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HomeMy WebLinkAbout5.0 - Dory Deli Expansion - PA2016-067 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT October 6, 2016 Agenda Item No. 5 SUBJECT: Dory Deli Expansion (PA2016-067) 2108 % West Ocean Front • Conditional Use Permit No. UP2016-016 • Operator License No. OL2016-003 APPLICANT: Dory Deli OWNER: Newport Oceanfront, LLC PLANNER: Benjamin M. Zdeba, AICP, Associate Planner (949) 644-3253, bzdeba@newportbeachca.gov PROJECT SUMMARY A request for a conditional use permit to expand the existing restaurant into the adjacent 477-square-foot retail tenant space to create new dining area with a bar counter. Also included is a request to change the existing Type 41 (On Sale Beer and Wine — Eating Place) Alcoholic Beverage Control (ABC) license to a Type 47 (On Sale General — Eating Place) ABC license. The applicant is proposing to operate from 9:00 a.m. to 11:30 p.m., Monday through Thursday, and 9:00 a.m. to 12:30 a.m., Friday through Sunday. There will be no live entertainment or dancing. Pursuant to NBMC 5.25, the operation requires the owner/operator to obtain an operator license with the approval of a conditional use permit. Also requested is a reduction of the required off-street parking in conjunction with the proposed expansion. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. approving Conditional Use Permit No. UP2016-016 (Attachment No. PC 1). 1 V� QP �P Dory Deli Expansion Planning Commission, October 6, 2016 Page 2 VICINITY MAP oo 'o <c i IIA 6 M1 a,� 9f ry6 Y �4 I° Mc fob C Q. Tom, GENERAL PLAN ZONING s r a � LOCATION GENERAL PLAN ZONING CURRENT USE Mixed-Use Water Related Mixed-Use Water Related ON-SITE MU-W2 MU-W2) Multi-tenant commercial building NORTH MU-W2 MU-W2 Mixed-use commercial buildin s SOUTH Parks and Recreation Parks and Recreation Newport Pier beach area and PR PR West Ocean Front Parking Lot EAST Visitor-Serving Commercial Visitor- Multi-tenant commercial building Commercial CV ServingCV WEST MU-W2 MU-W2 Multi-tenant commercial building 3 Dory Deli Expansion Planning Commission, October 6, 2016 Page 3 INTRODUCTION Project Setting and Description The subject property is located within the McFadden Square area of the Balboa Peninsula adjacent to the Newport Pier. Surrounding land uses include Rockin' Baja Lobster and 21 Oceanfront Restaurant to the east; The Blue Beet, II Farro and Stag Bar to the north with mixed-use development beyond to the northwest; and several smaller commercial tenants to the west. The 260-parking-space West Ocean Front Parking Lot is located immediately adjacent to the project site. Also located within walking distance is the McFadden Square Parking Lot, which contains approximately 137 parking spaces. The property consists of two lots totaling approximately 3,750 square feet in area and is developed with a 3,250-square-foot building, which was constructed in 1914. The building is a single story and is comprised of three commercial tenant spaces. The development is considered legal nonconforming since it exceeds the allowable floor area ratio (0.5) and there is no parking on site. Background On August 17, 1972, Use Permit No. UP1606 was approved by the Planning Commission to change a health food retail store to a take-out restaurant. No operational conditions of approval were placed on the project. On September 15, 1997, Outdoor Dining Permit No. OD0037 was approved by the Planning Department to allow a small outdoor dining area to the rear of the building. On May 2, 2014, Staff Approval No. SA2014-008 was approved to allow a negligible increase in seating area and a relocation of the outdoor dining area to the front of the restaurant. The current floor plan is comprised of 784 square feet of net public area with a 239-square-foot outdoor dining area at the front of the building. The front outdoor dining area contains 14 seats, the interior net public area contains 58 seats for a total of 72 seats. The establishment has a Type 41 (On-Sale Beer and Wine — Eating Place) Alcoholic Beverage Control (ABC) License and is allowed to operate until 2:00 a.m., daily. Beginning in August of 2015, the applicant began meeting with the City regarding a potential expansion and change of ABC license. Correspondence outlining that effort from the applicant has been attached as Attachment No. PC 4. Expansion and Remodel The applicant requests approval of a conditional use permit to expand the existing eating and drinking establishment into the adjacent tenant space and to adjust the required off-street parking. 4 Dory Deli Expansion Planning Commission, October 6, 2016 Page 4 The proposal includes the expansion of the existing 1,792-square-foot eating and drinking establishment into the abutting 477-square-foot retail sales tenant space. The new area will include a small dining area, a service bar counter, and a refrigerated storage area. The relocation of beverage service from the kitchen area will allow for an expanded menu, which is not currently part of the operation. The proposed floor plan includes 64 interior seats and 16 outdoor dining seats. The existing establishment has 58 interior seats and 14 seats within the outdoor dining area. The project applicant anticipates a maximum of 6 employees working at any one time, which is no change from the current operation. Table 1 — Existing and Proposed Operations Existing Proposed Interior Seats, Net Public 58 seats, 784 square feet 64 seats, 984 square feet Area NPA Outdoor Seats, NPA 14 seats, 239 square feet 16 seats, No change Total Seats, NPA 72 seats, 1,023 square feet 80 seats, 1,223 square feet On-Site Parking Provided None No change Hours of Operation 6:00 a.m. to 2:00 a.m., 9:30 a.m. to 11:30 p.m., daily Monday through Thursday 9:30 a.m. to 12:30 a.m., Friday throu h Sunday ABC License Type 41 Type 47 DISCUSSION Consistency with General Plan/Coastal Land Use Plan/Zoning The site is designated MU-W2 (Mixed-Use Water Related) by the General Plan Land Use Element, the Coastal Land Use Plan, and the Zoning Code, which allows for eating and drinking establishments. The proposed project requires a conditional use permit to allow the expansion of the existing restaurant along with a reduction in the required off-street parking. Under the General Plan land use designation of MU-W2, the Floor Area Ratio (FAR) for the subject property is limited to 0.5 given its composition of only commercial uses. The existing FAR for the subject property is nonconforming at approximately 0.87. Inasmuch as the proposed application will not result in an increase in the floor area, the project is consistent with the Land Use Element. Land Use Policy LU6.8.2 (Component Districts) of the General Plan notes "McFadden Square should be emphasized as [one of the] primary activity centers of the northern portion of the Peninsula." Dory Deli Expansion Planning Commission, October 6, 2016 Page 5 Land Use Policy LU6.12.1 (Priority Uses) of the General Plan and Land Use Policy 2.1.5- 7 of the Coastal Land Use Plan state that one of the goals for the McFadden Square area is to "accommodate visitor- and local-serving uses that take advantage of McFadden Square's waterfront setting including specialty retail, restaurants, and small scale overnight accommodations." The proposed project is consistent with this policy in that it is improving upon an existing restaurant operation. In reviewing the proposed project, the Zoning Code standards for late hour operations and alcoholic beverage sales were considered and the City's Police Department and Code Enforcement Division reviewed the proposed project. Police Department Review The Newport Beach Police Department provided staff a memorandum expressing support for the applicant's request (Attachment No. PC 5). The proposed project is located in a Police Reporting District (RD15) that is the most concentrated for retail alcohol establishments in the City and has a crime rate of 369 percent above the Citywide RD average. Should the Planning Commission approve the applicant's request, the Police Department has recommended several conditions of approval to regulate and control potential nuisances that the establishment may create. The Police Department has also indicated that they would issue an Operator License based on the decision of the Planning Commission. Late Hours Pursuant to Section 20.48.090 (Eating and Drinking Establishments) of the Zoning Code, the Planning Commission must consider the following potential impacts upon adjacent or nearby uses when reviewing an application to allow late-hour operations: 1. Noise from music, dancing, and voices associated with allowed indoor or outdoor uses and activities; 2. High levels of lighting and illumination; 3. Increased pedestrian and vehicular traffic activity during late and early morning hours; 4. Increased trash and recycling collection activities; 5. Occupancy loads of the use; and 6. Any other factors that may affect adjacent or nearby uses. Dory Deli Expansion Planning Commission, October 6, 2016 Page 6 The applicant is not proposing live entertainment or dancing. A condition of approval is included requiring the exterior doors and windows be closed at all times beginning at 11:00 p.m., daily, except for the ingress and egress purposes. Significant noise impacts from the proposed outdoor dining area are not anticipated given its location on the western side of the building, its distance of approximately 300 feet from the nearest residential zoning district, and the shielding by the existing commercial buildings surrounding. The outdoor dining area is enclosed on three sides such that it is only open on the western fagade facing the West Ocean Front Parking Lot. No new lighting is proposed at this time. Existing exterior lighting exists only to illuminate the parking lot. The proposed expansion will not necessitate high levels of lighting or illumination and any outdoor lighting must conform to Zoning Code Section 20.30.070 (Outdoor Lighting). Should the applicant choose to install any exterior lighting, a condition is included to require a photometric study prior to issuance of building permits. The existing establishment currently has the ability to operate from 6:00 a.m to 2:00 a.m. The proposed project will reduce the hours to 9:00 a.m. to 11:30 p.m., Monday through Thursday, and 9:00 a.m. to 12:30 a.m., Friday through Sunday. The expansion is expected to increase the existing occupant load of 95 persons to 96 persons. Given the negligible increased occupancy, minimal increased pedestrian and vehicular activity is expected during late and early morning hours. Should the Planning Commission approve all or any part of the Conditional Use Permit, the applicant will be required to obtain an Operator License from the Police Department. The Operator License will provide for enhanced control of noise, loitering, litter, disorderly conduct, parking/circulation, and other potential disturbances resulting from the establishment, and will provide the Police Department with means to modify, suspend, or revoke the operator's ability to maintain late-hour operations. A trash enclosure is currently provided on-site at the rear of the establishment. As conditioned, the operator will be required to maintain the trash area such that odors are controlled appropriately. Should the existing trash area be determined by the City in the future to be inadequate, the applicant will be required to increase the frequency of pickups. Alcoholic Beverage Sales When reviewing an application to allow an eating or drinking establishment to sell, serve, or give away alcohol, Section 20.48.090 (Eating and Drinking Establishments) of the Zoning Code requires the Planning Commission to evaluate the potential impacts upon adjacent uses (within 100 feet as measured between the nearest lot lines) and to consider the proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. The adjacent uses are mixed-use, residential, general commercial, and retail. The draft resolution includes conditions of approval to minimize negative impacts that the proposed eating and drinking establishment may have to 7 Dory Deli Expansion Planning Commission, October 6, 2016 Page 7 surrounding residential uses and ensure that the use remains compatible with the surrounding community. In order to approve a use permit for alcohol sales, the Planning Commission must also find that the use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales). In doing so, the following must be considered: a) The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. b) The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. c) The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. d) The proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. e) Whether or not the proposed amendment will resolve any current objectionable conditions. The establishment is located within Reporting District 15, which includes most of the commercial establishments for the Balboa Peninsula between the Newport Boulevard onramp and 201h Street. For a map of the City of Newport Beach Reporting Districts, see Attachment No. PC 6. A memorandum, which includes alcohol related statistics from 2015, is provided in Attachment No. PC 5. The Police Department supports the operation as proposed by the applicant. A discussion of the factors is provided below: a) The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. Reporting District Part One Crimes Part Two Crimes Part One Crimes (Serious offenses) (All other offenses) Rate (per 100,000 people) RD No. 15 175 589 6,267.91 RD No. 12 56 92 3,899.72 RD No. 13 67 169 4,063.07 RD No. 16 102 156 4,311.07 Newport Beach 2,339 3,841 2,739.65 The Part One Crimes Rate in Reporting District 15 (RD 15) is higher than the Part One Crimes Rate for the City and all adjacent districts. The crime rate in this reporting district 2 Dory Deli Expansion Planning Commission, October 6, 2016 Page 8 is 369 percent above the City wide reporting district average. The higher crime rate within this reporting district is largely due to the number of visitors to the Balboa Peninsula, the high concentration of restaurants, visitor-serving uses, and the high ratio of nonresidential to residential uses in RD 15. While the proposed project is located in an area that has a high concentration of alcohol licenses, staff feels it is appropriate to allow the proposed expansion of the existing eating and drinking establishment. The expanded area would provide additional seating and food options for customers and would enhance the economic viability of the business. The Police Department does not object to this project as conditioned and the business would be required to obtain an Operator License. b) The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and the adjacent reporting districts. Reporting District Alcohol-Related Arrests Total Arrests Calls for Service RD No. 15 350 625 9,734 RD No. 12 34 27 2,941 RD No. 13 69 192 4,375 RD No. 16 75 159 4,250 Newport Beach 1,143 3,523 102,056 RD 15 has a higher number of Alcohol-Related Arrests, Total Arrests, and Calls for Service recorded in 2015, compared to all adjacent reporting districts. From January 1, 2015, through December 31, 2015, the Police Department reported 26 calls for service to the subject property of which one incident was a Part One Crime and five were Part Two Crimes. None of those calls were a result of over-service of alcohol or neglect in responsibility by the applicant. c) The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. The project site is located in a mixed-use zoning district, which allows for residential uses when intermixed with nonresidential uses. The nearest residential district is located approximately 350 feet east of the project site, halfway down Court Avenue. The nearest residential units are located 10 feet across the side alley to the northeast of the subject property in a mixed-use building. The existing restaurant is separated from nearby residences due to the orientation of the tenant space, which faces the West Ocean Front Parking Lot. The nearest recreational facilities, the beach and the Newport Pier, are located approximately 130 feet to the southwest of the subject property. The nearest church, Our Lady of Mount Carmel Church, is located approximately 0.5 miles Part One Crimes are the eight most serious crimes as defined by the FBI Uniform Crime Report— Homicide, Rape, Robbery, Aggravated Assault, Burglary, Larceny-Theft, Auto Theft, and Arson. Part Two Crimes include all other crimes. 9 Dory Deli Expansion Planning Commission, October 6, 2016 Page 9 to the east of the subject property along West Balboa Boulevard. The nearest school, Newport Elementary School, is located 0.7 miles to the east of the subject property along West Balboa Boulevard. The nearest daycare center, Children's Center by the Sea, is approximately 0.6 miles to the east along West Balboa Boulevard. The proposed use is surrounded by other commercial, retail, and office uses on the ground level. The draft resolution includes conditions of approval to help minimize negative impacts that the project may have to surrounding land uses and ensure that the use remains compatible with the surrounding community. d) The proximity of the other establishments selling alcoholic beverages for either off-site or on-site consumption. The location of the proposed establishment is in close proximity to several establishments with alcohol licenses on the Balboa Peninsula including the Stag Bar, Rockin' Baja Lobster, 21 Oceanfront Restaurant, The Blue Beet, and Baja Sharkeez, among others. The RD 15 statistics indicate an over concentration of alcohol licenses within this statistical area. Reporting District Active ABC License Per Capita RD No. 15 73 1 per 38 residents RD No. 12 28 1 per 51 residents RD No. 13 6 1 per 275 residents RD No. 16 6 1 per 394 residents Newport Beach 438 1 per 194 residents The per capita ratio of one license for every 38 residents is higher than all adjacent districts and the average Citywide ratio. This is due to the higher concentration of commercial land uses, many of them visitor-serving, and lower number of residential properties in the RD 15 area. While the proposed establishment is located in close proximity to other establishments selling alcoholic beverages, staff believes the physical and operational characteristics of the proposed establishment would make the continuation of alcoholic beverage sales appropriate at this location. e) Whether or not the proposed amendment will resolve any current objectionable conditions. Expanding the existing establishment will allow the addition of a new dining area with a service bar counter for the convenience of customers. The City's Code Enforcement Department has not issued any recent citations nor has it received recent complaints regarding the existing operation and has no objections to the proposed expansion. The Police Department also has no objections to the operation as proposed. Refer to Attachment No. PC 5 for a copy of the Police Department Recommendation. The draft resolution includes conditions of approval to limit objectionable conditions due to noise 10 Dory Deli Expansion Planning Commission, October 6, 2016 Page 10 and trash at the establishment. All employees serving alcohol will be required to be at least 21 years of age and receive ABC-required Responsible Beverage Service (RBS) training. Approval of this application will require the operator to obtain an Operator License pursuant to Chapter 5.25 of the Municipal Code. The Operator License will provide for enhanced control of noise, loitering, litter, disorderly conduct, parking/circulation, and other potential disturbances resulting from the establishment, and will provide the Police Department with means to modify, suspend, or revoke the operator's ability to maintain late-hour operations. Parking Requirement Pursuant to Section 20.40.060 (Parking Requirements for Food Service Uses) of the Zoning Code, the eating and drinking establishment use classification requires one parking space for each 30 to 50 square feet of net public area depending on specific design characteristics, operational characteristics, and the location of the establishment. The existing restaurant is subject to a parking requirement of one parking space for each 40 square feet of net public area or 20 parking spaces. The proposed project will increase the establishment's interior net public area by approximately 200 square feet thereby increasing the parking requirement by five parking spaces. Staff Approval No. SA2014-008 reviewed the expansion of the restaurant into an adjoining beauty salon, which eliminated a requirement for two parking spaces. As part of the project, the expanded restaurant will take over an existing retail sales use, which requires one parking space for each 250 square feet of gross floor area, or two parking spaces in this case (477/250 = 1.9). Accordingly, the net additional parking requirement for the proposed expanded eating and drinking establishment is one parking space (see summary table below). No on-site parking is provided; therefore, the applicant requests a waiver of the additional parking space resulting from the proposed expansion. Table 2 — Existing and Proposed Parking Requirements Existing Parking Proposed Parkin Dory Deli 20 spaces 25 spaces Beauty Salon 2 spaces 0 spaces Retail Sales 2 spaces 0 spaces Total 24 spaces 25 spaces (1) Previously approved per Staff Approval No. SA2014-008 Adjustment to Required Parking The applicant currently operates the Stag Bar + Grill within the McFadden Square area. In 2013, RK Engineering Group, Inc. conducted a parking survey for the Stag Bar + Grill remodel project (located behind the Dory Deli tenant space), which was approved by the Planning Commission in 2014. The survey found that 30 percent of patrons of the existing District Lounge drove a vehicle and parked within the adjacent parking lot and 11 Dory Deli Expansion Planning Commission, October 6, 2016 Page 11 70 percent of patrons arrived by way of an alternative mode of transportation (i.e., carpool, taxi, bicycle, and walking). Although the results were not entirely conclusive given the brevity of the survey, staff believed it was indicative of how the majority of patrons opt for alternative modes of transportation rather than a single-occupant vehicle. Furthermore, the applicant conducted a field survey of available parking within the McFadden Square Parking Lot on Friday, December 13, 2013, and Saturday, December 14, 2013, in the evening. The field survey indicated a minimum vacancy rate of approximately 58 percent on Saturday evening and a minimum vacancy rate of approximately 59 percent on Friday evening. RK Engineering Group, Inc. has provided an updated memorandum regarding this study and believes the same conditions apply for the proposed Dory Deli expansion (Attachment No. PC 7). In accordance with Section 20.40.110 (Adjustments to Off-Street Parking Requirements), the Planning Commission must consider whether sufficient data is provided to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on-street parking, greater than normal walk-in trade, and mixed-use development) in conjunction with a parking management program. In this case, however, a parking management program is not applicable since there is no on-site parking available. The following conditions are applicable to the proposed project, which reduce the overall parking demand of the proposed expanded establishment: • Captive Market. Land uses in the Balboa Peninsula that are within close proximity of one another generate the opportunity for shared trips. The McFadden Square area contains on-street parking and two municipal lots that are adjacent to the property with a total of approximately 400 parking spaces. Different Peak Periods. The proposed use will be generally offset from retail, office, and beach uses, which peak during the noon hour. The proposed use will mostly coincide with peak demand for residential use of public parking and patrons of the surrounding eating and drinking establishments, which peak during the evening hours. However, the McFadden Square area offers sufficient public parking to accommodate both residential and restaurant uses during the evening hours. The likely impact between uses will primarily occur on weekend days and evenings during the summer season when demand for parking is at its greatest. The overall day use will likely remain the same as the current operation. • High levels of pedestrian and bicycle access to the subject property limit the impact on off-street parking. The Balboa Peninsula and McFadden Square areas are characterized by a higher level of pedestrian and bicycle traffic, especially nearest to the beachfront. In a dense commercial environment with multiple uses and the Newport Pier in close proximity to the subject property, each use does not need to fully supply parking in 12 Dory Deli Expansion Planning Commission, October 6, 2016 Page 12 according with the Zoning Code requirements. The dense mixed-use area creates a "park once" environment, which allows patrons to park once and visit multiple destinations. For this reason, there exists the opportunity for shared trips and significant walk-in patronage from nearby residential areas. To require parking for individual uses would be infeasible due to existing development and it would be undesirable to have multiple small parking lots throughout the area. The expanded eating and drinking establishment would be compatible with the surrounding uses and parking demand would be lower due to shared trips. In conclusion, the proposed expansion is consistent with the City's goals and objectives for the McFadden Square area. Staff recommends the approval of the subject application and the reduction of the required off-street parking in conjunction. Conditional Use Permit Findings In accordance with Section 20.48.030 (Alcohol Sales), the Planning Commission must make the following finding for approval of a new alcoholic beverage license: 1. