HOUSEKEEPING STORAGE 7O PUBLIC ELEVATOR ICE & VENDING 9O ELECTRICAL & M.E.P. 10 BALLROOM ROOF 11 BOARDROOM ROOF . 12 VILLAS' TERRACE r , 4 t - 1 nrT Y FIRE DEPT. _ __ _____ r --------- -y T9f-Z' 32nd STREI`T = — ®0 12,51 1.50, 1100, Guestroom Floor I Level 3 +25.5` Newport Beach, CA I LIDO HOUSE HOTEL 19-1111 WATG Architecture I Landscape I ISTREtT 12 1/Y� �OIT c�7s�` 01 < -i LIDO HOUSE HOTEL 124 9 j1wlgw � I I O KING GUESTROOM DOUBLE QUEEN GUESTROOM • 3O EXTENDED STAY SUITE I O PRESIDENTIAL SUITE r• - I OHOUSEKEEPING STORAGE �• ( I 6 PUBLIC ELEVATOR ICE &VENDING 9O LOOFLOUNGE OUNGE PANTRY OBSERVATION TOWER SUITE TERRACE 1 f 12 BALLROOM ROOF -V 13 BOARDROOM ROOF 14 VILLAS' ROOF I I r OI o I o � o 4t— T10 25' 150, 1100, FIRE DEPT. i 1 J I I I Rooftop Lounge I Level 4 +36.o` Newport Beach, CA I LIDO HOUSE HOTEL 19-1112 J LIDO HOUSE HOTEL 1 25 lO GUESTROOM ROOF OROOFLOUNGE 3O SUITE TERRACE 4� BALLROOM ROOF 5O BOARDROOM ROOF SO VILLAS'ROOF/TERRACE 7O SURFACE PARKING TRASH WATG Architecture I Landscape ® o 125, !so, 1100, lop Overall Plan Roof +46.5' Newport Beach, CA LIDO HOUSE HOTEL c `o 1.5 -b 1S -b KING DOUBLE QUEEN GUESTROOM GUESTROOM 391 GSF 453 GSF W A T G 10 2' 81 z0 Architecture I Landscape LIDO HOUSE HOTEL 1 26 MODULE & KEY COUNT TOTAL MODULES: 133 STANDARD KING: 58 DOUBLE QUEEN: 54 (1.5 MODULES) EXTENDED STAY SUITES: 12 (3 MODULES) PRESIDENTIAL: 1 EXTENDED STAY VILLAS: 5 TOTAL KEYS: 130 23'-0" EXTENDED STAY SUITE 696 GSF Guestroom Plans I Typical & Suite Newport Beach, CA I LIDO HOUSE HOTEL 19-1114 _ BACK } PORCH nA n [DSS W NTRY j' FR_ONT__ PORCH �------4 8'-6 12'-6" 21'-0" LEVEL LIVING ROOM & KITCHEN 550 GSF INTERIOR 140 GSF EXTERIOR WATG Architecture I Landscape i 0 2' 81 120' 1177 LIDO HOUSE HOTEL 1 27 LEVEL 2 LEVEL 3 BEDROOMS ROOF TERRACE 752 GSF INTERIOR 40 GSF INTERIOR 60 GSF EXTERIOR 380 GSF EXTERIOR 0 E� TOTAL INTERIOR UNIT AREA: 1,342 GSF TOTAL EXTERIOR TERRACE AREA: 580 GSF Extended Stay Villa I Unit Plan Newport Beach, CA I LIDO HOUSE HOTEL 19-1115 Slightly Nautical Striped Runners Eclectic Bookshelves with a beachy library Feel 2 �h LIDO HOUSE HOTEL 1 28 +AR Sutble Beach -Inspired Accents like a Rope Chandelier or Shell Console Tailored Pieces Interact with Casual, Loose & Natural Textures sfa design Smith'r firestone assocnies Slightly Masculine, yet still Beachy Color Scheme in Public Areas s40 W a ss Comfortable Soft Seating Groups for a Living Room feel and Easy Transitions between the Indoor & Ourdoor Spaces 06. Interesting local art Collections in Weathered Display Frames w Focal Art Wall featuring Map of Lido We in Chall ■ ■ Unique & Intimate Design for the WK Grill Retaurant with Day -to -Night Transition Indoor/Outdoor