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of the Zoning Code. The draft resolution includes conditions of approval and a requirement to obtain an Operator License administered by the Police Department to help prevent alcohol-related problems and minimize the potential effects of noise on neighboring residents to preserve the health and safety of residents and other businesses in the neighborhood. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must also make the following findings for approval of a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise T3 Dory Deli Expansion Planning Commission, October 6, 2016 Page 13 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. The proposed use is consistent with the General Plan, Local Coastal Program Coastal Land Use Plan, and Zoning Code. The draft resolution includes conditions of approval to limit objectionable conditions due to noise, trash, and deliveries. The hours of operation are less than the existing hours of operation and are compatible with uses in the McFadden Square area. The eating and drinking establishment does not propose live entertainment or dancing thereby reducing the probability for the establishment to evolve into a bar. The establishment's location, in the heart of a commercial area within the Balboa Peninsula, is appropriate for an operation with extended hours of operation and alcohol service. Alcohol service will be provided as a convenience to the public and the expanded food service provides an additional choice for visitors. Staff believes sufficient facts exist in support of each finding. The operation of an eating and drinking establishment is consistent with the purpose and intent of the Mixed-Use Water Related (MU-W2) land use designation of the General Plan. The MU-W2 designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial, and residential dwelling units on the upper floors. Eating and drinking establishments can be expected to be found in this area and are complementary to the surrounding commercial uses. Additionally, an accessory service bar counter and improved kitchen area will be added, diversifying the existing eating and drinking establishment use. As conditioned, the proposed project will comply with Zoning Code standards for eating and drinking establishments and solid waste storage. The proposed fagade improvements will have a positive impact on the overall aesthetics and economic health of the community, and may promote further revitalization of the other commercial properties in the area. Since the West Ocean Front walk is a heavy pedestrian thoroughfare along the beach, the improved fagade and operation would help to solidify the character of the area, and provide a compatible commercial use. The project has been reviewed and conditioned to ensure that potential conflicts with the surrounding land uses are minimized to the extent possible to maintain a healthy environment for both residents and businesses. Based on the parking information provided and the characteristics of the area, staff believes adequate parking is available for the proposed operation at all times of the day. It should be noted that no on-site parking is provided and any use occupying this tenant space would be subject to the same conditions. The location and design of the outdoor dining area should buffer the nearby residential uses from any potential noise disturbances. To help ensure that the expansion of the establishment does not create a detrimental impact during late hours, the operator will be required to secure an Operator License and to take reasonable -4 Dory Deli Expansion Planning Commission, October 6, 2016 Page 14 steps to discourage and correct objectionable conditions that constitute a nuisance to areas surrounding the establishment. Should the operator be unable to abide by the conditions of approval or prevent objectionable conditions from occurring, the Police Department will have the authority to modify, suspend, or revoke the operator's ability to maintain late-hour operations. Staff, including the Police Department, supports closing times of 11:30 p.m., Monday through Thursday, and 12:30 a.m., Friday through Sunday for the eating and drinking establishment and related outdoor dining area. The location of the outdoor dining area will help limit exterior noise impacts given the orientation of the building facing the Newport Pier beach area and the West Ocean Front Parking Lot. Possible noise impacts for the interior of the eating and drinking establishment will be diminished because live entertainment and dancing are not proposed. The closing hour for the establishment is compatible with other eating and drinking establishments in the area. Summary and Alternatives Staff believes the findings for approval can be made and the facts in support of the required findings are presented in the draft resolution (Attachment No. PC 1). The following alternatives are available to the Planning Commission should they feel the facts are not in evidence of support for the project application: 1. The Planning Commission may suggest specific operational changes that are necessary to alleviate any concerns. If any additional requested changes are substantial, the item could be continued to a future meeting. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). Environmental Review Staff recommends that the Planning Commission find that the project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). Class 1 exempts projects involving negligible or no expansion of a use including but not limited to interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. The proposed project is limited to interior improvements to convert a retail sales use to an eating and drinking establishment and involves no expansion in gross floor area. 15 Dory Deli Expansion Planning Commission, October 6, 2016 Page 15 Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: mitted by: i . Zdeba, AICP Br 1n a Wisner i, ICP, Deputy Director Associat lanner ATTACHMENTS PC 1 Draft Resolution for Approval PC 2 Draft Resolution for Denial PC 3 Applicant's Project Description and Justification PC 4 Applicant's Correspondence PC 5 Police Department Memorandum PC 6 Reporting District Map PC 7 Applicant's Parking Data PC 8 Project Plans 05/26/16 10 Attachment No. PC 1 Draft Resolution for Approval 17 V� QP �P sg RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2016-016 FOR THE EXPANSION OF AN EXISTING RESTAURANT WITH A CHANGE OF ALCOHOLIC BEVERAGE LICENSE AND ADJUSTMENT TO OFF-STREET PARKING REQUIREMENTS LOCATED AT 2108 3/4 WEST OCEAN FRONT (PA2016-067) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Dory Deli, with respect to property located at 2108 % West Ocean Front, and legally described as Lots 1 and 2 in Block 21 of Newport Beach, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Page 26 of Miscellaneous Maps, in the Office of the County Recorder of said County, requesting approval of a conditional use permit. 2. The applicant proposes to expand the existing restaurant into the adjacent 475-square- foot retail tenant space to create new dining area with a bar counter. Also included is a request to change the existing Type 41 (On Sale Beer and Wine — Eating Place) Alcoholic Beverage Control (ABC) license to a Type 47 (On Sale General — Eating Place) ABC license. The applicant is proposing to operate from 9:00 a.m. to 11:30 p.m., Monday through Thursday, and 9:00 a.m. to 12:30 a.m. on Friday through Sunday. There will be no live entertainment or dancing. Pursuant to NBMC 5.25, the operation as described requires the owner/operator to obtain an operator license with the approval of a conditional use permit. Also requested is a reduction of the required off-street parking in conjunction with the proposed expansion. 3. The subject property is located within the Mixed-Use Water Related (MU-W2) Zoning District and the General Plan Land Use Element category is Mixed-Use Water Related (MU-W2). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use Water Related (MU-W). 5. A public hearing was held on October 6, 2016, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 19 Planning Commission Resolution No. Ott Page 2 of 13 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act (CEQA) Guidelines under Class 1 (Existing Facilities). 2. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project is limited to interior improvements to convert a retail sales use to an eating and drinking establishment and involves no expansion in floor area. Further, there will be no traffic impacts associated with the change of use as the Average Daily Trips (ADT) generation will remain the same. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.48.030 (Alcohol Sales) anning Commission must make the following finding for approval of a new alcoholic erag ense: Finding: A. The use is consistent with the purpq -and iniE of Section 20.48.030 (Alcohol Sales) of the Zoning Code. Facts in Support of Finding: 1. The project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. Alcohol service is intended for the convenience of customers dining at the restaurant. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages, including the requirement to obtain an operator license, will ensure compatibility with the surrounding uses and minimize alcohol related impacts. 2. The proposed project is located within Reporting District (RD) 15, which maintains a higher crime rate as well as generally more calls for service and alcohol-related arrests than the adjacent reporting districts. This is largely due to the number of visitors to the Balboa Peninsula, the higher concentration of restaurants, visitor-serving uses, and the high ratio of nonresidential to residential uses in RD 15. The Police Department has reviewed the project and is supportive of the change in ABC license given the reduction in hours as well as the ability to serve an expanded food menu. The operation will remain a restaurant and is not permitted to operate as a bar, tavern, cocktail lounge, or nightclub. 3. The subject property is located in an area with a variety of land uses including commercial, retail, residential, and coastal resources. The business hours and 05-26-2016 20 Planning Commission Resolution No. #### Page 3 of 13 operational characteristics have been conditioned to maintain the compatibility of the proposed use with surrounding land uses. 4. The Balboa Peninsula is generally characterized by a high number of visitors, in which commercial and residential zoning districts are located in close proximity to one another. This location in McFadden Square is centralized among other commercial establishments and the development is oriented away from any residential units towards the West Ocean Front Parking Lot. Conditions of approval are included to further minimize negative impacts to surrounding land uses and to help ensure the use remains compatible with the surrounding community. In accordance with Section 20.52.020.F (Use Permit, Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: B. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan land use designation for this site is MU-W2. The MU-W2 designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial, and residential dwelling units on the upper floors. The expanded eating and drinking establishment, which is the primary occupant of the subject property is consistent with this land use designation. Eating and drinking establishment uses can be expected to be found in this area and similar locations and are complementary to the surrounding commercial and residential uses. 2. Inasmuch as the proposed application will not result in an increase in the floor area ratio, the project is consistent with the Land Use Element development limitations. 3. The proposed expansion is consistent with General Plan Land Use Policy LU6.8.2 (Component Districts) which emphasizes that McFadden Square should be utilized as one of the primary activity centers within the City. Expansion of the existing eating and drinking establishment to include a new dining area with accessory bar counter will diversify the use and provide an additional visitor- and local-serving convenience. 4. Eating and drinking establishments are common in the vicinity along the Balboa Peninsula and are frequented by visitors and residents. The establishment is compatible with the land uses permitted within the surrounding neighborhood. The expanded establishment will improve and revitalize the existing building and the surrounding neighborhood. 5. The subject property is not part of a specific plan area. 05-26-2016 21 Planning Commission Resolution No. #### Page 4 of 13 Finding: C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The site is located in the MU-W2 Zoning District. The MU-W2 applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. Although a bar is not listed as a permitted or a conditionally permitted use within this district, the legal nonconforming use can be expanded subject to a conditional use permit pursuant to Zoning Code Section 20.38.050 (Nonconforming Uses). 2. A restaurant has been operating at the subject property since 1972. The proposed expansion will diversify the use by creating additional interior dining area, a service bar counter, and storage area. The bar counter will also allow the existing kitchen to be expanded, which will improve the food service component. 3. The subject property does not provide on-site parking, but the proposed expansion is not anticipated to change the parking demand significantly. The McFadden Square area is adequately served by the two adjacent municipal lots throughout most of the year and the close proximity to multiple commercial uses and coastal resources will result in shared trips to the project site and surrounding area. Finding: D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The operation of the eating and drinking establishment will be restricted to the hours between 9:00 a.m. to 11:30 p.m., Monday through Thursday, and 9:00 a.m. to 12:30 a.m., Friday through Sunday. The closing hours are compatible with other late night eating and drinking establishments in the area. The Police Department has reviewed the proposed expansion and is not concerned with the later closing hour. 2. An eating and drinking establishment has been operated in this location since 1972. 3. The floor plan provides an expanded interior dining area with 4 additional seats, a service bar counter with 12 seats, and a new storage area. Live entertainment and dancing are not proposed. The expanded area was previously occupied by a retail sales tenant. 4. The project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. Although the eating and drinking 05-26-2016 22 Planning Commission Resolution No. Ott Page 5 of 13 establishment is located approximately 10 feet from residential units across the alley to the northeast, the building is oriented toward the Newport Pier beach area and West Ocean Front Parking Lot away from the nearby mixed-use structures. The existing outdoor dining area is bounded by a wrought iron guardrail. Activity from the establishment will be buffered from the residential uses across 22nd Street. The applicant is also required to control trash and litter around the subject property. 5. The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages, including an Operator License, will help ensure compatibility with the surrounding uses and minimize alcohol related impacts. The project has been conditioned to ensure the welfare of the surrounding community. 6. The applicant is required to obtain Health Department approval prior to opening the expanded area for business, and is further required to comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment. 7. The subject property is located in a relatively dense area with multiple uses within a short distance of each other. The McFadden Square area Is conducive to a significant amount of walk-in patrons. The area experiences parking shortages in the day time during the summer months, but parking is typically available during the rest of the year. Two municipal parking lots and on-street parking is available in the area to accommodate the proposed use in the off-season months. 8. The proposed project is not expected to noticeably change the parking demand in the McFadden Square area. Finding: E. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The project site is located within an existing commercial building. The existing tenant space is designed and developed for an eating and drinking establishment. The design, size, location, and operating characteristics of the use are compatible with the surrounding neighborhood. The existing adjacent tenant space on the subject property has generally been used by various retail sales uses since construction. 2. Adequate public and emergency vehicle access, public services, and utilities are provided to the subject property. Any additional utilities upgrades required for the change in occupancy will be required at plan check and have been included in the conditions of approval. 05-26-2016 23 Planning Commission Resolution No. Ott Page 6 of 13 3. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding: F. 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. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The expanded establishment will provide improved dining and service of alcoholic beverages as a public convenience to the surrounding neighborhood and visitors to the area. This will help continue to revitalize the project site and provide an economic opportunity for the property owner to update the retail tenant and service, which best serve the quality of life for the surrounding visitor- and local-serving community. 3. The proposed use is located in a district which is subject to a captive market that results in shared trips, different peak periods for a variety of land uses, and a high level of pedestrian and bicycle activity. These characteristics reduce the demand of the expanded eating and drinking establishment and the number of parking spaces required to serve the proposed use. Adequate parking is provided in the nearby municipal lots in the off-season months and summer weekdays to accommodate the proposed use. 4. The existing outdoor dining area is open on only one side facing westward towards the Newport Pier beach area and the West Ocean Front Parking Lot. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2016-016, subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in 05-26-2016 24 Planning Commission Resolution No. #### Page 7 of 13 accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. This resolution supersedes Use Permit No. UP1606 and Outdoor Dining Permit No. OD0037 and Staff Approval No. SA2014-008, which upon vesting of the rights authorized by this Conditional Use Permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 6TH DAY OF OCTOBER, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 Planning Commission Resolution No. #### Page 8 of 13 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Conditional Use Permit No. UP2016-016 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Conditional Use Permit. 5. This Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, may require an amendment to this Conditional Use Permit or the processing of a new Conditional Use Permit. 7. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. A copy of this approval letter shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 10. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately 05-26-2016 20 Planning Commission Resolution No. #### Page 9 of 13 depict the elements approved by this Conditional Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 11. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the change from general commercial to restaurant use in accordance with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited for the reduction in general commercial square footage and the remaining balance shall be charged or credited to the applicant. 12. The hours of operation for the eating and drinking establishment including the outdoor patio area shall be limited to the hours between 9:00 a.m. and 11:00 p.m., Monday through Thursday, and 9:00 a.m. to 12:00 a.m., Friday through Sunday. All customers shall vacate the establishment no later than 30 minutes following these closing times. 13. That the occupant load of the eating and drinking establishment shall not exceed 96 persons, including the outdoor patio area (80 persons interior and 16 persons outdoor dining area). 14. The use of elevated counters, tables, and barstools arepr�ibited in the outdoor patio area. 15. The removal or relocation of tables, chairs, stools, or other furniture to accommodate an area for standing or dancing shall be prohibited. 16. 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. 17. All proposed signs shall be in conformance with applicable provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 18. All lighting shall conform with the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. If outdoor lighting is proposed, the applicant shall submit a photometric survey as part of the plan check to verify illumination complies with the Zoning Code standards. 