Hammocks Interior Imagery I Public Areas Newport Beach, CA I LIDO HOUSE HOTEL 19-1116 Overall feel is a Casual Beach Vibe with Contemporary Sophistication sfa design smith sfirestone associates , LIDO HOUSE HOTEL 129 lilI Natural Color Palette with Accents of Coral, Navy & Seafoam in both a Soft and a Bold Scheme V] Clean, Contemporary Bath Coastal -Inspired Pieces Beach Cottage Casual Woven Desk Seagrass Bed or Headboard Textured Character Beams, Doors or Wall - coverings Interior Imagery I Guestrooms Newport Beach, CA I LIDO HOUSE HOTEL 19-1117 lU L G V� 16 . I � 1 \ I N I fi I 1 I I li i6 13 I I I FLAT ROOF I (Tvv.) I I % I WATG Architecture I Landscape LIDO HOUSE HOTEL 1 30 lO ENTRY ROAD 2O MOTORCOURT GATEWAY 3O ARRIVAL MOTOR COURT O4 MOTOR COURT COVERING SO DECORATIVE PAVING 6O PARKING (148 SPACES SHOWN) 7� GATED PARKING ACCESS BO EXTERIOR PATIO 9O RECLAIMED WOOD BENCHES 10 SERVICE LOADING ZONE it WOOD DECKING 12 LAWN TERRACE 13 FORMAL LAWN WITH PALMS 14 MAIN POOL&DECK 15 PRESERVED EXISTING TREES 16 OUTDOOR FIRE PLACE 1] FOCAL WATER FEATURE 18 MOUNDED NATIVE GRASSES 19 SEA GLASS & SHELL PAVING 20 PARK GATEWAY 6:12 ROOF SLOP€ (iYR) / SEE ELEVATION WWI", - F-Imm `6 o s' 1so' 1100, I- i Landscape PLAN I Overall Site Newport Beach, CA I LIDO HOUSE HOTEL i V 6 �✓ �� l l J l 1 WATG Architecture I Landscape 0 25' 150, 1100, f LIDO HOUSE HOTEL 1 31 lO PENDANT LIGHTING 2O BRICK PAVING O3 GATEWAY WOOD TRELLIS 4O WATER FEATURE O5 GUEST PARKING 6O ENHANCED PEDESTRIAN CONNECTION O] PARK GATEWAY MONUMENTS eO RECYCLED WOOD BENCH SEATING 9O SEA GLASS, SAND AND SHELL PAVING "PLANKS" 10 INTERPRETIVE PYLONS 11 INTERACTIVE WATER FEATURE 12 OUTDOOR DECK WITH FIRE PIT 13 SPECIMEN TREE 4 FAN PALM 15 SYCAMORE TREES 16 DUNE BERM PLANTING Landscape PLAN I Arrival Court Newport Beach, CA I LIDO HOUSE HOTEL 19-1119 �J I I a 0 1 0 0 o is ao o _ u I , 0 o D LIDO HOUSE HOTEL 132 1 BRICK PAVING 2� WOOD DECK WITH SEATING O3 LAWNTERRACE 4O MOVEABLE FURNITURE O5 SEDIMENTARY SEAT WALL 6O PARK GATEWAY MONUMENTS RECYCLED WOOD BENCH ! SEATING eO SEA GLASS, SAND AND SHELL PAVING"PLANKS" OINTERPRETIVE PYLONS ` 10 INTERACTIVE WATER FEATURE 11 EXISTING TREES 2 FAN PALM 13 SYCAMORE TREES 0 14 DUNE BERM PLANTING 15 EVENT LAWN 16 MAIN POOL DECK r ■ 1] CITY PARKING TO REMAIN I WATG Architecture I Landscape T10 25' 150, 1100, Landscape PLAN I Public Park Newport Beach, CA I LIDO HOUSE HOTEL 19-1120 LIDO HOUSE HOTEL 1 33 lO BRICK POOL DECK 2O SWIMMING POOL WITH STEPPED SWIM OUTS 3O DATE PALMS Oq POOLCABANAS S) OUTDOOR BAR/ KITCHEN 6� SPECIMEN TREE 7O FIREPLACE 8 SPA 9� EVENT LAWN 10 COURTYARD WITH FOUNTAIN 11 COVERED WALKWAY 12 PRIVATE ENTRY &FRONT YARD 13 PRIVATE FRONT PORCH 14 LOW-LYING LANDSCAPE GROUNDCOVER WATG Architecture I Landscape 0 S' S0' 1100, Landscape PLAN Courtyard Newport Beach, CA LIDO HOUSE HOTEL 19-1121 Ii- [I fllfAmlI PRIME1111111111 �uuuuuuuuu ium:miini, 101011 RVE,►: _4 .MEMENEM Iiiiiili limo Ind i sr � - i fA �_" !' h 1 L M, JIIuIIIII III Ilii l (+17.Y ILII■ 11: willill'- :III Mimi 1PIVI IV a .