19. 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 of the Newport Beach Municipal Code. The maximum noise shall be 05-26-2016 27 Planning Commission Resolution No. ; Page 10 of 13 limited to no more than depicted below for the specified time period unless the ambient noise level is higher: Between the hours of Between the hours of 7:00 a.m. and 10:00 p.m. 10:00 p.m. and 7:00 a.m. interior exterior interior exterior Measured at the property line of commercially zoned property: N/A 65 dBA N/A 60 dBA Measured at the property line of residentially zoned property: N/A 60 dBA N/A 50 dBA Residential property: 45 dBA 55 dBA 40 dBA 50 dBA 20. That no outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the facility. 21. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 22. 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 Department. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 23. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 24. Prior to final of the building permits, the applicant shall prepare and submit a practical program for controlling litter, spills, and stains resulting from the use on the site and adjacent areas to the Planning Division for review. The building permit shall not be finaled and use cannot be implemented until that program is approved. The program shall include a detailed time frame for the policing and cleanup of the public sidewalk and right-of-way in front of the subject property as well as the adjacent public right-of- way (25 feet north and south of the subject property) not just in front of the subject tenant space. Failure to comply with that program shall be considered a violation of the use permit and shall be subject to administrative remedy in accordance with Chapter 1.05 of the Newport Beach Municipal Code that includes issuance of a citation of violation and monetary fines. 05-26-2016 22 Planning Commission Resolution No. ; Page 11 of 13 25. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Community Development Director, and may require an amendment to this Conditional Use Permit. 26. All doors and windows of the facility shall remain closed after 11:00 p.m., daily, except for the ingress and egress of patrons and employees. 27. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the trash container on pick-up days. 28. 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 Dory Deli Expansion including, but not limited to, the Conditional Use Permit No. UP2016-016. 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. 29. The compliance with this Conditional Use Permit shall be reviewed by the Planning Commission one year from the date the final certificate of occupancy is issued for the eating and drinking establishment. Police Department 30. The operator of the establishment shall secure and maintain an Operator License pursuant to Chapter 5.25 of the Municipal Code. 31. The Operator License required to be obtained pursuant to Chapter 5.25 of the Municipal Code, may be subject to additional and/or more restrictive conditions such as a security plan to regulate and control potential late-hour nuisances associated with the operation of the establishment. 32. A comprehensive security plan for the eating establishment shall be submitted for review and approval by the Newport Beach Police Department. The procedures included in the security plan shall be implemented and adhered to for the life of the Conditional Use Permit. 33. The approval is for the operation of the Dory Deli, a food service, eating and drinking establishment with late hours, outdoor dining, and on-sale alcoholic beverage service. 05-26-2016 �9 Planning Commission Resolution No. ; Page 12 of 13 The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 47 (On-Sale General — Eating Place) license in conjunction with the restaurant as the principal use of the facility. 34. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. 35. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 36. There shall be no live entertainment or dancing allowed on the premises. 37. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 38. The service and sale of packaged alcoholic beverag'6s (i.e., bottled or canned) on the outdoor dining area shall be prohibited. 39. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 40. Food service from the regular menu shall be made available to patrons until closing. 41. Management shall maintain an operational log of daily activities related to the sale and service of alcoholic beverages, as well as any additional security actions. Management shall make this log available to the Police Department upon request. 42. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 43. Petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 44. 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. 45. 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. 05-26-2016 30 Planning Commission Resolution No. #### Page 13 of 13 46. 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. 47. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 48. Strict adherence to maximum occupancy I isr quire Building Division 49. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use to an eating and drinking establishment. 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. Complete sets of drawings including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 50. Approval from the Orange County Health Department is required prior to the issuance of a building permit. a5-z6-2016 31 V� QP �P Attachment No. PC 2 Draft Resolution for Denial 33 V� QP �P 31{ RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2016-016 FOR THE EXPANSION OF AN EXISTING RESTAURANT WITH A CHANGE OF ALCOHOLIC BEVERAGE LICENSE AND ADJUSTMENT TO OFF-STREET PARKING REQUIREMENTS LOCATED AT 2108 3/4 WEST OCEAN FRONT (PA2016-067) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Dory Deli, with respect to property located at 2108 % West Ocean Front, and legally described as Lots 1 and 2 in Block 21 of Newport Beach, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Page 26 of Miscellaneous Maps, in the Office of the County Recorder of said County, requesting approval of a conditional use permit. 2. The applicant proposes to expand the existing restaurant into the adjacent 475-square- foot retail tenant space to create new dining area with a bar counter. Also included is a request to change the existing Type 41 (On Sale Beer and Wine — Eating Place) Alcoholic Beverage Control (ABC) license to a Type 47 (On Sale General — Eating Place) ABC license. The applicant is proposing to operate from 9:00 a.m. to 11:30 p.m., Monday through Thursday, and 9:00 a.m. to 12:30 a.m. on Friday through Sunday. There will be no live entertainment or dancing. Pursuant to NBMC 5.25, the operation as described requires the owner/operator to obtain an operator license with the approval of a conditional use permit. Also requested is a reduction of the required off-street parking in conjunction with the proposed expansion. 3. The subject property is located within the Mixed-Use Water Related (MU-W2) Zoning District and the General Plan Land Use Element category is Mixed-Use Water Related (MU-W2). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use Water Related (MU-W). 5. A public hearing was held on October 6, 2016, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. S5 Planning Commission Resolution No. #### Page 2 of 2 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements), food service eating and drinking establishments are allowed subject to the approval of a conditional use permit. A conditional use permit application is reviewed pursuant to Section 20.52.020 (Conditional Use Permits and Minor Use Permits). In this case, the Planning Commission was unable to make the required findings set forth in Section 20.52.020(F) based upon the following: SECTION 4. DECISION. X, NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of N each hereby denies Conditional Use Permit No. UP2016-016. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 6T" DAY OF OCTOBER, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 so Attachment No. PC 3 Applicant's Project Description and Justification 37 V� QP �P 3g June 7,2016 City of Newport Beach Community Development Department 100 Civic Center Dr./P.O.Box 1768 Newport Beach,Ca. 92658-8915 Planning Permit Application ATTACHMENTS 3.)Project Description and Justification: The project is to continue the rehabilitation to the 2108 3/4 W. Oceanfront building in McFadden Square. The property is one of several properties in the area, owned by Mario Marovic and Andrew Gabriel. Over the last two years, Mr. Marovic and Mr. Gabriel have invested millions of dollars in an effort to help revitalize the properties in McFadden Square. In addition to the vast financial investments they have made, the owners have also sacrificed several hours of their time to improve the area by founding Newport Beach's "Bar and Tavern Association." The Bar and Tavern Association was founded to work with city staff, residents and bar owners on areas that impact the Balboa Peninsula. This particular project is to upgrade the existing, Dory Deli into a"gourmet casual dining" style food establishment. The owners found the existing concept an unsustainable business model due to; cost of employees, low margins, and limited storage/kitchen space. The proposed components of the project are to expand the existing Dory Deli (by approximately 200sgft.of net public area) into the adjacent retail store and covert the existing ABC license type from an ABC Type 41 License into an ABC Type 47 License. Currently, the owners have limited space that is confined to the area behind the existing service counter. The expansion into the adjacent building will be utilized for much needed storage space and a countertop/bar area with seating for customers who wish to dine at their establishment. Specially, the expanded area will allow for new refrigerated and non-refrigerated storage space, multiple sinks, a coffee bar, etc... In addition, the area will allow more space for their employees to server to better serve their customers and avoid the cramped confines the existing establishment offers. Below is a list of benefits that the city will gain by an approval of this project: ➢ Conditional Use Permit: An approval of the project will require a Conditional Use Permit which results in additional conditions placed upon the property in a manner that satisfies the City. ➢ Gourmet Casual Dining: Currently, there is a lack of gourmet casual dining establishments in the area and we believe it will be a major benefit to the residents and visitors. The restaurant will include the following; o Serve breakfast, lunch and dinner. o Provide Table service during peak hours. 39 o Provide an expanded menu from what it currently offers to promote food sales. ➢ Existing Operators: Mario and Andrew have a proven track record of being good operators in the city. By approving the project, they will be able to continue to operate the establishment. ➢ Residential Impact (noise): Due to the location of the project,residents will not be impacted by the project. ➢ Support of Neighboring Business: The neighboring business are in favor of this project and all that Mario and Andrew have done to invest in McFadden Square. ➢ Decrease in Hours for Alcohol sales: Currently, the Dory Deli can sell alcohol (Beer and Wine) from 6:OOAM to 2:OOAM every day of the week. The owners are willing to reduce their hours of alcohol sales to 12:30 AM every day of the week. Additional pertinent information related to the project: • Lot Area - 3,750 sf • Building/Lot Coverage (%) - 87% • Lot Width—50' • Building Height(ft)— 16'-8" • Lot Depth—75' • Landscaping—N/A • Setbacks—N/A • Paving (%)— 13% (10'x50' cone. apron in the back) • Parking—The proposed net public area expansion is 199 sq. ft. The existing net public area is 1,051 sq.ft. (Including 218 sq.ft. veranda). The expanded restaurant area would require 5 spaces, however the applicant should be credited an additional 4 spaces because; (l.)prior to the approved 2014 expansion of the property, the applicant lost 2 spaces and (2.) the existing retail store (Approx. 500 sqft.) provides a 2 space credit. This should result in a waiver of 1 space required for the expansion (based on a 1/40 net public area space requirement). • Floor Area Ratio - .87 • Number of employees— 6 • Gross Floor Area o Existing: 1,792 sq.ft. o Proposed: 2,269 sq.ft. (Additional 477 sq.ft.) • Occupancy Calculations o Existing: 95 o Proposed: 99 • Number of Seats o Existing: 89 o Proposed: 93 40 Attachment No. PC 4 Applicant's Correspondence 41 V� QP �P Zdeba, Benjamin From: Thomas A. Fuentes Jr. <tfuentes33@gmail.com> Sent: Wednesday,August 24, 2016 10:13 AM To: Brandt, Kim Cc: Wisneski, Brenda;Zdeba, Benjamin; Mario Marovic;Andrew Gabriel Subject: Dory Deli Closing Times and Revised Plans Attachments: Revised floor plan for Dory Deli.pdf Kim, Thank you again for all of your time and help. I know it has been a long process and we so appreciate you helping us find a solution that works for both the city and Dory Deli. In regards to their proposed hours, I was hoping to briefly recap the ongoing discussions that have taken place in terms of the proposed closing times... As you may recall,when we first started this process a year ago, Mario and Andrew were willing to reduce their existing hours of operation from a 2:oo a.m. closing time Monday- Sunday to 12:3o a.m. Sunday-Thursday and 1:oo a.m. Friday- Sunday. However, after participating in few preliminary meetings on the project, we recognized the mayor and police department were uncomfortable with those hours so we proposed alternative closing times of 12:oo a.m. Sunday-Thursday and 12:3o Friday-Saturday(This included a year-long trial period, and only if the City finds it permissible, the Dory Deli could extend the hours by 30 minutes to 12:30am on weekdays and 1:ooam on weekends). We then met with the city, police department and Mayor where we revised the times to propose reducing the hours to closing times of 12:3o every day of the week without any sunset clause. Throughout this entire process,you have been so helpful and after our call yesterday... Mario and Andrew have agreed to modify the lay out of the Dory Deli and their hours of operations. I have attached a copy of the revised lay out in this email. To summarize, they have agreed to the terms we discussed and will use the revised layout with the reduced hours of operations for the restaurant to be 100% closed by 11:30 Monday-Thursday and i00% closed by 12:3o Friday-Sunday(There will be no new customers allowed into restaurant 30 minutes prior to closing). Thank you again for all of your help. If you have questions or need anything further, please let us know. Best, T.j. i -4.3 Thomas A. "T.j." Fuentes Fuentes Strategic Consulting, Inc. 3 Park Plaza, Ste. 1400 Irvine, Ca. 92614 Phone: 949-378-6199 E-Mail: TFuentesRRPGmail.com z 44 Attachment No. PC 5 Police Department Memorandum 45 V� QP �P NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION 43 MEMORANDUM TO: Benjamin Zdeba, Associate Planner FROM: Wendy Joe, Police Civilian Investigator DATE: September 7, 2016 SUBJECT: The Dory Deli Expansion 2108 %West Ocean Front Use Permit No. UP2016-016 (PA2016-067) Operator License No. OL2016-003 At your request, the Police Department has reviewed the project application for The Dory Deli, located at 2108 % West Ocean Front, Newport Beach. Per the project description, the applicant is requesting to convert the existing Type 41 (On-Sale Beer and Wine — Eating Place) to a Type 47 (On-Sale General — Eating Place) and expand the restaurant into the adjacent 475-square foot retail tenant space in order to create a new counter with bar seating and storage area. The establishment currently holds an Operator License due to the late hours with the addition of alcohol. This Operator License will be updated if the new Conditional Use Permit is approved. Statistical Data and Public Convenience or Necessity Business and Professions Code §23958.4 finds "undue concentration" for an applicant premises in two ways: 20% higher crime with an alcohol nexus in a Reporting District as compared to the city wide average, and an over saturation of alcohol licenses in a census tract compared to the county. When undue concentration is found to exist, a judgment on Public Convenience or Necessity (PCN) is required. However, there is no definitive or uniform guideline defining the application of PCN. While the final determination of PCN for a Type 47 license falls to the Department of Alcoholic Beverage Control (ABC), ABC encourages local authorities to address PCN in the Conditional Use Permit (CUP) process. Crime Statistics Attached is a report compiled by Newport Beach Police Department (NBPD) Crime Analyst Caroline Staub, which provides detailed statistical information related to calls for service in and around the applicant's current place of business at 2108 %West Ocean Front. 47 The Dory Deli UP2016-0016 The Police Department divides the City into areas referred to as Reporting Districts. This allows the Police Department to create statistical data, as well as better communicate officer locations while policing. The proposed applicant location is within Reporting District (RD) 15 which stretches from 37th Street to 20th Street. RD 15 is our highest crime area in Newport Beach with significant quality-of-life concerns for the residents, as well as the Police Department. This location meets the legal criteria for undue concentration. • In 2015, RD 15 had a total of 764 reported crimes • In 2015, RD 15 was 369% over the city-wide average of reported crime • In 2015, RD 15 had 625 arrests • In 2015, 56% of arrests in RD 15 are directly related to alcohol Alcohol License Statistics The applicant premise is located within census tract 0635.00. This census tract has an approximate population of 6,342 residents with 74 on-sale licenses. That is a per capita ratio of 1 license for every 627 residents. Per the Business and Professions code, we compare this per capita ratio to Orange County's on-sale per capita ratio of 1 license for every 737 residents. This location meets the legal criteria for undue concentration. To put alcohol license data in more relatable terms speaking about RD 15 only: • RD 15 has 70 on-sale ABC licenses • RD_1.5's-total-per_capita-ratio_of-on_sate-licenses_is 1_license-for-every-40-residents • RD 15's total per capita ratio of all retail licenses is 1 license for every 38 residents • Orange County's per capita ratio of retail licenses is 1 license for every 381 residents • RD 15 is significantly over saturated Discussion and Recommendations The attached statistics sheet provided indicates 85 police calls for service were made to the applicant address during the 2015 calendar year. This number includes the entire building of 2108 W. Oceanfront. Per our records, there were 26 calls for service made to the specific applicant address of 2108 %W. Oceanfront. After reviewing each call, it is important to note that no calls were a result of over-service of alcohol or neglect in responsibility by the applicant. There are 8 ABC establishments along West Ocean Front; 16 ABC establishments total if you include the entire McFadden Square. This particular area of RD 15 is significantly over saturated with ABC establishments. Each weekend, several officers must post in the McFadden Square area at bar closing to monitor the intoxicated individuals that exit the restaurants and bars. In 2015, police officers arrested or cited someone for alcohol 754 times in RD 15 alone. That number does not include the batteries, vandalisms, and thefts that can be attributed to poor decision making due to alcohol. The Police Department has met with the applicant regarding this project. We reasonably acknowledge and support the positive changes the applicant has made to the immediate area; however we must be responsible in properly conveying our issues in that area where the public safety concern is elevated. The Police Department has no objection to the expansion or the 2 42 The Dory Deli U P2016-0016 upgrade to the Type 47 ABC license if the closing hour does not surpass 12:00 midnight. In our professional experience, after midnight, establishments effectively cease to function as a restaurant, and take on the characteristics of a bar, regardless of type of ABC license or imposed conditions. It is important to note that while the applicant is currently conditioned to close at 2:00 a.m., their business model does not support a substantial enough late night customer base to facilitate staying open beyond midnight. Therefore, the restaurant does not currently create a measurable impact on our late night resource burden. The Police Department has no objections to the proposed hours of: • Monday through Thursday - 11:00 p.m. close ® Friday through Sunday - 12:00 midnight close Note:All customers must vacate the establishment 30 minutes after closing. The Police Department firmly believes the proposed changes to the Dory Deli along with the addition of spirits will successfully enhance the establishment's evening ambiance which will increase our late night intoxicated population by their occupancy of approximately 100 people. The Police Department can reasonably absorb the load until midnight, but will become severely impacted after midnight when we are already stretched in that area. We respectfully request the Planning Commission reflect on this when considering this project. Should the conditional use permit be amended, an Operator License will be required per the municipal code. A security plan will be required as an addendum to the License. As part of the security plan, the Police Department will request the applicant install security cameras with_a one-month recording retention. CONDITIONS OF APPROVAL Police Department has determined the following conditions would be appropriate for the business: 1. The business shall comply with Title 20 (Zoning Code) and any other applicable provisions of the Newport Beach Municipal Code.` 2. The approval is for the operation of the Dory Deli, a food service, eating and drinking establishment with late hours, outdoor dining, and on-sale alcoholic beverage service. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 47 (On-Sale General) Alcoholic Beverage Control License in conjunction with the restaurant as the principal use of the facility. 3. The hours of operation shall be limited to: • Monday through Thursday — 6:00 a.m. to 11:00 p.m. • Friday through Sunday— 6:00 a.m. to 12:00 midnight 4. All customers must vacate the establishment 30 minutes after closing. 5. All owners, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the 3 49 The Dory Deli UP2016-0016 California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's, and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 6. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code.* 7. There shall be no live entertainment allowed on the premises.* 8. There shall be no dancing allowed on the premises.* 9. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee.* 10. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed.* 11. The service and sale of packaged alcoholic beverages (i.e. bottled or canned) on the outdoor patio dining area shall be prohibited.* 12. Petitioner shall not share any profits or pay any percentage or commission to a promoter or-any-other-person-based-u pon-m on ies-collected-as-a-door-charge-cover-charge-or any other form of admission charge, including minimum drink orders or the sale of drinks.* 13. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m.* 14. Food service from the regular menu must be made available to patrons until closing. 15. A Special Event Permit is required for any event or promotional activity outside the normal operational characteristics of this restaurant business 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.(*revised) 16. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand.* 17. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, and debris from the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City.* 4 50 The Dory Deli UP2016-0016 18. 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.* 19. Strict adherence to maximum occupancy limit is required.* 20. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. 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. *Denotes an existing condition on the applicant's existing Operator License. If you have any questions as to the content of this memorandum, please contact Investigator Wendy Joe at (949) 644-3705 or wjoe@nbpd.org. Wendy oe Police Civilian Investigator, Special Investigations Brad Miller Sergeant, Special Investigations Jay Short Lieutenant, Detective Division 5 152 Oe NEWPORT BEACH POLICE DEPARTMENT �P.WPpRT oQ m� • .IM C✓&m,e TA talya'Iy I.Ln4i�t Chief Jay R.Johnson 870 Santa Barbara Drive - Newport Beach - CA 92660 - 949.644.3791 2015 CRIME AND ALCOHOL-RELATED STATISTICS Calls For Crimes Arrests Citations ABC Info ServiceSubject: '' Intoxication Related Licenses Caplita i crimes Part 11 Crimes Crime Rate All Arrests DUI Public Liquor Law Alcohol Active License Pe 2108 W. 85 1 5 not applicable 4 0 2 0 1, notappticable Oceanfront Subject RD: 9,734 175 589 6,267.91 625 89 252 9 404 73 38 RD15 Adjacent RD: 4,250 102 156 4,311.07 14 58 3 275 6 394 RD16 Adjacent RD: 4,375 67 169 4,063.07 192 17 48 4 148 6 275 RD13 Adjacent RD: 2,941 56 92 3,899.72 79 27 26 28 51 RD12 Newport Beach 102,056 2,339 3,841 2,739.65 3,523 449 666 28 1,185 438 194 CalifornIal otovoilable 1,100,901 not available 2,955.13 1,217,089 155,28589,901 1'S,b73` nrtavditdtile 97,653 381 National not available 9,443,212 not available 3,052.79 11,205,833 1,117,852 414,854 321,125 not available not applicable not applicable Summary for Dory Deli at 2108 W. Oceanfront (RD15) In 2015, RD15 had a total of 764 reported crimes,compared to a city-wide reporting district average of 163 reported crimes. This reporting district is 601 crimes,or 369%x,OVER the city-wide average. The number of active ABC licenses in this RD is 73,which equals a per capita ratio of one license for every 38 residents. Orange County averages one license for every 505 residents and California averages one license for every 381 residents. This location is within an RD that is OVER the Orange County and OVER the California per capita averages of ABC licenses. Part I Crimes are the 8 most serious crimes as defined by the FBI Uniform Crime Report-Homicide,Rape, Robbery,Aggravated Assault Burglary,Larceny-Theft,Auto Theft,and Arson. This report reflects City of Newport Beach raw crime data for 2015,through December 31,before unfounded crimes are removed. California and National crime figures are based on the 2014 Uniform Crime Report which is the most recent edition. Crime Rate refers to the number of Part I Crimes per 100,000 people. Number of Active ABC Licenses is the total of all types of retail licenses known to the NBPD as of 0110712016. All Population figures taken from the 2010 US Census. 52 4/12/2016 Additional Information Highest Volume Crime in Calls for Service RD15 at 0. W.Oceanfront Simple Assault 911 CALL FROM CELL PHONE 2 MEDICAL AID PD RESPONSE 1 911 HANGUP OR ABANDONED 1 MISSING ADULT REPORT 2 Highest Volume Crime in ALLEY BLOCK 2 MUNICIPAL CODE VIOLATION 5 RD16 ANIMAL LOCKED IN VEHICLE 1 NARCOTICS ACTIVITY 1 Burg/Theft From Auto ARREST 1 NON INJURY TRAFFIC COLLISIOI 2 BATTERY JUST OCCURRED 4 OUT ON FOOT 1 Highest Volume Crime in BURGLARY ALARM AUDIBLE 6 PEDESTRIAN STOP 8 RD13 DISTURBANCE 14 PETTY THEFT REPORT 1 Bike Theft DISTURBANCE URGENT 1 PHYSICAL FIGHT 2 DRUNK DRIVER 1 SUSPICIOUS PERSON 4 Highest Volume Crime in DRUNK DRIVER RP FOLLOWING 1 SUSPICIOUS VEH UNOCCUPIED 1 RD12 DRUNK IN PUBLIC 6 TRANSPORTATION NEEDED 1 Simple Assault FOUND PROPERTY 3 UNKNOWNTROUBLE 1 HIT AND RUN PKD VEH JUST OC 1 UNWANTED SOLICITOR 1 INJURY REPORT 1 VEHICLE STOP 4 KEEP THE PEACE 2 WELFARE CHECK 2 LOST PROPERTY REPORT 1 Grand Total 85 J�� V� QP �P Attachment No. PC 6 Reporting District Map 55 V� QP �P ' RD25 SIV, Jti RDI 6 RD32 CLIFF,DR p i RD26 W SrA>F/H �� o 'RD15 m �RD41 C) RD14/ RD22 _ Y� 'v V' RD13 t-.�BAIBpAIq��Ofty� �u."_ ,RD12 ANDA BLVD F EV/pp Disclaimer: Every reasonable effort has been made to assure the accuracy of the data Newport 0 1,227 2,454 provided,however,The City of Newport Beach and its employees and Beach agents disclaim any and all responsibility from or relating to any results 0 Feet obtained in its use. q�'oaN� GIS Imagery: 2009-2013 photos provided by Eagle Imaging www.eagleaerial.com 9/26/2016 57 V� QP �P �g Attachment No. PC 7 Applicant's Parking Data 159 V� QP �P �o am engineering traffic engineering • transportation planning group, mc. acoustical engineering • parking studies air quality&greenhouse gas analysis September 1, 2016 Mr. Mario Marovic LOUNGE GROUP 121 McFadden Street Newport Beach, CA 92663 Subject: Dory Deli Expansion and Parking Review Executive Summary, City of Newport Beach Deai ivlr. Ivarovic. Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to provide this parking review for the proposed Dory Deli Expansion project. Dori Deli is located at 2108 Unit 3/4 West Oceanfront in the City of Newport Beach. Representatives of the project are planning to expand the existing 1,792 square feet of food service (Dory Deli) by approximately 477 square feet. The expansion area was previously utilized as retail use (Kids Surf). Dory Deli will remove a wall and include the 477 square feet to add additional dining area of the deli. Public parking for the development is generally shared globally with other tenants in the area. Parking fees are collected via "pay stations" that are conveniently located throughout the parking area. Additionally, the location of the development is convenient for pedestrian, public transit and bicycle traffic during all times of the year. The location of the development also lends itself to the shared parking concept. A visitor can park in one location and visit multiple destinations (i.e. retail beach, restaurant, bar, etc.). As a result, the parking demand of the development is significantly reduced as compared to parking requirements in the City Municipal Parking Code for individual uses. The peak parking demand for this location typically occurs during June, July and August. A location map and floor plan is provided in Exhibit A and B respectively. As a result of the proposed expansion, the City of Newport Beach is requesting a letter from a transportation engineer to address parking as it relates to the proposed expansion. As a reference, RK completed a parking analysis for the adjacent Stag Bar and Grill in 2013 (attached Appendix A). The Stag Bar and Grill was later approved and has now been in operation since December of 2015. In order to satisfy the parking variance, the parking modal split survey data collected from the 2013 analysis will be shared as it relates to the proposed expansion of the Deli. Due to the fact that the Stag Bar and Grill is a similar use 4000 westerly place,suite 280 newport beach,california 92660 tel 949.474.0809 fax 949.474.0902 www.rkerlp Peer.com and is located within close proximity to the proposed Dori Deli expansion, the survey data collected in the 2013 analysis is applicable. These findings can be applied to the Dory Deli expansion. Stag Bar and Grill Modal Transit Data (2013 Analysis) Data was collected on-site via a survey to identify the modes of transportation patrons utilized while visiting the site. The location of the site offers high volumes of bicycle, pedestrian, and taxi modes of transit. These modes of transit reduce the parking demand for the project. High volumes of pedestrian, taxi, and bicycle activity are common for this location and therefore reduce the parking demand for the project. The multimodal options at this location reduce the incidence of single-occupant vehicles. The City of Newport Beach Parking Code does not take into account the multi-modal options that are available to this development. In order to determine the actual parking demand for the site, a survey was conducted during the following two (2) days: 1 . Friday, December 06, 2013, 3:00 PM to Close 2. Saturday, December 07, 2013 3:00 PM to Close During the course of two peak parking demand days, a total of 164 patrons were asked, as they entered the District Lounge, which mode of transportation was utilized to travel to the site. The options were: 1 . Individually Drive (Self-Park) 2. Bicycle 3. Taxi 4. Walk 5. Miscellaneous (Public Transit) • The parking survey conducted on Friday, December 6, 2013 concluded that 20 people or 35% of the patrons drove an individual car and parked at the District Lounge. Therefore, 37 people or 65% of patrons utilized another mode of transportation (bicycle, taxi, walk, and miscellaneous) • The parking survey conducted on Saturday, December 7, 2013 concluded that 29 people or 27% of the patrons drove an individual car and parked at the District Lounge. Therefore, 78 people or 73% of patrons utilized another mode of transit (bicycle, taxi, walk, and miscellaneous) RK:dtlRK 1 1879.doc 2 1N:2383-2016-01 02 Taking into account both days of the survey, 49 people or 30% of the patrons drove a vehicle and parked at the District Lounge. Therefore, approximately 115 people or 70% of visitors choose another mode of transportation to the site. The actual 2013 Stag Bar and Grill Parking Review is located in Appendix A. Based on the results of the parking survey, approximately 70% of the visitors are utilizing alternative modes of transportation and not driving and parking vehicles at the site. Therefore, it can be concluded that given the multi-modal (bicycle, taxi, walk, and miscellaneous) options offered at this location, the parking code for this development does not indicate the actual parking demand. Conclusion Based on the data collected via the survey, it is anticipated that the 477 square feet expansion of the Dory Deli will not generate a significant additional parking demand due to the high volumes of bicycle, pedestrian, and taxi use. RK Engineering Group, Inc. appreciates this opportunity to work with the Lounge Group on this Dory Deli expansion project. If you have any questions regarding this review or need further clarification, please contact us at (949) 474-0809. Sincerely, RK ENGINEERING GROUP, INC. w� BERT k� c. cJ No, C Exp. 12/3111%1" * // Robert Kahn, P.E. Rogier Goedecke Principal �p TRAF-0G �. President TF OF OP"0 Attachments RK:dt1RK 1 1879.doc 3 JN:2383-2016-01 o3 Exhibits 04 Exhibit A Location Map f� r Y r_ I N 2383-2016-01 (ExA) engineering DORY DELI EXPANSION AND PARKING REVIEW,City of Newport 8exh [all grou p u . Exhibit B Floor Plan 1- .4 4411 M. y dodo u 113 1� I! ® C AL] 11 - -- O j r 711 7r- jr-L,7 C�9 1 � � Q L `T` EII � 0 Iu. rT w 4i 1 -- Ir I -- - 1Lv fi, `" 1 � 1 I I Lt = ^L it, I I I 2383-2016-01 (ExB) engineering DORY DELI EXPANSION AND PARKING REVIEW,City of Newport Beach g rou pPric. Appendix A The Stag Bar and Grill Parking Review, City of Newport Beach 07 V� QP �P �g EMengineering group, inc. transportation planning • traffic engineering acoustical engineering • parking studies LETTER OF TRANSMITTAL TO: LOUNGE GROUP DATE: December 9, 2013 121 McFadden Place JOB NO.: 2383-2013-01 Newport Beach, CA 92663 SUBJECT: The Stag Bar and Grill Parking Review, City of Newport Beach ATTN: Mr. Mario Marovic WE ARE FORWARDING: By Messenger X By E-Mail By Blueprinter By Mail NUMBER OF COPIES DESCRIPTION 1 PDF of report for your use SENT FOR YOUR STATUS PLEASE NOTE Approval Preliminary X Revisions Signature X Revised Additions X Use Approved Omissions File Released Corrections REMARKS: Attached is the REVISED Stag Bar and Grill Parking Review, City of Newport Beach. Please call me at (949)474-0809 extension 211 if you have any questions. iS C-2 BY. Rogier Goedecke Vice President, Operations COPIES TO: 4000 westerly place,suite 280 newport beach, california 92660 RK10199TB.xls tel 949.474.0809 fax 949.474.0902 hnp://www.rl�h�i neeccom THE STAG BAR AND GRILL PARKING REVIEW City of Newport Beach, California mom mow Aq�PIP- 663 engineering group. engineering rML , group, inc. December 9, 2013 transportation planning • traffic engineering acoustical engineering • parking studies Mr. Mario Marovic LOUNGE GROUP 121 McFadden Place Newport Beach, CA 92663 Subject: The Stag Bar and Grill Parking Review, City of Newport Beach Dear Mr. Marovic Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to provide a parking review for the proposed Stag Bar and Grill remodeling project. The project is located at 121 McFadden Place in the City of Newport Beach. The site currently consists of approximately 2,506 square feet of lounge use (The District Lounge), 1,487 square feet of retail use (The Stag Liquor Store) and an 11-room hotel located on the second floor above the District Lounge. Metered public parking is provided for the development and is generally shared globally with other tenants in the area. Additionally the location of the development is convenient for pedestrian, public transit and bicycle traffic during all times of the year. The peak parking demand for this location typically occurs during June, July, and August. The location map is provided in Exhibit A. Representatives of the development are proposing to remodel and expand the District Lounge which will be called the Stag Bar and Grill. The Stag Bar and Grill will remain a lounge; however, with the addition of the kitchen, food service will be added. The expanded lounge and kitchen will replace the existing Stag Liquor Store and will include approximately 500 square feet of outdoor/patio dining area. Additionally, the hotel will be remodeled and reduced by three (3) hotel rooms to consist of a total of eight (8) hotel rooms. The Site Plan is provided in Exhibit B. The following tables compare the existing and proposed changes in land use with the remodel: Existing Conditions 121 McFadden Place, City of Newport Beach Use Size Use District Lounge 2,506 Square Feet/ 134 Occupancy Lounge Liquor Store 1,487 Square Feet Retail Sales Hotel 11 Rooms Hotel 4000 westerly place,suite 280 newport beach, california 92660 tel 949.474.0809 fax 949.474.0902 http://www.rwrr4 neer.com Proposed Remodel Future Conditions 121 McFadden Place, City of Newport Beach Use Size Use Stag Bar and Grill 3,993 Square Feet/207 Occupancy Lounge Hotel 8 Rooms Hotel The applicant is applying to the City to remodel a historic commercial use that predates most City codes. The Conditional Use Permit requested is to accomplish a remodel of the property and to slightly re-characterize the allowed uses under the zoning to eliminate a convenience/liquor store and add a kitchen that does not currently exist for food preparation and sales to the existing lounge. The dominant use of the downstairs commercial area will remain a lounge with the addition of food service and outdoor dining. The added food service component will operate within the lounge under a newly granted operating license. In this unique situation, the application is processed under provisions of the parking code. Due to the expansion and remodel, the City of Newport Beach is requesting a parking calculation and survey to be conducted in order to calculate the parking requirements for the development and to provide data regarding which mode of transit is being utilized by visitors to the District Lounge. The purpose of this analysis is to calculate the existing parking requirements and compare them to the proposed parking requirements. Additionally, data was collected on-site via a survey to identify the modes of transportation patrons utilized while visiting the site. The location of the site offers a high volumes of bicycle, pedestrian, and taxi modes of transit. These modes of transit reduce the parking demand for the project. City of Newport Beach Parking Requirements and Calculations The parking requirements for the project have been calculated by utilizing the City of Newport Beach Parking Code for Off-Street Parking section 20.40.040. The parking code is provided in Appendix A. The remodel will replace the liquor store and will expand the lounge by approximately 1,487 square feet. The parking rate for a lounge is calculated by its occupancy. The District Lounge is currently designated as a lounge and has a calculated occupancy of 134 persons. After the remodel the lounge will have an occupancy of 207 persons. At the same time, the remodel will reduce the number of hotel rooms from eleven (11) to eight (8). RG:mnlRK 10199.doc 2 JN2383-2013-01 72 Parking Code Requirement Findings • Based on the City of Newport Beach Parking Code Requirements, the existing bar, liquor store, and hotel require a total of 51 parking stalls. • Taking into account the proposed changes of the development plan, the proposed site will require a total of 60 parking stalls. This will increase the number of required parking stalls for the development by nine (9) parking stalls. See Table 1 for a summary of the parking requirements for both existing and proposed conditions. "Mode of Transportation" Survey High volumes of pedestrian, taxi, and bicycle activity are common for this location and therefore reduce the parking demand for the project. The multimodal options at this location reduce the incidence of single-occupant vehicles. The City of Newport Beach Parking Code does not take into account the multi-modal options that are available to this development. In order to determine the actual parking demand for the site, a survey was conducted during the following two (2) days: 1 . Friday, December 06, 2013, 3:00 PM to Close 2. Saturday, December 07, 2013 3:00 PM to Close During the course of two peak parking demand days, a total of 164 patrons were asked, as they entered the District Lounge, which mode of transportation was utilized to travel to the site. The options were: 1 . Individually Drive (Self-Park) 2. Bicycle 3. Taxi 4. Walk 5. Miscellaneous (Public Transit) Parking Survey Findings • The parking survey conducted on Friday, December 6, 2013 concluded that 20 people or 35% of the patrons drove an individual car and parked at the District Lounge. Therefore, 37 people or 65% of patrons utilized another mode of transportation (bicycle, taxi, walk, and miscellaneous) • The parking survey conducted on Saturday, December 7, 2013 concluded that 29 people or 27% of the patrons drove an individual car and parked at the District Lounge. Therefore, 78 people or 73% of patrons utilized another mode of transit (bicycle, taxi, walk, and miscellaneous) RG:mn1RK 10199.doc 3 JN2383-2013-01 73 • Taking into account both days of the survey, 49 people or 30% of the patrons drove a vehicle and parked at the District Lounge. Therefore, approximately 115 people or 70% of visitors choose another mode of transportation to the site. The actual results of the survey are located in Appendix B and a summary of the modes of transportation utilized is provided in Table 2. The parking code requirements for the project in future conditions result in a total of 52 required parking stalls for the expanded Stag Bar and Grill. Based on the results of the parking survey, approximately 70% of the visitors are utilizing alternative modes of transportation and not driving and parking vehicles at the site. Therefore, it can be concluded that given the multi-modal (bicycle, taxi, walk, and miscellaneous) options offered at this location, the parking code for this development does not indicate the actual parking demand. Conclusion Based on the parking code calculations included in this study, the proposed remodel and expansion results in an increase of required parking for the development plan by nine (9) parking stalls. However, based on the data collected via the survey, it is anticipated that the expansion will not generate additional parking stalls due to the high volumes of bicycle, pedestrian, and taxi use. RK Engineering Group, Inc. appreciates this opportunity to work with the Lounge Group on this Stag Bar and Grill remodeling project. If you have any questions regarding this review or need further clarification, please contact us at (949) 474-0809. Sincerely, _ RK ENGINEERING GROUP OSS1oN 40 p�RT a Eup. 121311►s T Robert Kahn, P.E. *� Rogier Goedecke Principal 9T rRAFF��' �'� Vice President, Operations F op, eA�� a Attachments RG:mn1RK7 0199,doc 4 JN:2383-2013-01 74 Exhibits 715 Exhibit A Location Map Seawater O- Oc Glass'• LL 5N Newport Architectural O- Group Newport The Crab Cruisers TO Cooker Newport L. Beach 9 /P//Pp Mutt Lynch's .rr. Bon os i-' / Sportfishing Charters Level Hill Partnership..{ ';\ Host Desk/. Newport Bike T &Beach Rental n �` C � � N i SITE 650 Blackie's By the Sea B/L� Balboa Perry'sII Farro TO Cannery �• Fitness Pizza Village Realty ?I. Rockin'Baja Lobster TO -Coastal Cantina Newport Beach Eric F Mossman Architect: Doryman's Mossman Eric F Q Newport Beach m Hotel&Inn 0 Sol Grill Dory Fleet Co �~ Beach Hou: 8 4(j8/ ryo5 Rentals I N STAG BAExA) ® engineering THE THE STAG BARAND GRILL PARKING REVIEW,Ciryo(Newport Beach,CA grou". Exhibit B Site Plan •H 1 7 \ e �:, SAV-IWi A¢EA Yuml.W A¢En� 02 _ _ IBl 5F. rxE Srhs BA¢Aw 6NLL _____ _ __ i 11E 'sF. rLOAlSE�( 3655F. I. y___u - _. - - - IFJYX vhf v _ I \. _ 1 ' i 11 .ee ohmic*varves rvooa wn 1IG1 SF.PALIG 14 (14 N£N sEnrl N 2383-2013-01(ExB) engineering THE STAG BAR AND GRILL PARKING REVIEW,City of Newport Beach,CA grou". Tables 72 Table 1 City of Newport Beach Parking Code Section 20.40.040 Existing Conditions Use Size Use City Parking Code Required Stalls District Lounge 134 Occupancy Bars, Lounges and Nightclubs 1 per 4 persons based on allowed occupancy 34 Liquor Store 1,487 SF Retail Sales 1 per 250 6 Hotel 11 Rooms Hotel 1 per unit 11 Total Required Parking (Existing) 51 Proposed Conditions Use Size Use City Parking Code Required Stalls Stag Bar and Grill 207 Occupancy Bars, Lounges and Nightclubs 1 per 4 persons based on allowed occupancy 52 Hotel 8 Rooms Hotel 1 per unit 8 Total Required Parking (Proposed) 60 Total Required Parking (Existing) 51 Total Required Parking Increase (Proposed - Existing) +9 j:/rktables1RK10799TB.xls JN.2383-2013-01 Table 2 Mode of Transportation Parking Survey Modes of Transportation Utilized ---------------------------- Date of Survey' Parked Vehicle Bike Taxi Walk Misc Total Recorded Data Points 20 10 8 14 5 57 Friday, December 06, 2013 Percentage of Total 35% 18% 14% 25% 9% 100% Recorded Data Points 29 25 21 28 4 107 Saturday, December 07, 2013 Percentage of Total 27% 23% 20% 26% 4% 100% Recorded Data Points 49 35 29 42 9 164 Grand Total Percentage of Total 30% 21.1. 1% 18% 26% 5% 100% 1 The surveys were conducted from 3:00 PM to closing time. %:1rkta bles1RK10199TB.xls JN:2383-2073-07 20 Appendices 21 V� QP �P g� Appendix A City of Newport Beach Parking Code Os V� QP �P g� 2G.. 020 Applicability. A. Off-Street Parking Required. Each use, including a change or expansion of a use or structure, except as otherwise provided for in Chapter 20.38 (Nonconforming Uses and Structures) shall have appropriately maintained off-street parking and loading areas in compliance with the provisions of this chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this chapter are satisfactorily completed. B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or intensification of an existing use shall require compliance with the off-street parking requirements of this chapter, except as allowed in Chapter 20.38 (Nonconforming Uses and Structures). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.030 Requirements for Off-Street Parking. A. Parking Required to Be On-Site. Parking shall be located on the same lot or development site as the uses served, except for the following: 1 . Townhouses and Multi-Tenant Uses. Where parking is provided on another lot within the same development site, the parking shall be located within two hundred (200) feet of the units they are intended to serve. 2. Off-Site Parking Agreement. Parking may be located off-site with the approval of an off-site parking agreement in compliance with Section 20.40.100(C) (Parking Agreement). B. Permanent Availability Required. Each parking and loading space shall be permanently available and maintained for parking purposes for the use it is intended to serve. The Director may authorize the temporary use of parking or loading spaces for other than parking or loading in conjunction with a seasonal or intermittent use allowed in compliance with Section 20.52.040 (Limited Term Permits). C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and landscaping areas shall be kept free of dust, graffiti, and litter. Striping, paving, walls, light standards, and all other facilities shall be permanently maintained in good condition. D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a private street, parking lot, or private property for the primary purpose of displaying the vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that location. E. Calculation of Spaces Required. 1. Fractional Spaces. Fractional parking space requirements shall be rounded up to the next whole space. w ..codeoublishina.com/CA/New rtSe chl 25 2123 L I JI 1 J •..rr,.v .vw.. ivii vi v. Bench Seating. Where bench seating or pews are pro\ d, eighteen (18) linear inches of seating shall be consider I constitute a separate or individual seat. 3. Gross Floor Area. References to spaces per square foot are to be calculated on the basis of gross floor area unless otherwise specified. 4. Net Public Area. "Net public area" shall be defined as the total area accessible to the public within an eating and/or drinking establishment, excluding kitchens, restrooms, offices pertaining to the use, and storage areas. 5. Spaces per Occupant. References to spaces per occupant are to be calculated on the basis of maximum occupancy approved by the City of Newport Beach Fire Department. 6. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of required off-street parking spaces shall be equal to the sum of the requirements prescribed for each use. F. Nonconforming Parking and Loading. Land uses and structures that are nonconforming due solely to the lack of off-street parking or loading facilities required by this chapter shall be subject to the provisions of Section 20.38.060 (Nonconforming Parking). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.040 Off-Street Parking Spaces Required. Off-street parking spaces shall be provided in compliance with Table 3.10. These standards shall be considered the minimum required to preserve the public health, safety, and welfare, and more extensive parking provisions may be required by the review authority in particular circumstances. Unless otherwise noted parking requirements are calculated based on gross floor area. TABLE 3-10 OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Industry, Manufacturing and Processing, Warehousing Uses Food Processing 1 per 2,000 sq. ft. Handicraft Industry 1 per 500 sq. ft. Industry Small-5,000 sq. ft. or less 1 per 500 sq. ft. w .codeoublishina.coMCA/Newmrt8each7 3123 Large—Over 5,000 sq. ft. 1 per 1 ,000 sq. ft. Industry, Marine-Related 1 per 750 sq. ft. Personal Storage (Mini Storage) 2 for resident manager, plus additional for office as required by minor use permit Research and Development 1 per 500 sq. ft. Warehousing and Storage 1 per 2,000 sq. ft., plus one per 350 sq. ft, for offices. Minimum of 10 spaces per use Wholesaling 1 per 1 ,000 sq. ft. Recreation, Education, and Public Assembly Uses Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft. used for assembly purposes Commercial Recreation and Entertainment As required by conditional use permit Cultural Institutions 1 per 300 sq. ft. Schools, Public and Private As required by conditional/minor use permit Residential Uses Accessory Dwelling Units 1 per unit; a minimum of 2 covered per site. Single-Unit Dwellings—Attached 2 per unit in a garage Single-Unit Dwellings—Detached and less than 4,000 sq. ft. 2 per unit in a garage of habitable floor area Single-Unit Dwellings—Detached and 4,000 sq. ft. or greater 3 per unit in a garage of floor area Single-Unit Dwellings—Balboa Island 2 per unit in a garage Multi-Unit Dwellings-3 units 2 per unit covered, plus guest parking; 1-2 units, no guest parking required 3 units, 1 guest parking space w ..codeoublishino.corNCA/NewoortSeach! g 4123 Multi-Unit Dwellings-4 units or more 2 per unit covered, plus 0.5 space per unit for guest parking Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Live/Work Units 2 per unit in a garage, plus 2 for guest/customer parking Senior Housing—Market rate 1.2 per unit Senior Housing—Affordable 1 per unit Retail Trade Uses Appliances, Building Materials, Home Electronics, Furniture, 1st 10,000 sq. ft.-1 space per 300 sq. Nurseries, and Similar Large Warehouse-type Retail Sales ft. and Bulk Merchandise Facilities Over 10,000 sq. ft.-1 space per 500 sq. ft. Plus 1 per 1,000 sq. ft. of outdoor merchandise areas Food and Beverage Sales 1 per 200 sq. ft. Marine Rentals and Sales Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1 per 350 sq. ft. of office area Marine Retail Sales 1 per 250 sq. ft. Retail Sales 1 per 250 sq. ft. Shopping Centers 1 per 200 sq. ft. See Section 20.40.050 Service Uses—Business, Financial, Medical, and Professional Convalescent Facilities 1 per 3 beds or as required by conditional use permit Emergency Health Facilities 1 per 200 sq. ft. Financial Institutions and Related Services 1 per 250 sq. ft. Hospitals 1 per bed; plus 1 per resident doctor and 1 per employee. w .codeoubl ishino.com/CAlNmoorl8eachl gg 5/23 7J15173 rvewpuR eeacc r,i dIV iui i na Offices`—Business, Corporate, General, Governr tal First 50,000 sq. ft. 1 per 250 sq. ft. net floor area Next 75,000 sq. ft. 1 per 300 sq. ft. net floor area Floor area above 125,001 sq. ft. 1 per 350 sq. ft. net floor area Not more than 20% medical office uses. Offices—Medical and Dental Offices 1 per 200 sq. ft. Outpatient Surgery Facility 1 per 250 sq. ft. Service Uses—General Adult-Oriented Businesses 1 per 1 .5 occupants or as required by conditional use permit Ambulance Services 1 per 500 sq. ft.; plus 2 storage spaces. Animal Sales and Services Animal Boarding/Kennels 1 per 400 sq. ft. Animal Grooming 1 per 400 sq. ft. Animal Hospitals/Clinics 1 per 400 sq. ft. Animal Retail Sales 1 per 250 sq. ft. Artists' Studios 1 per 1 ,000 sq. ft. Catering Services 1 per 400 sq. ft. Care Uses Adult Day Care—Small (6 or fewer) Spaces required for dwelling unit only Adult Day Care—Large (7 or more) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Child Day Care—Small (6 or fewer) Spaces required for dwelling unit only Child Day Care—Large (9 to 14) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Day Care—General 1 per 7 occupants based on maximum u .codeoublishina.com/CA/Ne rtBeachl g9 623 /J IV 13 INUVv}NIl DC r,1 WZIVi i Ild occupancy allowed per license Residential Care—General (7 to 14) 1 per 3 beds Eating and Drinking Establishments Accessory (open to public) 1 per each 3 seats or 1 per each 75 sq. ft. of net public area, whichever is greater Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed occupancy load or as required by i conditional use permit Food Service with/without alcohol, with/without late hours 1 per 30-50 sq. ft. of net public area, including outdoor dining areas, but excluding the first 25% or 1,000 sq. ft. of outdoor dining area, whichever is less. See Section 20.40.060 Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft, for outdoor dining areas Take-Out Service—Limited 1 per 250 sq. ft. Emergency Shelter As required by conditional use permit Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area Health/Fitness Facilities Small-2,000 sq. ft. or less 1 per 250 sq. ft. Large—Over 2,000 sq. ft. 1 per 200 sq. ft. Laboratories (medical, dental, and similar) 1 per 500 sq. ft. Maintenance and Repair Services 1 per 500 sq. ft. Marine Services Boat Storage—Dry 0.33 per storage space or as required by conditional use permit Boat Yards As required by conditional use permit Dry Docks 2 per dry dock w .codewbl1shino.com/CAIN eN rtSeacN 9L) 7/23 101 Id IN ewyur I De ur i,udn iun nB Entertainment and Excursion Services 1 per each 3 passengers and crew members Marine Service Stations As required by conditional use permit Sport Fishing Charters 1 per each 2 passengers and crew members Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces Personal Services Massage Establishments 1 per 200 sq. ft. or as required by conditional use permit Nail Salons 1 per 80 sq. ft. Personal Services, General 1 per 250 sq. ft. Studio (dance, music, and similar) 1 per 250 sq. ft. Postal Services 1 per 250 sq. ft. Printing and Duplicating Services 1 per 250 sq. ft. Recycling Facilities Collection Facility—Large 4 spaces minimum, but more may be required by the review authority Collection Facility—Small As required by the review authority Visitor Accommodations Bed and Breakfast Inns 1 per guest room, plus 2 spaces Hotels and accessory uses As required by conditional use permit Motels 1 per guest room or unit Recreational Vehicle Parks As required by conditional use permit Time Shares As required by conditional use permit Transportation, Communications, and Infrastructure Uses Communication Facilities 1 per 500 sq. ft. Heliports and Helistops As required by conditional use permit Marinas 0.75 per slip or 0.75 per 25 feet of waw.codeoublishino.com/CANe rtBeach/ 9�- 8123 mooring space Vehicle Rental, Sale, and Service Uses Vehicle/Equipment Rentals Office Only 1 per 250 sq. ft. Limited 1 per 300 sq. ft., plus 1 per rental vehicle (not including bicycles and similar vehicles) Vehicle/Equipment Rentals and Sales 1 per 1 ,000 sq. ft. of lot area Vehicles for Hire 1 per 300 sq. ft., plus 1 per each vehicle associated with the use and stored on the same site Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by DMV Vehicle/Equipment Repair (General and Limited) 1 per 300 sq. ft. or 5 per service bay, whichever is more Vehicle/Equipment Services Automobile Washing 1 per 200 sq. ft. of office or lounge area; plus queue for 5 cars per washing station Service Station 1 per 300 sq. ft. or 5 per service bay, whichever is more; minimum of 4 Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per service bay Vehicle Storage 1 per 500 sq. ft. Other Uses Caretaker Residence 1 per unit Special Events As required by Chapter 11.03 Temporary Uses As required by the limited term permit in compliance with Section 20.52.040 w xodeoubl ishina.ccnVCAIN ewoortBeachl 92 9/23 O loll Vcw�Vt VCPM,4GuiVu na (a )10-21 § 1 (EA).A)(part),2010) 20.40.050 Parking Requirements for Shopping Centers. A. An off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may be used for shopping centers meeting the following criteria: 1 . The gross floor area of the shopping center does not exceed 100,000 square feet; and 2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross floor area of the shopping center. B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more shall meet the parking space requirement for the applicable use in compliance with Section 20.40.040 (Off-Street Parking Spaces Required). C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.060 Parking Requirements for Food Service Uses. A. Establishment of Parking Requirement. The applicable review authority shall establish the off-street parking requirement for food service uses within a range of one space for each thirty (30) to fifty (50) square feet of net public area based upon the following considerations: 1 . Physical Design Characteristics. a. The gross floor area of the building or tenant space; b. The number of tables or seats and their arrangement; c. Other areas that should logically be excluded from the determination of net public area; d. The parking lot design, including the use of small car spaces, tandem and valet parking and loading areas; e. Availability of guest dock space for boats; and f. Extent of outdoor dining. 2. Operational Characteristics. �.codeoubl1shino.conICA/Neu000rtBeachl 93 10123 V� QP �P 9� Appendix B Parking Survey for the District Lounge 9� V� QP �P 9� Barking Study for the District Lounge L DATE: I Z161�� Address: 121 McFadden PI. Newport Beach € Whi el vistingThe District lounge in Newport Beath today,i used the following"mode of transportion" to arrive and depart from this destination. NAME TIME DATE CAR BIKE XI WALK MISC ADDRESS NATiJR 1 � '3 ra � l •S � � 3 a3 � 6 f ,d� .. QY NIL 2zn� C . 5Ir ; 1D... ..Z a? . .. . ._ . _.. _... 12 1 13 q A-� �S,� �t 14 ON x 15 -L 0 VZ S l 3 A 9� Parking Study for the District Lounge 77 J DATE: 1G J Z 113 Address: 121 Mc Fadden PI. Newport Beach While visting The District Lounge in Newport Beach today, I used the following"mode of transportion" i to arrive and depart from this destination. NAME TIME DATE CAR AKE TAXI WALK MISC ADDRESS SIGNATURE 1 L-b `n o [7A-4 I 7;6t y r¢I6. lb? CL)cu "=�q rN : -,vDST / �� oWNSGNl� %f ,sIvRC D zr aflb% > "s' R a54 ` Z92 z- 5 --3 s �flt( fJl I 21 VC(�' z 6 filY4 // -.�-I- 9 XID c=, 11 {r4Y�L 7 pN ti4 IV1 1x �D 5 i 2 S 7< R 13 24 ox ISNAi 9g Parking Study for the district Lounge I JJ DATE: I�I Address:121 McFadden PI. Newport Beach While vistingThe District Lounge in Newport Beach today, I used the following"mode oftransportion" to arrive and depart from this destination. NAME TIME DATE CAR BIKE TAXI ALK MISC ADDRESS JIGNATURE b�4 Z6 4 t :tr6r/)'t ,I �ir� � � 6^. !, /Uv ��?,i� �� .a tia,� 30311 3 n4CLO t - $ �v),S+rf Qewpf N °r-C —7 11 12 77 3 LT 13 14 '. 15 alti�' 12 '� l3aIorC �� � " 99 Parking Study for the District Lounge DATE: Address: 121 Mc Fadden PI. Newport Beach i While vistingThe District lounge in Newport Beach today, I used the following"mode of transportian" EE to arrive and depart from this destination. NAME t TIME DATE GAR BIKE TAXI WALK MISC ADDRESS SIGNATURE z my;�,kk Vvrrn � ,3� I � vQrslc{e, Gkg2. / 3 10-,3 Q-(n aZ-R 7 LM*^KcNfl Lt1P (` ` Gro / tat C¢ 9 1B . . .._'. �. .. .L2 :1 ........... .... . .. ... ... ......... .......... .............. _. . . . .. .......... ............... .. ..... .. ........ 12 f� y 1S P—��tt' 4 ' , � Q V:?J� i 7 v� S 1'tes� CA 14 t 5' = A 15 I 1 i i o s goo Parking Study for the District Lounge DATE: Address:121 McFadden PI. Newport Beach I While visting The District Lounge in Newport Beach today, I used the following"mode oftransportion" to arrive and depart from this destination. NAME TIME DATE CAR BIKE TAXI WADI M15C ADDRESS SIGNATURE 1 B ' s V29 NZ 7 a \1 til_ 5 c� r �j }dd C2 1' S7- 6 � }' 1 `7 �0 8 ff5 9 1 7 12 ` 13 ! t q tr 15 �o� Parking Study for the District Lounge }} } DATE: t �i Address: 121 McFadden PI. Newport Beach While visting The District lounge in Newport Beach today, I used the following mode oftransportion" to arrive and depart from this destination. q NAME TIME DATE CAR. BIKE TAXI WALK MISE ADDRESS SIGNATU 1 Byteccna C v' X 22 r. 33 N� k .• z i � i l �',3� is ? c q cq- f4 a Y 4 � d? s I S 7-q� 6 7 l —ikg7 / t� S (�S4tii W� i`�(trv.1lL�L 77 r: �J� ��/ POA bcaw'� ' "Qlm 4, Pv 9 I' l �� G m `\ ft U� �A 11 ( 12 q 1, AI — Sc� ` 101 N' 13 A 1-,) 7 a { C7, 14 s L a2 �! IIg Q2h ' K / DG 1-02 Parking Study for the District Lounge DATE: Address: 121 Mc Fadden PI. Newport Beach While vistingThe District Loungein Newport Beach today, I used the following"mode of transportion" to arrive and depart from this destination. � NAME TIME DATE CAR BIKE TAXI WALK MISC ADDRESS SIGNATU 3 �! 31tBfi 1 >D 1211' / to k�rac[L �9p{ unci �, riff 4 1 � + fiQ in QSSa q o 7'53 12-7 1 o z b'Vi"m n CA Y 226 i 8 PV4'0-I 421 i S l '2-7 ro az i UG _ 2-[Ck s ���r5 �, i C 10YIV� 11 ;DQ Ile 12 13 14 '�t1 ^1 1.03 Parking Study for the District Lounge DATE: Address: 121 Mc Fadden Pi. Newport Beach While vistingThe District Lounge in Newport Beach today, I used the following"mode of transportion F to arrive and depart from this destination. NAME TIME DATE CAR BIKE TAXI WALK MISC ADDRESS SIGNATURE 2 3 4 127 70:3 ; s 'r i +, 9 i io" �Z Z �l2 11 12 13 14 IS Parking Study for the District Lounge DATE: Address: 121 Mc Fadden PI. Newport Beach whilevisting The District Lounge in Newport Beach today,I used the following"made of transportion" to arrive and depart from this destination. NAME TIME DATE CAR BIKE TAXI WALK MISC ADDRESS 41GNATURE 1 1 ri r 2IKI 3 4 �. l Sp, p P�l ��rjtrfza� 5 1 " Cc II�1f Ll In I B Ca c_u ti- 9 �Ih 1 10 PJ 1 14 � �Paaa 12 13 1 Q 14 1!01 105 Parking Study for the District Lounge DATE: ) 2-Y. Address: 121 Mc Fadden PI, Newport Beach While vistirig The District Lounge in Newport Beach today, I used the following "mode of transportion" to arrive and depart from Ihis ciestination. NAME TIME DATE CAR BIKE TAXI WAiK MISC f ADDRESS SIGNATURE 1 �� t2=3t)t 1ld' G�� !2 1— NFY�FPsiT '�� r t .1sftATe �wv 1✓L "17 5 6 4A 7 Sl�l-� Ll..i11L0 a NV ih c4*JO � )77 l 1#),j Pr �}. *'h^r�I19I59� 41,SUl 9 IZ: )21 i7�Y�nLMk� cam. �71CcU L. 07 10 L i 12' �` I.J. �tGl c� 7,xU !L .-7 12 l7 13 14 .+� Ce7) �o� Parking Study for the District Lounge DATE: Address: 121 Mc Fadden PI, Newport Beach While visting The District Lounge in Newport Beach today, I used the following"mode of transportion" to arrive and depart from this destination. �._-----___— NAME TIME DATE CAR BIKE TAXI WALK MISC ADDRESS SIGNATURE z b Noxi rel 121 X 3�o a Jz t���{{�v- 2CL 3 ODix CAY . j2 1 X x 12-5 26A QZ(o6 st �o11s 17 b O/� / � /�Z"' (�oU W ZSR` �✓� to L°v s.J 9 _.... :1 - . ...._ _........ .. E. G�Ct..� p... 4- 1=4._ 11 Grp=: �t r 12 y� io rJ auc/ �' z Vf(7 Lr l ■ tP�h t7F(F� — -- .... 1 15 \ V� QP �P zog Attachment No. PC 8 Project Plans 109 V� QP �P 220 PA2016-067 Attachment No. PC 8 - Project Plans DELI EXPANSION ENTITLEMENT PACKAGE ° ® 00 - • robinson hill architecture, inc. • A California Corporation 3195-B Airport Loop Dr. 2108-3/4 W . OCEANFRONT o t 1. M714- 825-88886 DORY DELI EXPANSION fax 714-825-8889 NEWPORT BEACH , CA 92663 ° Web wwwcnet Michael David Robinson:son: C-20731 ° John Steven Hill: C-23553 D RAW I N G DIRECTORY ° This document, and the ideas and designs incorporated here-in, as an instrument of professional service, is the property of Robinson Hill Architecture, Inc (rho), and is not to be used in whole or in part, for any other project t,. or CURRENT DWG DATE OF REVISION REV SHEET TITLE without the woolen autand/ rion of rho. This document is DWG NUMBER ISSUE DATE # ° not to be reproduced and/pr modified in any way, nor ISSUE shall any reproduction of this document be modified without the prior written consent of rho. ARCHITECTURAL DRAWINGS o This document has been prepared to describe proposed .F new work and does not necessarily represent os-built or existing conditions. The Architect does not warrant, In any f► T0.1 TITLE SHEET/EXISTING PHOTOS 03.25.16 way, the accuracy of this information and shall not be .vii) '�- responsible for any discrepancy between this document A0.01) EXISTING SITE PLAN 03.25.16 and the existing conditions. A0.0 PROPOSED SITE PLAN 03.25.16 Project Name/Type a A1.01) EXISTING &DEMOLITION FLOOR PLAN 03.25.16 1 A1.0 PROPOSED FLOOR PLAN 03.25.16 At.t PUBLIC AREA ANALYSIS 05.19.16 A2.0 PROPOSED EXTERIOR ELEVATIONS 03.25.16 d A2.1 PROPOSED EXTERIOR ELEVATIONS 03.25.16 •-f � ley y TOr- ` - PROJECT INFORMATIONco BUILDING DATA: PAVING: 13% SCOPE OF WORK: Z Z N { PROPOSED GROSS FLOOR AREA: 2,269 SQ.FT.(INCLUDING O VERANDA) U PARKING: NIA - BUILDING TYPE: V-B,NON-SPRINKLERED DELI EXPANSION < /'�� OCCUPANCY GROUP: A-2 FLOOR AREA RATIO: 0.87 n Oleo EXISTING GROSS FLOOR AREA: NUMBER OF EMPLOYEES: 6 BUILDING CODE SUMMARY: -(E)KIDS SURF 477 SQ. FT. v ' a, r t ► -(E)DORY DELI 1,792 SQ.FT.(INCLUDING VERANDA) GOVERNING CODES X /\ �llOCCUPANCY CALCULATIONS CAL.BUILDING CODE 2013 EDITION (2012 IBC) TOTAL 2,269 SQ.FT.(INCLUDING VERANDA) -EXISTING 95 OCCUPANTS CAL.MECHANICAL CODE 2013 EDITION (2012 UMC) 0 W Q f=, PROJECT DETAILS: -NEW 99 OCCUPANTS CAL.PLUMBING CODE 2013 EDITION (2012 UPC) z w U CAL.ELECTRIC CODE 2013 EDITION 2011 LOT AREA: 3,750 SQ.FT ( NEC)) O ' ! •� "T LOT COVERAGE: 87% CAL.FIRE CODE 2013 EDITION (2012 IFC) o J W 'r NUMBER OF SEATS: 0 -NEW 9955 Z W - a 0 t LOTWIDTH: 50.0' � L f� i - o ti LOT DEPTH: 75.0' w — CO O BUILDING HEIGHT: 16'-8" LANDSCAPING: N/A 1 "r SETBACKS J OO -FRONT 0'-01, W O O L -REAR o 01-01. Q Q CV Z IT­ -SIDE 0'-0" ° Client Y ° d ,. y ° >4 1+ o Stamp - - ° ES — -- - O •MJ r 3 ' + ° Submittal Dates ° ENTITLEMENT SUBMITTAL 1 03.2516 a !' 4 O I o ELEVATION @ OCEAN FRONT ° ' Rev. Description Date 0 0 ti ° ° y ° ° PROJECT SITE 2108-3/4 W. OCEANFRONT r ° NEWPORT BEACH, CA 92663 ` 0 ° Job Number: 16RHA628.C1 Date: IIS ► ° 03.25.16 Sheet Title: _ o ezzoof ' TITLE SHEET ELEVATION @ VERANDA ELEVATION @ KIDSURF ° Sheet N0: VICINITY MAP EXISTING SITE PHOTOGRAPHS° TOol 1.11 PA2016-067 Attachment No. PC 8 - Project Plans 01 EXISTING STOREFRONT TO BE REMOVED SHOWN DASHED ° 0 ob 0 02 EXISTING WALLS TO BE REMOVED SHOWN DASHED ° robinson hill architecture, inc. 03 EXISTING DELI TO EXPAND INTO (E) KID SURF SUITE o A California Corporation I 3195—B Airport Loop Dr. EXISTING DELI COUNTER, KITCHEN AND PREPARATION TO REMAIN ° Costa Mesa, CA 92626 LOT 10 I fax 714-825-8889 ° tel. 714-825-8888 OS EXISTING SETTEE TO BE MODIFIED SHOWN DASHED ° web www.rhainc.net M I O6 EXISTING TABLES AND CHAIRS TO BE RELOCATED ° Michael David Robinson: C-20731 F, I ° John Steven Hill: C-23553 07 (E) TABLES AND CHAIRS TO BE REMOVED SHOWN DASHED 17.. I o � 08 (E) SETTEE, TABLES AND CHAIRS TO BE REMOVED SHOWN DASHED o This in, as an and me t os and designs incorporated Ihere-in, as an instrument of professional service, is the n I Cn ABLE AND CHAIR TO BE REMOVED SHOWN DASHED ° property of Robinson Hill Architecture, Inc. (rhoand is S 34? 42'30" E 09 (E) T not to be used in whole or in part, for any other er J project --------------------- J without the written authorization of rho. This document is L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ° not to be reproduced and/or modified in any way, nor shall any reproduction of this document be modified '-0" o without the prior written consent of rho 95 . ALLEYI o This document has been prepared to describe proposed z new work and does not necessarily represent as-built or PEDESTRIAN MALL ¢ I 0 existing candidacy The dies not warrant, in any way, the accuracy of thisis information and shall not be responsible for any discrepancy between this document I II S 34? 42'30" E ° and the existing conditions. -------------- ------- -- --- }- ----- ---- HHH,I+I+H++IHHH++HHHI+++++1+11l++HHHHHHI,I+I++++HHHHHHkt--- ------------------ L1J o ` LLJ I ° Project Name/Type (E) TRASH — o m I ENCLOSL RE A CD w o 0 I ° 06 06 (EI WOMERS ° N.I.S 09 co U) CO 04_ og (E)MEN'S Q o a' –I oe � U LU Q T8 � � ° I ° �_ — LJJ Q i ° J ii W m C) DINING �® I Z O 0 oz 10 ` — j o w M O III \ ° N 1 1 II II II �I I J O O ( I((l I SURFSIDE l 111 ✓ L i i DONUTS 0 0 CV z 07 I II N.Ls KEYNOTES ° ° Client I I 0 �_J II KIDS SURF - - - - CD � GELATO 08 m ti ° B OCCUPANCY 08 B _ -4 03 r I °o LO Stamp LO I I ERAN I108 cn oe 08 ° I I ° as F \ /�� ° — — ----------------- S 34? 