►- OP IWIIII'IIdlumumillulullff on ► _ III iii ii i iiiii Pini■iiM�iiii■ii ii■i■ii ii■i ii — -111111_1111►,1 - ►w/►1►w/_/4AV �►�/�ti�►t�r�u�� vll►o�►�o��ll►o�►� IIIIIIIIIIIII IIIIIO� u lr I I I � I I I I I �1����N��`N►� i1,1 I it Ila a I �I�:� ® m O m O , 0 il��►.►.►.11►.. III 1 Bi l 111 71i�, I, nimil millas m 0 —.m Yu .� IIlnn�tl�CCG�IICCC�iPC�CC�Dpl1RR��Y`�M�M�p�G��CCCG.111CCCiiPCCC���RRR���IMMMZ���G. F, aa�ea� =ems= =e = =�= mm :: . ,. '� I '�lI a .�1% �I,1",II�� ��� �� 1 ■ I I I M1 ' 1' �� III 2�-•, — —y _ 1 I pi�.�I II dlldi °11 IiIU III I U�yy I 11 ,111, / 4 I I, �I,„'.,i�l11111'1N1;191�IINldlillo1l,�i'„il:,�����A����������������,IYOd�Ipip9li�iil�Illbi�i11VU?�`�:�1�I11111W11P1�!��!�I ,a� :� ��� �” ;I:I�f,���°�-1� I�'��s ® 0 0 0 0 0 ff j w A LIDO HOUSE HOTELpool U R. ilii u h iil _ h M + O r, \ -W=.LIDO HOUSE HOTEL � '� r�� WATG Architecture I Landscape LIDO HOUSE HOTEL 1 38 I Arrival View I Newport Blvd Newport Beach, CA I LIDO HOUSE HOTEL 19-1126 MODULE & KEY COUNT TOTAL MODULES: 133 STANDARD KING: S8 DOUBLE QUEEN: 54 (1.5 MODULES) EXTENDED STAY SUITES: 12 (3 MODULES) PRESIDENTIAL: 1 EXTENDED STAY VILLAS: 5 TOTAL KEYS: 130 PROPOSED PROPOSED ZONING DATA PROJECT DATA LIDO HOUSE HOTEL 139 PROPOSED AREA PROGRAM (Totals below are'aross'target areas) Guestroom Areas: Proposed Hotel Development - Concept Design': Guestrooms & Corridors 69,944 Guestroom support 3,392 Total Guestroom 73,336 In Conformance Public Areas: Food & Beverage 3,195 Function Space 4,453 Lobby Areas 1,065 Retail 875 Spa / Fitness 2,979 Public Circulation & Misc 5,080 Total Public Space 17,647 In Conformance Interior: 0' at basement, 5' at Interior Lots Back of House Areas: In Conformance Administrative 2,240 Food & Beverage B.O.H. 1,750 Function Support 700 Employee Facilities 160 Housekeeping Facilities. 1,070 Mechanical Areas 1,500 BOH Misc & Circulation 1,222 Total Back of House 8,642 (0.89 acres) for landscape and hardscape setback. TOTAL PROGRAM: 99,625 Proposed City Zoning Criteria': MU -LV Proposed Hotel Development - Concept Design': Remark: Total Gross Area of Development per proposed Zoning: Total Gross Area of Development: Total Gross Area of Development Allowable = 99,625 sf Total Gross Area of Proposed Development = 99,625 sf In Conformance F.A.R (including estimate for the existing Fire Station) = 0.541 Parking spaces provided on site (1.1 x 130 Rooms) = 148 Spaces Setbacks per proposed Zoning: Setbacks per Development: Front: (Newport Blvd.): 0' at basement, 20' to 26'-0" in ht., 35' above 26-0" in ht. Front: (Newport Blvd.): 69'-1" SB In Conformance Side: (32"d Street): 0' at basement, 20' to 26'-0" in ht., 10' above 26'-0" in ht: Side: (32nd Street): 19'-1" SB and 2T-3" SB In Conformance Interior: 0' at basement, 5' at Interior Lots Interior: 51'-0" SB (Porte Cochere) In Conformance Rear: 5' Rear: 111'-0" SB In Conformance Open Space Requirement per proposed Zoning: Open Space Requirement per Development: 20% open space excluding the 0.3 acre area fronting Newport Blvd. 71.0% total open space provided = 129,163 sf (incl. the 0.3 acre area 13,068 sf In Conformance (Total site = 186,154 sf - 13,068 sf (0.3 acres) = 173,086 sf fronting Newport Blvd. and all parking areas. The design provides a total 38,960 sf 173,086 x 20% = 34,617 sf required Open Space on Site) (0.89 acres) for landscape and hardscape setback. Height Limits per proposed Zoning: Height Limits per Development: 4 Storey's maximum 55' to flat roof from Natural Grade 46-0" to flat roofs from Natural Grade In Conformance 60'to sloping roofs graeter than 3:12 and elevator over -runs 58'-5" to sloping roofs greeter than 3:12 and elevator over -runs In Conformance 65' to architectural features such as domes, spires, cupolas, etc. 58'-5" to architectural features such as domes, spires, cupolas, etc. In Conformance Easements per proposed Zoning: Maintain existing 120' easement at Finley Street to Lido Commercial Plaza area Easements per Development: Existing 120' easement at Finley Street to Lido Commercial Plaza area - Maintained In Conformance 'Proposed Site area = 4.18 acres (181,916 sf) This includes 0.30 acres devoted to Newport Blvd. open area and 0.33 acres devoted for the Fire Station site to remain. WATG Architecture I Landscape Project Data Newport Beach, CA I LIDO HOUSE HOTEL 19-1127 J RmUmOLSON DEVELOPMENT , DESTINATION I HOTELS & RESORTS WATG Architecture I Landscape sfa design smith-firesio-re associates 19-1128 STATE OF CALIFORNIA } COUNTY OF ORANGE } ss. CITY OF NEWPORT BEACH } I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2014-82 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the gth day of September, 2014, and that the same was so passed and adopted by the following vote, to wit: Ayes: Council Member Gardner, Council Member Petros, Council Member Curry, Council Member Daigle, Mayor Pro Tem Selich, Mayor Hill Nays: None Recused Council Member Henn IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 10M day of September, 2014. A�6411 W City Clerk Newport Beach, California (Seal)