42'3011 E - --- 50'-0" A __W__Tr-- — o' ° _ 100'-011 40 ° g o �o0a o �00o Oj"oi, o p �o0a g oQa ° Submittal Dates SIDE WALKpdp� Q o 0 �dpo Q o p ENTITLEMENT SUBMITTAL 03.25.16 ° o �DDOoo oo�o D� �� ado �D60 0 0�0 �D o00 0 4 0 4 0 0 0 0 0 (E) METE D PUBLIC P KING \(E) ETER D PUBLIC ° 0 Rev. Description Date 0 0 0 0 OCEANFRONT ° ° 0 0 - - - - - - - - - - - - - - - - - - - - - - - --- - ---- -------- --- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --- -- -- -- -- ---- -- -- -- -- -- -- ---- --- ° ° ° Job Number: 16RHA628.C1 0 Date: NOT IN SCOPE (N.LS) ° 03.25.16 Sheet Title: NORTH ° ° EXISTING SITE PLAN Sheet N0: EXISTING SITE PLAN SCALE: 1/8" = 1'-0" 101 " LEGEND AOmOD PA2016-067 Attachment No. PC 8 - Project Plans 01 NEW STOREFRONT TO MATCH EXISTING STOREFRONT 0 000 02 NOT USED o robinson hill architecture, inc. o A California Corporation 03 NEW BAR AREA 3195-B Airport Loop Dr. I I ° Costa Mesa, CA 92626 04 EXISTING DELI COUNTER ,KITCHEN AND PREPARATION TO REMAIN 0 tel. 714-825-8888 LOT 10 I fax 714-825-8889 I OS NEW REFRIGERATED STORAGE AREA ° web www.rhainc.net I I t o I I I m ° ti I Michael David Robinson: C-20731 I r ° John Steven Hill: C-23553 I I I ; I ° i In i ° This document, and the ideas and designs incorporated here—In, as an instrument of professional service, is the i �II property of Robinson HIII Architecture, Inc, (rho(, and Is II S 34? 42 30 E ° without bh reproduced hon or npof ed i his way, no n e i o m a o project wi e t z is T document n is '-- not to be reproduced and/or modified in any way, nor shall any reproduction of thisdocument be modified 951954" ° without the poor written consent of rho. ALLEY / I ° This document has been prepared to describe proposed Z new work and does not necessarily represent as—built or PEDESTRIAN MALL j ° sats candidacy The is information dies not shall not any r� way, the accuracy of this information and shall oat be responS 34 / 42 30 E ° and the existing conditions.le for any ncy between this document —__—__—__ _ 11 ___________ —__—__ _____ ___—_____—__—__—__—__ - _—__—__—__—__—__— _—__—\\�H++++I+I+IHHHHH H+++iHI+IHH+IHHH+++iHHH++++I+I+IHHHHHH++++Lt—__ ql ____ _ w ° ` `O = ° Project Name/Type Y (E) TRASH ENCLOSIL RE A o ° -- IEI WOMEN'S I ° O -- N.I.S 0 ° M I � CO Z zN oo IEI MEN'S O I ° O ° QI 1^r' j` li U I X Z LU Q = I — w O Q I I U U) J o O DINING Z w i a X , p 05 i o w a- 00i SURFSIDE W O OIV— W NUTS -- DONUTS ON.Lj KEYNOTES es CV Z DO I if — — I ,l I o HClient --------------- 0 II 03 � o II — ii p o IL GELATO ii BAR AREA ti ° B OCCUPANCY ° Stamp VERANDA \ - cn r-- f o I - I ----------------------- - -- - L - ° S 34? 42'30" E 50I-Oil A 50'-0l' o, — — — ° 0 11 10 100'-0" ''"'o„ o ° ��D 4 Submittal Dates o p � o� �p0 /'y'yxii � DQ o� ��.4 0 ° 4 0 ENTITLEMENT SUBMITTAL 03.25.16 000 400 �0° 400 (E) SIDEWALK 0000 4 P DDoo �0 D D�0 D 0Z3D o a oD o �DpOoo 00 0 o D D000 0 0 0 0 4 0 0 0 (E) METE D PUBLIC P KING \(E) ETER D PUBXPAKING ° 0 Rev. Description Date 0 0 0 0 0 OCEAN FRONT ° 0 ° ° - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - --- - --- - --- - - - - - - -- - ---- -------- 0 0 NOT IN SCOPE (N.LS) Job Number: 16RHA628.C1 0 Date: 0 ° 03.25.16 Sheet Title: NORTH ° 0 PROPOSED SITE PLAN ° Sheet NO: PROPOSED SITE PLAN SCALE: 1/811 = 11-011 oil 'w I LEGEND ° AOl 11:� PA2016-067 Attachment No. PC 8 - Project Plans 01 EXISTING STOREFRONT TO BE REMOVED ° 02 EXISTING WALL TO BE REMOVED SHOWN DASHED 0 robinson hill architecture, inc. 03 EXISTING DOOR TO BE REMOVED SHOWN DASHED o A California Corporation 3195—B Airport Loop Dr. 04 FRAME OPENING FOR NEW STOREFRONT SYSTEM ° Costa Mesa, CA 92626 0 tel. 714-825-8888 05 fax 714-825-8889 OS EXISTING TRASH ENCLOSURE TO REMAIN ° web www.rhainc.net O6 EXISTING DELI TO EXPAND INTO EXISTING KID SURF SUITE ° Michael David Robinson: C-20731 (E) TRASH ENCLOSURE ° John Steven Hill: C-23553 07 EXISTING DELI SPACE TO REMAIN ° (E ELECTRICAL PANEL 08 EXISTING VERANDA TO REMAIN o This document, and the ideas and designs incorporated ) here—in, as an instrument of professional service, is the 0 METER property of Robinson Hill Architecture, Inc. (rho), and is 09 FRAME OPENING FOR THE NEW FOLDING DOOR SYSTEM not to be used in whole or in part, for any other protect without the written authorimtion of rho. This document is 101 ° not to be reproduced and/or modified in any way, nor ENTRY �D 10 EXISTING AWNING TO BE REMOVED shall any reproduction of this document be modified I ° without the prior written consent of rho. 18x60 EXISTING CABINET TO BE RELOCATED o This document has been prepared to proposed new work and does not necessarily represent as—buil) or 0 existing conditions. The Architect does not warrant, in any V ES1f4OOM I \ I 12 EXISTING PLUMBING FIXTURE TO BE REMOVED way, the accuracy of this information and shall not be �la ° and the existing fur y discrepancy between this document alp 13 EXISTING POST TO REMAIN /18,48 axso \— — / ° Project Name/Type 16 16 15 4 EXISTING TABLE AND CHAIRS TO BE REMOVED SHOWN DASHED o - - 0I S EXISTING TABLE AND CHAIR TO BE REMOVED SHOWN DASHED ° N .I .S — — — 6 EXISTING TABLES AND CHAIRS TO BE RELOCATED 0 ° k� � 17 EXISTING DELI COUNTERS, KITCHEN AND PREPARATION TO REMAIN o (E) KITCHEN AND PREP. \ � / kE) MEN'S RESTROOM� z I80" I 18 EXISTING SETTEE,TABLE AND CHAIRS TO BE REMOVED SHOWN 17 15 tLR—� DASHED O L � � � 19 EXISTING COFFEE BAR LOCATION TO BE RELOCATED TO THE NEW BAR AREA co 18 ZO EXISTING BEER TAPS LOCATION TO BE RELOCATED TO THE NEW BAR oIFI � AREA F___EXISTING 21 EXISTING BEER KEGS TO BE RELOCATED TO THE NEW REFRIGERATED ° z Z (-Zi STORAGE AREA � � O 21 1g 18 — LL ❑ U LL F- � z = e ° Z w Q U O m 0 O ui 0Q 00 DINING — U .aae.ee.. 63 SEATS STORAGE & PREP ° (� W 0 m STANDING — 10 OCC 00 DORY DELI 0 G SS FLOOR AREA- 1,553 S `� 20 0 19 ® o X O oz W W 07EE:1 _ 00 17 J O Ft KEYNOTES ° p Q N Z 11 GROSS FLOOR AREA OF ( E) DORY DELI - 1,553 SQ. FT. 0 STANDING AREA GROSS FLOOR AREA OF ( E) VERANDA - 239 SQ. FT. 48 SF 02 12 GROSS FLOOR AREA OF ( E) KID SURF - 477 SQ. FT. ° Client ° d L 771FF ��i \ 0 0 Q II II -1 D2 ° Stamp 0 ( 1KITCHEN AND PREP EXISTING AREA CALCULATION TABULATION 02 L r 14 ( IIII 03 03 03 0 EXIDINSTING NG RM.CC LOAD SUMMARY:65 SEATS ° / / 02 13 - - - - - - - - - - - - - - - STANDING AREA - 10 OCC. 1 1 ° VERANDA - 16 SEATS II ° STORAGE SERVICE - 4 OCC. Submittal Dates �L �(� II TOTAL - 95 OCC. ° ENTITLEMENT SUBMITTAL 1 03.25.160 It PLUMBING FIXTURE CALCS. ° [-7 J 06 DINING ROOM — 615 SF - 20.5 OCC. @ 1/30 ° 18 KID SURFSTANDING — 48 SF - 3.2 OCC. @ 1/15 0 16� GROSS FLOOR AREA- 477 SF SURFSIDE DONUTS TOTAL 24 OCC. ° VERANDA f PRE 2013 CPC, TABLE 422.1, A2 OCC., NOTE 3B: GROSS FLOOR AREA-239 SF N . I .S MALE 12 OCC - 1 WC , 1 URINAL, 1 LAV. REQ & PROVIDED ° �18 VERANDA 16 SEATS FEMALE 12 OCC 1 WC, 1 LAV. REQ & PROVIDED ° Rev. Description Date 18 18 18 o 18 V18 09 01 Q °B 13 OCCUPANT LOAD SUMMARY ° L t18 18 18 / / EXISTING WALL TO REMAIN 04 ° LEGEND - - - EXISTING WALL TO BE REMOVED 0 — — - -J °°16-11^ T-11�" NOT IN SCOPE (N.I.S.) Job Number: z 2 z T-z° T-11 6^ 16RHA628.C1 10 48'-11" ° Date: 03.25.16 ° Sheet Title: a EXISTING FLOOR PLAN 0 ° Sheet NO: EXISTING AND DEMOLITION FLOOR PLAN SCALE: 1/4°=1'-0° 01 WALL LEGEND ° Al 0 D 11-y PA2016-067 Attachment No. PC 8 - Project Plans 01 NEW BAR AREA ° ® 0 0 02 NEW STOREFRONT SYSTEM TO MATCH EXISTING STOREFRONT o robinson hill architecture, ine. 02 A2.0 03 NEW REFRIGERATED STORAGE AREA o A California Corporation 3195—B Airport Loop Dr. 04 NEW FOLDING DOOR SYSTEM ° Costa Mesa, CA 92626 o tel. 714-825-8888 fax 714-825-8889 OS NEW PLUMBING FIXTURE 0 web www.rhainc.net (E) TRASH ENCLOSURE 06 NEW TABLES AND CHAIRS ° Michael David Robinson: C-20731 (E) ELECTRICAL PANEL 07 NEW DOOR o John Steven Hill: C-23553 @ METER 08 NEW METAL STUD FRAMED LOW EXTERIOR WALL ° This document, and the ideas and designs incorporated here—In, as on instrument of professional service, is the ENTRY property of Robinson Hill Architecture Inc. (rho), and ;s SETTEE — III III 09 NEW LOCATION FOR EXISTING BEER TAPS not to be used in whale or in part, for any other project [a 18x60 -��❑ without the written authorization of no. This document is ° not to be reproduced and�or modified m any way, nor 10 NEW SETTEE TO MATCH EXISTING shall any reproduction of this document be modified (E) WbMEN'S ` o without the prior written consent of rho. r — 1 V❑❑ESTFIOOM 1 I NEW LOCATION FOR EXISTING COFFEE BAR o This document has been prepared to describe proposed 1 6& — Jf new work and does not necessarily represent as—built or ° existing conditions. The Architect does not warrant, In any �P way, the accuracy of this information and shall not be /18X48t:1 responsible for any discrepancy between this document w — — — — — ° and the existing conditions. w KEYNOTES Project Name/Type N N . I .S ❑ 1 (E) KITCHEN AND PREP. ° ° \ --��,/ II(E) MEN'S RESTROOM` 60" tLR IDL J / .SETTEE �� / ° ❑ \ / 01O M zrn FREEZER EE] IJ -lh ° 0.0. �/ Ell EE 0 ° e� ° _ X LL_ U are0 m 7 STORAGE & PREP ° Z W Q U UJ , DINING o O � ! / 48 SEATS ° U J U G` O LIJ STANDING - 10 OCC W Lill < o CONDIMENT X O SERVICE AREA SODA ° /\ I77-711� JQ� W M e pp DELI DISPLAY CASE DORY DELI W O O W GROSS FLOOR AREA-2,030 SF °3 Q (V Z 4 �n STANDING AREA STORAGE 48 SF 51 S.F. "O1 T-T' A2.1 ° Client 6'-31" 4'-6_" o 461 PROPOSED OCC LOAD SUMMARY: ° os 2 DINING RM. - 48 SEATS ° STANDING AREA - 10 OCC. o 2'71 3.51 BAR SEATS - 12 SEATS ° r-11" 2'-4° ra" 3'-0^ 2'-2" 2 r-s" z WINDOW TABLE SEATING 4 SEATS Stam r„ KITCHEN AND PREP - ° P _ _ 1'-10" VERANDA - 16 SEATS — — SERVICE - 6 OCC. ° w os 11 TOTAL - 96 OCC. ❑ — J _ — O N Use = � O a 09 0 - - - - - - - - - - - - - - - PLUMBING FIXTURE CALCS. cl 11 O6 11 12 S BAR ® STORAGE DINING ROOM — 797 SF - 26.6 OCC. @ 1/30 EATS 0 O STANDING — 48 SF - 3.2 OCC. @ 1/15 ° ® ° 10- II I❑ 11 TOTAL 30 OCC. ° Submittal Dates ENTITLEMENT SUBMITTAL 1 03.25.16 PRE 2013 CPC, TABLE 422.1 , A2 OCC., NOTE 3B: ° 3'-0" MALE 15 OCC - 1 WC , 1 URINAL, 1 LAV. REQ & PROVIDED O 9�, 3 " 2.0 ml ❑ 4'_7^ FEMALE 15 OCC - 1 WC, 1 LAV. REQ & PROVIDED ° 1.0. Bili 01 SURFSIDE 81 h os /� DONUTS D6 D4 �� ❑❑ N . LS O VERANDA — _ - 10 GROSS FLOOR AREA-239 SF i — — —— — — — ° w VERANDA ` �_� N ° _ 16 SEATS CLR— O Rev. Description Date OCCUPANT LOAD CALCULATION ° —_ WINDOW TABLE SEATS 4 SEATS EXISTING WALL TO REMAIN o N O _ __ _ _ __ _ _ EXISTING WALL TO REMOVED O O ofi o2 LEGEND NEW MTL STUD FRAMED INTERIOR WALL ° 18'_0 " 15-111 Ti ° 2 2 2 Ti T-11" 8" ❑ O NOT IN SCOPE (N.LS) NEW MTL STUD FRAMED EXTERIOR LOW WALL Job Number: 48'_11" 16RHA628.C1 0 Date: of ° 03.25.16 A2.o ° Sheet Title: O PROPOSED FLOOR PLAN O ° Sheet NO: Cb R PROPOSED FLOOR PLAN SCALE: 1/4"=1'-0° 01 idWALL LEGEND ° Al n 0 11s PA2016-067 Attachment No. PC 8 - Project Plans 0000 ° robinson hill architecture, inc. o A California Corporation 3195-B Airport Loop Dr. ° Costa Mesa, CA 92626 (E) TRASH ENCLOSURE (E) TRASH ENCLOSURE o tel. 714-825-8888 fax 714-825-8889 ° web www.rhainc.net (E) ELECTRICAL PANEL (E) ELECTRICAL PANEL 0 ® METER ® METER Michael David Robinson: C-20731 ° John Steven Hill: C-23553 LSCA ' ENTRY ENTRY This document, and the ideas and designs incorporated 18x60 18x60 ❑ ° here-in, as an instrument of professional service is the property of Robinson Hill Architecture, Inc. (rho , and is 0 not to be used in whale or in part, for any other project (E) WOMEN'S (E) WOMEN'S without the written authorization of rho. This document is RESTROOM — — RESTROOM ° not to be reproduced p and/or or modified in an way, nor shall any reproduction of this document be modified o. without the poor written consent of rho. 18x48 18x60 18848 18x60 o This document has been prepared to describe proposed new work and does not necessarily represent as—built or t:1❑ — — 0 0 existing conditions. The Architect does not sdocument warrant, in any way, the accuracy of this information and shall not be responsible for any discrepancy between this document and the existing conditions. 0 ° Project Name/Type (E) KITCHEN AND PREP. (E) KITCHEN AND PREP. ° � � (E) MEMS RESTROOM � � �O (E) MEMS RESTROOM �. J I -_ N 0]O � ° z o/ o u- m ° - � M Z z � zoo/ Q o Q �Q m �� - m 0 U DINING 63 SEATS STORAGE & PREP STORAGE & PREP o Z 0 0 7LSTANDING - 10 OCC DINING ° z Q ! l 48 SEATS 0 O w 0o STANDING - 10 OCC _ DORY DELI �® Cn W 0NET LLJ m D° UB GROSS NETFLOOR AREAUBLIC ARE-1,553 SF DORY DELI ° z NET PUBLIC AREA- 1,03 F ❑ GROSS FLOOR AREA-2,030 SF ° 0 X p W co STANDING AREA a L7 48 SF STANDING AREA STORAGE ° Q Q O 7 IJ L - 48 SF 51 S.F. 0 L II II II II II II II 0 Client 0 ( �I I(_� III 1� O ° II ° O -- / / / / KITCHEN AND PREP 1_1O / \ KITCHEN AND PREP — — gl Stamp 0 ° O — — O 0 II II 0 , I 0 �I I� 0 _ _ _ ____ __ _ _ ___ _ 0 CE: I __T KID SURF STORAGE B2RSSEATSLil STORAGE ° III NET PUBLIC AREA-426 SF D O J L- ( -1 III GROSS FLOOR AREA-477 SF0 V o I LLLU O 1-10 C '1 ° Submittal Dates ° ® _ ENTITLEMENT SUBMITTAL 1 03.2516 O v SURFSIDE liil a SURFSIDE .,,":.. 0 DONUTS � � ;�;. DONUTS ° VERANDA � — — 6 SEATS VERANDA \ ° 0 16 SEATS 0 ° ° Rev. Description Date / L — — NI4 SEATS TABLE SEATS ° VERANDA VERANDA ° NET PUBLIC AREA- 218 S \ J NET PUBLIC AREA-218 SF GROSS FLOOR AREA-239 SF GROSS FLOOR AREA-239 SF ° ° 0 I I ° L - - - - - - - - - - - - J 0 0 ° EXISTING NET PUBLIC AREA CALCULATION PROPOSED NET PUBLIC AREA Job Number: EXISTING DORY DELI -833 SF. PROPOSED DORY DELI - 1,032 SF. 16RHA628.C1 EXISTING VERANDA - 218 SF. PROPOSED VERANDA - 218 SF. ° Date: EXISTING KIDS SURF - 426 SF o ° 03.25.16 Sheet Title: LEGEND LEGEND PUBLIC AREA ANALYSIS -NET PUBLIC AREA -NET PUBLIC AREA ° ° Sheet N0: EXISTING FLOOR PLAN PUBLIC AREA ANALYSIS SCALE: 1/4°=V-0° 02 PROPOSED FLOOR PLAN PUBLIC AREA ANALYSIS SCALE: 1/4°=V-0° 01 ° Al ■ 1 �2� PA2016-067 Attachment No. PC 8 - Project Plans \\ 01 NEW LOCATION OF EXISTING SIGNAGE ° 000 \ 02 NEW STEEL AND GLASS STOREFRONT SYSTEM TO MATCH EXISTING o \\ robinson hill architecture, inc. \ STOREFRONT \ \ 03 EXISTING ROOF LINE o A California Corporation 3195—B Airport Loop Dr. \ 04 EXISTING ROOF TOP EQUIPMENTS Costa Mesa, CA 92626 \ o tel. 714-825-8888 \ \ OS EXISTING AWNING TO REMAIN ° fax 714-825-8889 web www.rhainc.net \\\ 06 NEW WOOD SIDING TO MATCH EXISTING ° Michael David Robinson: C-20731 \ 07 EXISTING PATIO AND STOREFRONT TO REMAIN John Steven Hill: C-23553 \ o \\ 08 EXISTING STOREFRONT TO REMAIN o This document, and the ideas and designs incorporated here—in, as an instrument of professional service, is the property of Robinson Hill Architecture, Inc, (rho(, and is NOT USED ° not to be used In whale or in part, for any other project \ ^' without the written outhorimtion of rho. This document is ° not to be reproduced and/or modified in any way, nor \\ QF 0 EXISTING TRASH ENCLOSURE TO REMAIN shall any reproduction of this document be modified o without the prior written consent of rho. EXISTING SIGNAGE TO REMAIN o This document has been prepared to describe proposed new work and does not necessarily represent as—built or V ° eaisling conditions. The Architect does not warrant, In any way, the accuracy of this information and shall not be responsible for any discrepancy between this document ° and the existing conditions. 04 07 04 04 01 03 OS Project Name/Type EXISTING BUILDING EXISTING BUILDING ° ° ° - - - - - - - --- -- - - - - - - - - - - - - - - - - - - - - - - - - - - -i- -- - - - - - - -- -- - - - -- -- - - Z ° ° O ° M \ 0 Cf) C-0 \ Z ~ N rn \ W U PEDESTRIAN MALL ° � z ^ ° W Q 2 w Q IL z W m 02 06 08 o W O c) W 0 ° 0 0 NZ FRONT/ SOUTH WEST ELEVATION SCALE: 1/4"=11-011 01 Client ° / / ° Stamp / o / / i o i i i o i i i i o i / i o / Submittal Dates ENTITLEMENT SUBMITTAL 03.25.16 OC / o o / 05 II 03 04 04 04 IO o / / o EXISTING BUILDING EXISTING BUILDING ° ° 0 ° ° Rev. Description Date i i ° / / / o / ° / / ° / C i ° i i PEDESTRIAN MALL ° 6' ° Job Number: ° 16R Date: 28.C1 ° Date: ° 03.25.16 ° Sheet Title: 19 —0 ° PROPOSED EXTERIOR ELEVATIONS ° 08 08 ° Sheet N0: REAR/ NORTH EAST ELEVATION SCALE: 1/4"=11-011 02 KEYNOTES ° A2n0 22� PA2016-067 Attachment No. PC 8 - Project Plans 01 NEW LOCATION OF EXISTING SIGNAGE ° 000 02 NEW STEEL AND GLASS STOREFRONT SYSTEM TO MATCH EXISTING o robinson hill architecture, inc. STOREFRONT 03 EXISTING ROOF LINE o A California Corporation 3195—B Airport Loop Dr. 04 EXISTING ROOF TOP EQUIPMENTS ° Costa Mesa, CA 92626 ° tel. 714-825-8888 fax 714-825-8889 OS EXISTING AWNING TO REMAIN 0 web www.rhainc.net 06 NEW WOOD SIDING TO MATCH EXISTING ° Michael David Robinson: C-20731 07 EXISTING PATIO AND STOREFRONT TO REMAIN ° John Steven Hill: C-23553 ° 0$ EXISTING STOREFRONT TO REMAIN ° This document, and the ideas and designs incorporated here—in, as an instrument of professional service, is the property of Robinson HIII Architecture, inc. (rho), and is 09 EXISTING ELECTRICAL ROOM T REMAIN not to be used in whole or In part, for any other project without the written authorization of no, This document is ° not to be reproduced and/or modified in any way, nor 10 EXISTING TRASH ENCLOSURE TO REMAIN shall any reproduction of this document be modified © without the prior written consent of rho. \ FI-11 EXISTING SIGNAGE TO REMAIN a This document nes been prepared to describe proposed 08 OS 08 03 04 08 04 04 04 04 OS \\ 04 new work and does not necessarily represent as—built or ° existing conditions. The Architect does not warrant, In any way, the accuracy of this information and shall not be responsible for any discrepancy between this document ° and the existing conditions. \\\ EXISTING BUILDING ° \\ ° Project Name/Type \ ° \ ° \ \ ° \ \ \ \ \ M \ z z N El LE Ell] PEDESTRIAN MALL 0 LE (> 00 / ® ® ° W Q = O - U Q � � LU z w Om 0- �J -o99 ° vM 0 W , JCID Oo 0 0 z SIDE/ SOUTH EAST ELEVATION SCALE: 1/411=11-011 01 Client ° ° ° ° ° Stamp ° ° ° ° a ° ° 0 ° Submittal Dates ° ENTITLEMENT SUBMITTAL 1 03.25.16 ° ° ° ° ° 0 ° ° ° Rev. Description Date ° ° ° ° ° ° ° ° ° ° ° Job Number: ° 16RHA628.C1 ° Date: ° 03.25.16 ° Sheet Title: ° PROPOSED EXTERIOR ELEVATIONS ° Sheet NO: KEYNOTES 0 All 22g Planning Commission - October 6, 2016 Item No. 5a Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Dori Deli Support Letter From: Carlo Terranova [mai Ito:carlonova()vahoo.com] Sent: Tuesday, October 04, 2016 11:06 AM To: Zdeba, Benjamin Subject: Dori Deli Support Letter Dear Mr Zdeba: My name is Carlo Terranova. I am 44 years old and I am a resident of 110 22nd Street. Our single family home is located directly behind the Dory Deli. As a matter of fact, my rear door faces the back of the Dory Deli and I am one of the closest residents. The owners of the Dory Deli did community outreach and contacted their neighbors to discuss their proposed plans to expand the existing operations and add a liquor license. I would like to offer my full support for the project. I enjoy the downtown/community feel of the Peninsula and, not only support the proposed project but, look forward to frequenting the establishment after the project is completed. Dori Deli is the right type of high quality service we want near the pier. I have spoken to many of the neighbors and they feel the same way as I do about the project. Before the Dory Deli operators took over the location, our immediate area was poorly maintained, dark and housed many homeless people in our alleyway and along the boardwalk. The Dory Deli operators took it upon themselves to not only clean up their establishment but also the adjacent areas as well. They added plenty of lighting to the alleyway and regularly clean and police the block. They added expensive commercial lighting to their own properties and spent their own funds to install lighting onto their neighbors properties as well; this project is a benefit to the community. We need to give good operators the tools to succeed and continue to improve this area. I urge you and the members of the Planning Commission to approve this project! Sincerely, Carlo Terranova t Planning Commission - October 6, 2016 Item No. 5b Additional Materials Received Dory Deli Expansion (PA2016-067) From: Korre Harding Long <Korrehartlong@aol.com> Sent: Tuesday, October 04, 2016 5:18 PM To: Zdeba, Benjamin Subject: Dori deli expansion Follow Up Flag: Follow up Flag Status: Flagged To whom it May concern I am in complete support of the deli dori's expansion. Since this restaurant has been a part of the Newport area I feel as if it has been cleaner, more productive and less chaotic. I feel More comfortable walking down on the boardwalk because more civilized and motivated people are down around this area.At times the homeless and drunk people have been a deterrent, but knowing that the deli is there and its employees I feel safe and more protected.This restaurant has added to a Morw aesthetic and safer environment. Please let them expand in any way they want.They are an asset to our community. Korre h long Newport Resident 207 la jolla drive Newport Beach ca 92663 Sent from my Whone t Planning Commission - October 6, 2016 Item No. 5b Additional Materials Received Dory Deli Expansion (PA2016-067) From: Cortney Collyer <cocollyer@gmail.com> Sent: Wednesday, October 05, 2016 9:41 AM To: Zdeba, Benjamin Subject: Dory Deli Expansion Dear Mr. Zdeba, I am a resident of Newport Beach, currently living on 34th Street, and I am writing today in support for the Dory Deli Expansion at 2108 %West Ocean Front. Our 34th street block is home to many families,young and old, that have lived in the neighborhood for decades and they were all thrilled to hear about the possibility of expanding the Dory Deli. Not only does the Dory Deli serve delicious fresh food and have a warm welcoming environment, it has also been a hub for community outreach projects. Earlier this year my neighbors and I participated in a beach clean- up that was hosted by the Dory Deli. This was an incredible event that not only brought our neighborhood out, but connected us with many others. The owners of the deli have done an incredible job in cleaning up this area and their renovations have been beautiful. We love walking down to the pier, having a bite to eat and enjoying the new Ben Carlson statue. It is projects like these that will make Newport Beach more and more family friendly. I whole heartedly support the expansion of Dory Deli. Thank you for your time and consideration in this matter. Sincerely, Cortney Collyer 21934 th Street Newport Beach, CA i Planning Commission - October 6, 2016 Item No. 5b Additional Materials Received Dory Deli Expansion (PA2016-067) From: Genova <genova05@att.net> Sent: Wednesday, October 05, 2016 10:03 AM To: Zdeba, Benjamin Subject: Dory Deli Expansion Good Morning Mr. Zdeba, My name is Sequoyah Genova and my family of five and I live in Newport Beach on the peninsula, on Fernando Street. We spend every weekend enjoying this slice of paradise we get to call home. We were so happy when Dory Deli opened last year. The area along this strip of the boardwalk was in dire need of family friendly options. It also needed to be cleaned up. It was dirty and full of homeless people. I would be scared to walk though the area at night. When Dory came, we saw this as a start of a new trend. Not only did they open a beautiful restaurant, but they served delicious, healthy food. Further, they immediately entrenched themselves into the community by partnering with other businesses and hosting beach clean-ups and other events which brought this neighborhood together. My sons and I have participated in these beach clean-ups, which are fun and teach the importance of taking care of and respecting our beautiful coasts. We have met other families and made new friends at these events as well. There has been a noticeable change in the type of people that frequent this area. The expansion of the restaurant would attract more families and business people to the this area who would be spending precious tax dollars that would obviously be another bonus. The owners and operators of Dory care very much about this charming area and preserving and improving it. After reviewing their proposed plans for expansion, I feel confident that this will only benefit our community even more. They have already invested so much in this area and will continue to do so. With the increase in families visiting this beautiful area, other businesses will hopefully be enticed to move here and continue the momentum. I am in full support of this project and this business. I sincerely hope you and the members of the Planning Commission make the right decision for our community and vote to approve this proposed expansion. Thank you so much for your time and consideration. Sincerely, Sequoyah Genova t Planning Commission - October 6, 2016 Item No. 5b Additional Materials Received Dory Deli Expansion (PA2016-067) From: Debbie.Shepherd <Debbie.Shepherd@knobbe.com> Sent: Tuesday, October 04, 2016 5:29 PM To: Zdeba, Benjamin Subject: Dory Deli Follow Up Flag: Follow up Flag Status: Flagged Hi, I am a homeowner in Newport Beach and live at 1601 Warwick lane. I support the Dory Deli Expansion. Thanks, Debbie Shepherd NOTICE: This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient,please contact the sender by reply email and destroy all copies of the original message. i Planning Commission - October 6, 2016 Item No. 5b Additional Materials Received Dory Deli Expansion (PA2016-067) From: Mike Glenn <michael.glenn@devion.com> Sent: Tuesday, October 04, 2016 9:02 PM To: Zdeba, Benjamin Subject: Dory Deli Follow Up Flag: Follow up Flag Status: Flagged Hi Ben, I wanted to add my personal voice of support for the Dory Deli expansion proposal as well as a voice that isn't even being supported by its owner: to not eliminate their existing property rights of 2am. I do understand that the owners are open to compromise to meet the current political environment, but it always seems so tragic each time property owners lose some rights just because they ask for rights that others already have. I don't claim to know the job you do-- indeed, I just own a software development company and have virtually no experience in building or planning. However, I do ask that you look at the beautiful record that the owner has set forth, even if he doesn't claim it for himself. The Stag was originally purchased,remodeled, and converted into "The District". The owner heard complaints from locals that they missed the old interior, and particularly the name. At very considerable personal expense, he renamed the establishment and redecorated it with many of the original items that were removed-- which he had stored, also at great personal expense. The Dory Deli is a beautiful spot on the beach and a great way to feed patrons-- especially late at night. As you can imagine, with all of the other alcohol serving establishments nearby, the comparably puny footprint of Dory Deli is not going to be adding any measurable amount of alcohol into the zone. It will, however,be able to provide food. And providing that food is a very key part of keeping alcohol-related problems to a minimum. I'm fairly certain that-- like myself-- you were once 21 years old. :) I'm sure you have seen how irritable people can get when they are hungry-- let alone had a few beers and are hungry. The peninsula has a sad but true food cut-off time at 9pm. The only place that I am aware of which is open much past that is Cruiser's down by the Balboa Pier. It would be very nice to have the option to eat late for those people who live in the area and pull a late-night shift at work. Besides-- again-- with the exceptionally small footprint of the Dory Deli compared to virtually any other place that serves alcohol in the area, I really do not see this as being a problematic spot in any capacity. Not to "throw shade" at either the people who can or cannot afford it, but the prices in newer establishments tend to be rather steep, so the problematic crowds are generally non-existent. I know you will come to a fair decision but I wanted to make sure that you did hear my opinion on it as a former long-time resident of Balboa Peninsula, and hopefully I painted a well articulated view of mine on everything. i Planning Commission - October 6, 2016 Item No. 5b Additional Materials Received As you may know, I am a free-market advocate so I do believe that if the marke®dvgsuek✓@*tlnpiv igRA2016-067) people simply won't show up. However, if there is a demand for something that is open late, I think we should allow a vendor to fill that void. Thanks so much for your time and consideration, Mike 949.229.0096 2 Planning Commission - October 6, 2016 Item No. 5b Additional Materials Received Dory Deli Expansion (PA2016-067) From: John Genova <john.genoval@icloud.com> Sent: Wednesday, October 05, 2016 8:57 AM To: Zdeba, Benjamin Subject: Dory Restaurant Dear Mr. Zdeba, I understand there will be a hearing soon to decide on extending the operating hours and menu to include dinner at the Dory Deli. Please know, I love this restaurant and bring clients frequently to enjoy the local culture of Newport Beach. I hope you will consider granting these requests so this Newport'treasure' will be exposed to more people. Thank you for your understanding. Enjoy, John C Genova, Sr. Coldwell Banker/Previews International 840 Newport Center Drive, Suite 100 Newport Beach, CA 92660 949 293 7701 Thank you for your referrals. I can assist anywhere in the world with our Coldwell Banker network, insuring you and or your friends will receive excellent care and service. NOTE: NEW OFFICE ADDRESS t Planning Commission - October 6, 2016 Item No. 5c Additional Materials Received Dory Deli Expansion (PA2016-067) From: Robert Compean <robert@urbanstreetprops.com> Sent: Wednesday, October 05, 2016 10:17 AM To: Zdeba, Benjamin Subject: Dory Deli Follow Up Flag: Follow up Flag Status: Flagged HI Ben, I just wanted to show my support for Dory Deli expansion. It's a positive for the community. My family enjoys going there on a regular basis. Thank you, Robert Compean 2007 Galatea Terrace Irvine Terrace, CA 92625 0 t Planning Commission - October 6, 2016 Item No. 5c Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Dory Deli expansion From: Greg Gabriel [mailto:aQ(c)korullc.com] Sent: Wednesday, October 05, 2016 11:02 AM To: Zdeba, Benjamin Subject: Dory Deli expansion To whom it may concern, I am writing an email in support of the Dory Deli expansion. I am 31 years old and have been a Newport Beach residence my whole life. That area has been in need of a place like Dory, where you can drink coffee, eat great food and look out at the ocean. Many of my friends go there with their families and the expansion would allow for more kid friendly seating, patio dining and a larger menu! I also know they have done some great things in the community like beach clean ups, which my niece and nephew have participated in. Thank you for your time. Regards, Gregory Gabriel 949 375 0544 i Planning Commission - October 6, 2016 Item No. 5c Additional Materials Received Dory Deli Expansion (PA2016-067) From: rachael gabriel <raegabriel@earthlink.net> Sent: Wednesday, October 05, 2016 10:25 AM To: Zdeba, Benjamin Subject: Dory Deli Expansion Dear Mr.Zdeba and Members of the Planning Commission, I am unable to attend tomorrow's meeting so I want to express my full support of the Dory Deli's request to expand their business. As a 45 year resident on the peninsula I have been greatly appreciative of the deli since its opening.It is exactly what this peninsula needs more of. The owners have shown high regard not just for the immediate area but also throughout the community. They manage to bring charm, clean food and a smart ambiance,rejuvenating some otherwise tired spots. They've hired and trained incredible staff as well. Dory is the kind of place ANY and EVERY one is able to patronize....simply classic,with focus on community!! As I watch some of the more abominable growth here on the peninsula and nearby Mariner's Mile explode in our faces, places like the Dory bring comfort and remind me/us that there are still respectful proprietors with more than profit in mind. Dory is a great respite on our oceanfront. It deserves a little more elbow room,not to shove its neighbors away,but to welcome locals and visitors alike. It is setting a great standard for living the way this peninsula used to be,with each other in mind. Please give Dory the dance floor! Thank you, Rachael Gabriel resident 1 Planning Commission - October 6, 2016 Item No. 5c Additional Materials Received Dory Deli Expansion (PA2016-067) Biddle, Jennifer Subject: FW: Dory Deli -----Original Message----- From: Brent Ranek [mailto:brentranek@yahoo.com] Sent: Wednesday, October 05, 2016 11:26 AM To:Zdeba, Benjamin Subject: Dory Deli I want to offer my support for the Dory Deli expansion. As a home owner and patron the expansion will benefit the city and it's residents. I have looked at the plans and look forward to seeing it. Thanks much, Brent 1 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Support Letter for Dory Deli Expansion Attachments: Support Letter for Dory Deli.pdf From: James Lehigh [mailto:iameslehiahCabamail.com] Sent: Wednesday, October 05, 2016 12:10 PM To: Zdeba, Benjamin Subject: Support Letter for Dory Deli Expansion Mr. Zdeba, Attached is a letter I wrote in support for the proposed improvement and expansion of the Dory Deli. Thank you, James Lehigh 201 E Balboa Blvd, #4 Newport Beach, CA 92661 t Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Michael McHugh <mrmchughll@gmail.com> Sent: Wednesday, October 05, 2016 3:32 PM To: Zdeba, Benjamin Subject: Dory Deli Proposal Follow Up Flag: Follow up Flag Status: Flagged Dear Ben, I am writing you to show my full support of the Dory Deli expansion proposal. I have been a Newport Beach resident my whole life, and ever since Dory Deli opened, I sense the excitement within the community and the positive impact it has had. Several of my friends and neighbors agree that it was about time delicious food and drinks were served at the pier, as my friends and I eat there on a regular basis. I believe an expansion would further excite the community and they area will become an even greater hot spot! Warm Regards, Michael McHugh 820 W. Balboa Blvd A Newport Beach, CA 92661 r Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: John Ursini <jursini@ribcompany.com> Sent: Wednesday, October 05, 2016 3:12 PM To: Zdeba, Benjamin Subject: Support for the Dory Deli Follow Up Flag: Follow up Flag Status: Flagged Ben, I'm writing to offer support for the upcoming planning meeting to discuss the application of the Dory Deli to acquire a 47 liquor license. Our family has owned 2200 w. Oceanfront (new tenant Urban Spoon coming soon and North shore Shave ice) and 2010 W. Oceanfront (Pipeline Snack shop and apartment upstairs) since 1969. We have been involved (and Started) the Newport Pier association in the 70's and continue to be active in most all matters in the Pier area. We are also the property owner of the Bluewater Grill (since 2002) My point in mentioning this is to let you know that our family has a vested interest in all that goes on, in and around the Newport pier area. Our Family members actively run both Pipeline and North shore Shave ice along with Newport rib company in Costa Mesa. When we read that Marion was asking permission to install a 47 license at the Dory Deli we offered our support. He did not come to us.The reason we reached out is that we believe Mario (and his partners) to be responsible visionaries in business and their efforts to rebrand most everything he touches has become positive for not only his self-interest but more so for the community and area he develops. He has a certain knack for not only seeing a good idea but Making a good idea work ..start to finish and then running it after the project is finished. He is hands on and works with his neighbors to solve issues often before they become issues. He seems to listen and observe before blindly asking for things that don't make sense. I believe that this ask is much of the same. I understand the concerns for a new 47 license in the Pier area. I get it. But if there is anyone,who in a short period, has proven his merit in taking run down "Bad" businesses and turned them around for everyone's benefit it's his concepts. I believe that his ask is warranted and we hope you'll side with his application. Sincerely The Ursini and Marroquin Families John Urdni Proprietor Newport&Naples Rib Company (949) 631-2110 lursini(a)ribcompany.com "We have a lot of competition, but our Ribs don't" 1 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) James Lehigh 201 E Balboa Blvd, #4 Newport Beach, CA 92661 October 5, 2016 Ben Zdeba City Planner City of Newport Beach bzdeba@newportbeachca.gov Dear Ben Zdeba: I am a resident of Newport Beach for the past 10 years. I am writing this letter to support the proposed expansion and improvement for the Dory Deli. I have reviewed all the plans and I believe the Dory Deli has always been, and will continue to be, a great and positive impact on the community in Newport Beach. Additionally, I think there is a significant demand in the community for the improvements that the Dory Deli is proposing. I live further down the peninsula, closer to the Balboa Pier, however I frequently make my way 1.5 miles from my residence to the Dory Deli because I enjoy that establishment so much. I represent a majority of my neighbors and they feel the same. I hope you can see the outpouring of support for this, and we can all benefit from, the improvement and continue to build on the success that is the Dory Deli. Sincerely, -.rte Jam ehigh Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW:In full support of expansion of Dory Deli From: Robin Sinclair [mai Ito:RobinSinclair(a5)casayouthshelter.ora] Sent: Wednesday, October 05, 2016 12:25 PM To: Zdeba, Benjamin Subject: In full support of expansion of Dory Deli Dear Mr. Zdeba: My name is Robin Sinclair and my husband is Bob Sinclair. We are Newport Beach residents, residing at 216 34`h Street. My husband and I were so excited when Dory Deli came to town, as our city was severely lacking in any sort of "downtown" area. By adding the restaurant to the pier area,we now have a beautiful destination when we go for a stroll or bike ride, where we can visit with other neighbors, and proudly take any out-of-town guests to a lovely beachside restaurant, where they can also experience the local color of Newport Beach. We love the food,the friendly staff, and the ambience, and welcome an opportunity for expansion so that more people can enjoy the sense of community that we have experienced since moving here full time in 1972. Living in West Newport is not just a place to live- it is a way of life. The pier area, now with the gorgeous statue of Ben Carlson, serves as our downtown, and Dory Deli has added to this experience in the most positive of ways. We look forward to many more strolls to the pier, and feel that this enhancement adds to the value and beauty of Newport Beach. I fully support the application for expansion, and hope that all of you do, as well. Sincerely, Robin Sinclair Executive Director 562-594-6825 ext.229 robinsinclair(&casavouthshelter.oro CASA YOUTH SHELTER 10911 Reagan Street Los Alamitos, CA 90720 www.casavouthshelter.ora The information transmitted, including attachments, is intended only for the person(s) or entity to which it is addressed and may contain confidential and/or privileged material. Any review, retransmission, dissemination or other use of, or taking of any action in reliance upon this information by persons or entities other than the intended recipient is prohibited. If you received this in error, please contact the sender and destroy any copies of this information. 1 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Support for Dory Deli Expansion Attachments: Scanned from a Xerox Multifunction Printer.pdf From: Holthouser, Nathan @ Newport Beach [mailto:Nathan.Holthouser(0)cbre.com] Sent: Wednesday, October 05, 2016 12:47 PM To: Zdeba, Benjamin Subject: Support for Dory Deli Expansion Hello Ben, Please see the attached letter supporting the expansion of the Dory Deli. I also attached signatures from my neighborhood in support as well. Please feel free to contact me with any questions. Thanks for your consideration. Regards, Nathan Holthouser I First Vice President I Broker Lic. CA 01838616 Investment Properties I Retail CBRE I Capital Markets 3501 Jamboree Road, Suite 100 1 Newport Beach, CA 92660 T 949-809-3660 1 C 949-229-2273 1 F 949-242-2865 N athan.Holth ou ser(cDcbre.co m 1 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) 10/5/16 Ben Zdeba,City Planner for Newport Beach bzbeba@newportbeach.ca.eov RE: Dory Deli Expansion Dear Ben, Dear Mr. Zdeba, I am writing you regarding the plan to expand and improve the Dory Deli. I have reviewed the plans, and feel that the Dory Deli has been and will continue to be a great addition to Newport Beach. I look forward to the type of restaurant that it will offer the community. Newport Beach needs more gourmet oceanfront dining with craft cocktails. 1 will be ecstatic if this expansion gets approved. Dory Deli has done great things for the community. In fact,they donated food for 50 people for a neighborhood event that we had in May of this year which helped raise almost$4,000 for Parkinson's disease. Furthermore, I feel that there is a community demand for what the business is planning to offer. I live at 106 7`h Street in Newport Beach which is just about a mile from the project. I represent my neighborhood on 7th Street. Every neighbor I spoke to supports the plan to improve and expand the deli. Please also see the attached signature page with my neighborhood's support. Please do not hesitate to contact me directly if you wish to discuss further. Nathan Holthouser, Home Owner in Newport Beach 106 7"'Street, Newport Beach CA 92661 (('�� {��( Planning Commission - October 6, 2016 SNwr�- #oJ' drY (.ril ( Cx1t?SGl/1 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Printed Name Signature Address Email and or Phone# Date v � I 105 - �P m i pc � w • c� � rC�- Carte glo -, -,l0�0 �/ 7'r�V b_ t¢ 3-I h� S , 3 3 To 08 7+h st 92S - s 1 F5 - �to6a 10 - 2 - OCU1111', N e log -7�0 S a97,z—E000 10-2--r6 V1,14300 04of Ilii w X4 Atie Bs$ c.? - 705a 101211r, 'Tameseht • L zo1 d.th v . #� ° \�� Itie t . <.�, 10(211 (, Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) 10/5/16 Ben Zdeba,City Planner for Newport Beach bzbeba(@newportbeach.ca.gov RE: Dory Deli Expansion Dear Mr. Zdeba, I am writing you regarding the plan to expand and improve the Dory Deli. I have reviewed the plans for expansion and I am in full support of the project. It is so refreshing to see businesses like Dory Deli investing in the community and giving our community a great option for dining. I really like that it is on the oceanfront and offers clean and good food. The expansion will only add more to the community. I hope this project gets approved. The area really needs more of establishments like Dory Deli. Thanks for your consideration. Ted Alexakos, Newport Beach Resident 5905 Seashore, Newport Beach CA Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) 10/5/16 Ben Zdeba, City Planner for Newport Beach Chris Wilson 123 415' Street Newport Beach (Resident) RE: Dory Deli Expansion Dear Mr. Zdeba, I am writing you to show my support for the Dory Deli Expansion. I live on 415' Street and have really enjoyed going to Dory Deli since it opened. The business caters to both locals and tourists and offers a great option for everyone. I think the expansion will make the area much more desirable for eryone. 4'r Chris Wilson Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Dory Deli and the enhancement of Newport Beach From: Ronnie Weinstein [mailto:ronnie(alnewi)ortbeachmediation.com] Sent: Wednesday, October 05, 2016 12:54 PM To: Zdeba, Benjamin Cc: Ronnie Weinstein Subject: Dory Deli and the enhancement of Newport Beach Dear Mr. Zdeba, My name is Ronnie Weinstein and I am fortunately or unfortunately involved in a tremendous amount of charity/free work here in the City of Newport Beach. I have lived on Balboa Island, Lido Isle and currently reside in Dover Shores with my wife, Cathy and our 11 year old son, Britton. Enough about me. The purpose of my email to you is to share my love for the Dory Deli on the Peninsula and to lend my support on behalf of their efforts in the enhancement and beautification of what truly represents the foundation of Newport Beach. These owners exemplify what we wish all of Newport would bring to the table. They have been good, responsible and cooperative operators that ask for very little in return while helping to insure that Newport continues to evolve in a positive way. They are personally involved in fund raising campaigns within the NMUSD system and have also conducted beach clean ups to help keep our city beaches pristine. These are the type of owners we want to take root in our city. If my understanding is accurate Dory Deli is looking to create a more complete dining experience by serving breakfast, lunch and dinner in a true family environment. We need more establishments of this nature in that general vicinity. If the concern is the request of the "full bar", I would like to state that the finest restaurants around the city offer service of this nature and primarily having such a facility does not normally lead to drunk and disorderly conduct. The reality is that we have far too many "stand alone" bars that are the true culprits for inciting this type of behavior. Point is that this "bar behavior" has already left the barn. My feeling is that as each of these stand alone bars goes out of business or is attempted to be sold we shut them down and or build true restaurants in their place. In other words, Dory Deli is one of the least of your problems here in the City. Lastly, I feel inclined to share with you that one of the Dory Deli owners lives in the Dover Shores area and is subjected to, by way of a vote by the City Council/Planning Commission, a maximum of 500 plus events annually with amplified music but also the potential of excessive alcohol use. My point is that I would be surprised if the Commission would turn down the Deli's request to expand by 400+ feet while allowing the Newport Dunes and Hyatt to conduct events that cause a far greater disturbance than that of Dory Deli. Thanks for listening, Ronnie Weinstein Newport Beach Mediation 949-219-0000 htip://nemMortbeaclimediation.com/ t Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Jacob Ullman <Jacob.Ullman@fox.com> Sent: Wednesday, October 05, 2016 1:02 PM To: Zdeba, Benjamin Subject: Dory Deli I'm writing you to let you know I am deeply in favor of the expansion of Dory Deli. I was born 43 years ago at Hoag Hospital and have lived virtually my entire life in Newport. My father owned Ullman Sails for 30+ years on 29th Street. When it came time to buy a house in the area, I elected go have my children grow up in Dover Shires despite my love of the water. I frankly thought it was a safer environment. The more that can be done to improve the peninsula, in my opinion, the better. Dory Deli is one of the few family friendly restaurants on the Peninsula and my family would welcome the expansion. We eat there frequently and even participated in their beach cleanup with my 5 year old daughter, an experience she still talks about when we go to the beach. Thanks for your time and consideration, Jacob Ullman i Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Dori Deli expansion From: Patrick Redmond [mailto:brweaselCalaol.coml Sent: Wednesday, October 05, 2016 1:19 PM To: Zdeba, Benjamin Subject: Dori Deli expansion Dear Mr. Zdeba, I understand that a public hearing will be held Thursday, October 6 2016 regarding the expansion plans of Dory Deli on West Oceanfront. My wife Nancy and I wish for you to approve and facilitate this expansion as we consider Mario Marovic's businesses to be an asset to the community. There are too few moderately priced quality eateries in this vicinity to meet the demand. Furthermore, Nancy and myself are the tenets that are being displaced as a result of the expansion and I might ad that this displacement does not generate any bad will. On the contrary, we have other retail business intrests in the area that have benefited from the dinning balance that Dory Deli has brought to the boardwalk. Let me assure you that this expansion seems timely and prudent for the overall benefit of Newport Pier's residents, businesses and visitors. Sincerely, Patrick Redmond PYS Surfrider 2122 W.Oceanfront Newport Beach, C 92663 949 233 6191 i Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: vaughanjohnson <rvaughanjohnson@gmail.com> Sent: Wednesday, October 05, 2016 1:39 PM To: Zdeba, Benjamin Subject: Dory Deli Expansion Dear Mr. Ben Zbeda My name is Vaughan Johnson, a 10-year resident of Newport Beach and a staunch advocate of the proposed Dory Deli Expansion. Throughout my 10-years of residency in the City of Newport Beach, I have witnessed much change and evolution. My vocation is that of a civil engineer specializing in land development and renewable energy, which results in a keen eye for residential and commercial improvements. It is clear that some parts of Newport Beach have undergone significant gentrification and modernization such as; Fashion Island, bayfront properties and portions of 17`x' Street. However little progress has been realized on the waterfront portions of the peninsula, especially the areas adjacent the Newport Pier. This land benefits from extraordinary views, ample parking and bountiful foot traffic, yet it is largely underwhelming in both curb appeal, culinary offerings and social havens. Dory Deli is a refreshing exception to this unfortunate reality. The aforementioned area is predominantly strewn with rundown and unkempt stores, bars and restaurants. Dory Deli, however, provides a vibrant storefront with a contemporary, open-air vibe and a nautical theme that pays tribute to the local environment. The Dory Deli offers handicapped accessible bathrooms, delicious and creative cuisine, an intangible feeling of community and(in my humble opinion) the best coffee on the Balboa peninsula. Before the advent of the Dory Deli, I can count on one hand the number of times I dined along the waterfront. Now I frequent the Dory Deli every chance I get, eager to tout its bountiful virtues to friends, family and colleagues. It is abundantly evident that the proprietors of this establishment have a compassion for the community, and foster a spirit of giving back to their patrons and the surrounding environs. This is shown by their community outreach(charitable contributions), neighborhood beautification projects (beach cleanups) and the eradication of a significant homeless problem in the vicinity. Instead of merely opening their doors to make a profit, the Owners have clearly taken additional steps to ensure that positive impacts are felt throughout the community. In this manner, the Dory Deli strives to ensure that both tourists and locals view this representation of Newport Beach in an optimal light. An expansion to the existing Dory Deli will only serve to propagate these beneficial objectives. The mindset exhibited by the Owners is exactly the sort of mentality that will enhance this area. Well-designed storefronts, 1 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received additional options for food and beverage, extra seating and increased communitpoujaBUb &0grMido (#Iwt -067) the look and feel of this region, to speak nothing of the monetary benefits resulting from supplementary tourism and taxes. This area of Newport Beach has the potential to be a focal point for all of Southern California, and projects like the Dory Deli Expansion will serve to pave the way. Please do your part to facilitate this ideal utilization of land and infrastructure by approving the Dory Deli Expansion. Feel free to contact me at 949.400.9504 with any questions or comments you may have. Warm regards, Vaughan Johnson, PE, LEED AP 2 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Dory Deli From: Ryan Sharpe [mailto:rvan.t.sharoeCclamail.com] Sent: Wednesday, October 05, 2016 2:18 PM To: Zdeba, Benjamin Subject: Dory Deli Good afternoon Ben. My name is Ryan Sharpe and I wanted to reach out to you in regards to the proposed improvement and expansion plan for the Dory Deli in Newport Beach. I fully support it and I believe this is one of the cleanest establishments down on the peninsula! Having lived on the peninsula and now near Fletcher Jones, my neighbors and I have always appreciated the quality of this restaurant down there. I hope to see the expansion soon! Feel free to contact me if you have any questions. Ryan Sharpe 2134 Baypointe Dr. Newport Beach, CA 92660 (714) 654-3564 ryan.t.sharpena,gmail.com i Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Matt Genova <mgenova@arborrealestate.com> Sent: Wednesday, October 05, 2016 1:09 PM To: Zdeba, Benjamin Subject: Dory Deli- Expansion Plans Dear Mr. Zdeba... My name is Matt Genova and I am a local realtor and resident on the Balboa Peninsula. I am writing to you today to express my support for Dory Deli's expansion of their Newport Pier location. Having reviewed the plans and details of their application to the City, I can state with confidence that I fully support their efforts to continue to improve the Deli and the surrounding area. As you know,the owners have already made significant changes and with that, I have witnessed a huge swing in community pride and a tremendous upgrade of the surrounding area. No longer is the Newport Pier area a place for locals to avoid and has now become a gathering spot for friends, families and neighbors. Being a Newport Beach resident of over 25 years and having an office located in the Cannery Village, the Dory Deli has become a vital part of my personal and business life. My family partakes in their regular beach cleans up and numerous charity events benefitting several of our local schools and organizations while also being one of few choices for a healthy, family-friendly meal. Simultaneously, it has become a regular lunch spot for business meetings with clients and is a selling point that provides a shining example as to why I "sell" homes on the Peninsula. I cannot stress enough that projects like these do have major impacts with buyers flocking to our beaches and investing in properties. Seeing the Peninsula transform into what it is now (and continues to become) versus 20years ago is astonishing and it is projects like these that are setting the standard. Ambitious owners such as these (and the planners!) should commend themselves on pushing projects like this through as they are positively impacting our local economy while providing much needed services to our community. I will be in attendance tomorrow evening in support of the Dory Deli project and hopefully, you will agree with the sentiments above. Thanks so much for your time and for making Newport Beach an amazing place to live (and sell!). Best regards, Matt Genova t Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Matt Genova c. 949.698.2715 mgenova@arborrealestate.com BRE#01949027 2 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Vinay Jatwani <vjatwani@yahoo.com> Sent: Wednesday, October 05, 2016 2:29 PM To: Zdeba, Benjamin Subject: Dory Deli Follow Up Flag: Follow up Flag Status: Flagged Hi Ben, pleasure to meet you. I wanted to reach out as a Dory Deli patron as well as a Newport Beach resident. My family and I are big fans of the Dory Deli and my wife and I enjoy taking our kids there given it's laid back atmosphere and amazing location. I understand the Dory is looking to expand and extend their hours so I wanted to be sure to send in my support for this change. Oceanfront dining is a rarity in Newport so to be able to have an opportunity to frequent the Dory even more given the expansion plans is something I/my family are excited to see! On a side note, my boys and I participated in the beach clean-up that Dory held earlier this year. To see the owners active in helping our local community meant a lot to me but the opportunity to share this experience on multiple levels with my boys (entrepreneurs giving back, community outreach, environment protection) is something I can't rave enough about. Thank you, Vinay Jatwani t Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Kim Ly <kimannly@gmail.com> Sent: Wednesday, October 05, 2016 3:54 PM To: Zdeba, Benjamin Subject: Dory Deli - Proposed Plans Attachments: Letter to Ben - Dory Deli.pdf Follow Up Flag: Follow up Flag Status: Flagged Hi Ben, Attached please find a letter regarding the proposal for Dory Deli,Newport Beach, CA. Thank you, Kim Ly i Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Kim Ly <kimannly@gmail.com> Sent: Wednesday, October 05, 2016 3:54 PM To: Zdeba, Benjamin Subject: Dory Deli - Proposed Plans Attachments: Letter to Ben - Dory Deli.pdf Follow Up Flag: Follow up Flag Status: Flagged Hi Ben, Attached please find a letter regarding the proposal for Dory Deli,Newport Beach, CA. Thank you, Kim Ly i Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Ben, I wanted to write to show my support for Dory Deli's proposed expansion. As a resident of Newport Beach and living in close proximity to Dory Deli, I have seen the positive impact the business has had on the community. I have reviewed the plans and believe they will make improvements to the space and help further build the community. I know many of my Newport Beach neighbors share my sentiments and feel there's an overall strong community demand for what Dory Deli is proposing. If you have any questions or need further feedback, please call me anytime on my cell (949)307-8319. Respectfully, 1*1i9AAVee Dan Blackwell 108 E.7'h Street Newport Beach, CA 92661 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Carolina Ibarra <Carolina@Rich-McHugh.com> Sent: Wednesday, October 05, 2016 4:07 PM To: Zdeba, Benjamin Subject: Dory Deli Attachments: 20161005160540266.pdf Follow Up Flag: Follow up Flag Status: Flagged HI Ben, Please find a support letter for Dory Deli . Thanks, Carolina Ibarra Coldwell Banker Beachside Realtors Rich McHugh 714 969 6100x108 1 Planning Commission - October 6, 2016', Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) October 5, 2016 To whom it may concern, We wanted to write this letter to show our support for Dory Deli's proposed expansion. As a proud long term resident of Newport Beach and lives within proximity of Dory Deli,we have seen the positive impact the business has had on the community. The proposal for expansion to make a more desirable bar/ restaurant on the beach seems like a great idea. This will help further build the community. We feel that there's a strong overall community demand for what Dory Deli is proposing and know that our neighbors share our opinion. If you have any questions or need further feedback, please call me anytime on my cell (714) 425-8441. Sincerely, C- Rich &Theresa McHugh 4809 Seashore Drive Newport Beach, CA 92663 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Walter Rasic <wrasic@WARasic.com> Sent: Wednesday, October 05, 2016 4:22 PM To: Zdeba, Benjamin Subject: Dori Deli Expansion Hi Mr. Zbeda, My name is Walter Rasic and I have been a Newport Beach resident for the past 20 years. It is my understanding that tonight the Dori Deli expansion will be presented in front of the Newport Beach City Council for board approval. As a frequent customer of the Dory Deli I think it's wonderful that the current ownership is trying to invest more money to expand more oceanfront dining and seating for our community to enjoy such a wonderful view and establishment. With limited oceanfront dining already in the City the expansion will allow additional capacity for the local residents. Also the expansion will clean up the adjacent building, provide additional ADA bathrooms, and expand the current breakfast and dining menus. I think it's important when business owners are interested in spending additional capital to expand enterprise and clean up older dilapidated buildings that the local community and counsel support such initiatives. Certainly cleaning up and modernizing our City is a positive impact for our community and a win win for the residents of Newport Beach. I look forward to hearing about the board approval tonight and if you have any questions please don't hesitate to contact me. Sincerely, Walter Rasic 8 Fiore Newport Coast, Ca 92657 Walter Rasic Jr. W.A. Rasic Construction Company, Inc. 4150 Long Beach Blvd. Long Beach, CA 90807 Tel: (562) 928-6111 ext. 2306 Fax: (562) 928-7339 Cell: (310) 864-1228 wrasiccd)warasic.com www.warasic.com .ML GENERAL ENGINEERING CONTRACTOR NOTICE: This communication may contain confidential, proprietary or legally privileged information. It is intended only for the person(s) to whom it is addressed. If you are not an intended recipient, you may not use, read, retransmit, disseminate or take any action in reliance upon it. t Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Please notify the sender that you have received it in error and immediately delete the entire communication, including any attachments. W.A. Rasic Construction Company does not encrypt and cannot ensure the confidentiality or integrity of external e-mail communications and, therefore, cannot be responsible for any unauthorized access, disclosure, use or tampering that may occur during transmission. This communication is not intended to create or modify any obligation, contract or warranty of W.A. Rasic Construction Company, unless the firm clearly expresses such an intent. 2 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Deltondo, Peter <Peter.Deltondo@marcusmillichap.com> Sent: Wednesday, October 05, 2016 4:15 PM To: Zdeba, Benjamin Subject: RE: Dory Deli Expansion Attachments: 2781_001.pdf Ben, Please see attached for my thoughts on the expansion of Dory Deli in the City of Newport Beach, CA. Thanks, Peter Deltondo Vice President of Investments Net Leased Retail Group, Director Marcus & Millichap (949)419-3200 ext. 3267 19800 MacArthur Boulevard (949)419-3210 fax Suite 150 (949)698-2609 mobile Irvine, CA 92612 peter.deltondo@marcusmillichap.com 1 Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) October 5, 2016 Ben Zbeda City Planner for Newport Beach 100 Civic Center Drive Newport Beach,CA 92660 RE: Dory Deli Improvements and Expansion Dear Mr. Zbeda: I am writing you regarding the plan to expand and improve the Dory Deli. After reviewing the plans I feel that it will be a positive asset to our community. I have felt for quite some time that Newport Beach needs more unique restaurants like Dory Deli that offer food and cocktails. I am a regular customer at this restaurant and I feel that this expansion will only make it even better. I hope that you will approve this project. Peter Deltondo 308 Lugonia Street, Newport Beach, CA Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) From: Zdeba, Benjamin Sent: Wednesday, October 05, 2016 4:40 PM To: Biddle,Jennifer Subject: FW: Dory Deli Expansion Attachments: Letter to Newport Beach.pdf Follow Up Flag: Follow up Flag Status: Flagged BEN Z. X3253 From: George Felix [mailto:aeeeorae99(ci)omail.com] Sent: Wednesday, October 05, 2016 4:39 PM To: Zdeba, Benjamin Subject: Dory Deli Expansion Hi Ben, Please see attached letter in regards to the proposed expansion of Dory Deli. Thank you. George Felix (714) 926-2202 i Planning Commission - October 6, 2016 Item No. 5d Additional Materials Received Dory Deli Expansion (PA2016-067) Ben, My name is George Felix and I am a Newport Beach resident. I am aware of Dory Delis desire to expand their space and obtain a full liquor license and I wanted to send my full support for their proposal. Not only is Dory Deli a reputable and professional business, its' modern, trendy yet casual ambience makes it a great presence on the boardwalk and a great representation of the city. The expansion/improvements would be welcomed and appreciated. Sincere George Felix (714)926 2202 1210 Park Newport#212, Newport Beach, CA 92660 Planning Commission - October 6, 2016 Item No. 5e Additional Materials Received Dory Deli Expansion (PA2016-067) Subject: FW: Dory Deli + We Are Ocean From: Jack Shimko rmailto:iack(cbweareocean.ora] Sent: Wednesday, October 05, 2016 6:00 PM To: Zdeba, Benjamin Subject: Dory Deli + We Are Ocean Dear Ben, My name is Jack Marshall Shimko and I am the Founder and Director of We Are Ocean, an Orange County based non-profit organization that provides ocean-based programming, recovery camps and experiences for cancer patients and survivors. I am writing this email to show my support of the Dory Deli expansion in Newport Beach. I have had the pleasure of working with Mario Marovic and Andrew Gabriel since 2013. To date they have generously hosted numerous fundraisers for We Are Ocean and have helped raise over $50,000 for cancer patients across the country. With the help of Dory Deli, Mario and Andrew we were able to send 50 cancer patients to CAMP 'WE ARE OCEAN' last summer. Camp WAO is a life changing cancer recovery camp located on Catalina Island. Together, the patients get to paddle board, canoe, sail, fish, snorkel and most importantly connect with other people that are facing the dark world of cancer and the treatments associated with it. Next month Dory Deli is hosting a fundraising event that will screen a film called "Between Two Harbors" showcasing our cancer recovery camp on Catalina Island and the work that we do in Newport Beach. The fihn has received amazing reviews, awards and was funded by our local community. Most recently the film won "Best in Festival" and "Best Documentary" at the prestigious Cat Film Film Festival. With continued support from the Dory Deli, Mario, Andrew and our local communities and small businesses alike, We Are Ocean cancer recovery camps will be able to live on forever! Its people like Mario and Andrew that help shape our community and provide support for community members in need. Thank you for your time and please feel to contact me directly with any questions, Jack Jack Marshall Shimko Founder/Programming Director We Are Ocean 949.610.4376 iack(a),wea reocean.ora Learn mare about We Are Ocean: WAO Past WAO Survivor Guide WAO Recent Press WAO Online Store WAO Film i Planning Commission - October 6, 2016 Item No. 5f Additional Materials Received Dory Deli Expansion (PA2016-067) From: Zdeba, Benjamin Sent: Thursday, October 06, 2016 12:46 PM To: Biddle,Jennifer Subject: FW: 20 year resident of Orange County writing in support for the expansion of Dori Deli Follow Up Flag: Follow up Flag Status: Flagged BEN Z. X3253 From: louise larsen [mailto:lolaocworkCalamail.coml Sent: Thursday, October 06, 2016 12:38 PM To: Zdeba, Benjamin Subject: 20 year resident of Orange County writing in support for the expansion of Dori Deli Hello! My husband's work brought us to the beach front community of Huntington Beach and Newport Beach and we are writing briefly in support of the Dory Expansion! What a delight the restaurant has been for this community. We were touched with the beach clean ups and the way they have turned a less valuable spot into one that now draws valuable patronage which helps benefit all of us in the area. We have eaten at Dory's and find it's food and customer service also to be superior to other similar businesses. We just wanted you to know that we support any expansion of this company and feel it is a valuable benefit to our beloved coastline communities. Thank you for hearing us out! Louise Larsen Writer,Blogger, 714-612-9446 Facebook I Twitter I I inkedln I InstaWam Founder,director Parents Of Kids With A Severe Peanut Me&a,9,500+members Blogs I louise on the left I Parents Of Kids with a Severe Peanut AOerev 1 Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting -067) IVIN ok"15NIGM III 1h111�11 T_wxvv }• I - i-' qRk Planning x a aEwaaRT Commission Public Hearingt n u rc� s October • 2016 C9C/FO RNP Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting 067) Introduction � s. a .C'4t/FORN�P Expansion of restaurant Adjacent retail tenant space — 477 sq . ft. Change of ABC license type Type 41 to Type 47 Adjust required parking Required approvals Conditional Use Permit Operator License — issued by PD 10/o6/2016 Community Development Department - Planning Division 2 The Vue IL Wk Ar - W-0, A Iti 1 • I i� I I _ MPJ•�. .t Ct.'� ��R �;� rp� �� F•ti .�J n 1 I A''h I S yI �4�p�J�l Iry � K:Y I jF Sys'3� a , ` • •OPP �E y� (.p � 4 + uu LYS iJ. 1 ti , 4 s • .r p � r it •} � { f .. a . t i h U Planning Commission - October 6, 2016 _ Item No. 5g Additional Materials Presented at Meeting Dor Deli Expansion (P -067) r ? oc G r -?8�46 1 titi1�1ry � o, Q�, � AL1 tiY O t t`1v � R ��0014 0 mss. ` 10 I� O o ti cO J qlq ooe C Ao 'Oq � per' L�. ' M1 o00 /►' n Fq IfF \PF QO - ry0 Ap �� Op .�. • 2' PR ry4 00 P " E •F � �✓_' ter:- n� b -o- Q' ,.' �� 71 Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting 067) Background � Perry's Pizza — Use Permit No . UP16o6 (1972) No restriction on hours 20 parking spaces required Type 41 ABC License Dory Deli — Staff Approval No . SA2014-oo8 6 : oo a . m . to 2 : oo a . m ., daily 20 parking spaces required 2- parking-space credit (elimination of beauty salon) Type 41 ABC License 10/o6/2016 Community Development Department - Planning Division 6 Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting 067) Proposed Project .n .C'4t/FORN�P ■ Expand into adjacent retail space (477 sq . ft. ) ■ Construct new service bar counter Change ABC license to Type 47 Reduce allowed hours Close by 11:3o p. m ., Monday — Thursday Close by 12 :3o a . m ., Friday - Sunday Adjust parking requirement 25 spaces required 24-space credit (elimination of retail store) 10/o6/2016 Community Development Department - Planning Division 7 Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting Dory Deli Ex ansion (PA2016-067) L: Kofi f==r7. 00 01 58 Seats 3.4 Seats L �')L 8 ED El 0 F as Lf7--j Jr- -IA L, L R1 II II z ;5 L Ar 41, I H I 4T- Existing Floor Plan E31 M77rjjjj[M�mmF .............I IFE on it Inn] ELM Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting -067) General Plan ■ Land Use Element Policy LU6 . 8 . 2 "McFadden Square should be emphasized as [one of the] primary activity centers of the northern portion of the Peninsula. " Land Use Element Policy LU6 . 12 . 1 "accommodate visitor- and local-serving uses that take advantage of McFadden Square's waterfront setting including specialty retail, restaurants, and small scale overnight accommodations. " io/o6/2oi6 Community Development Department- Planning Division 10 Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting 067) Zoning Code r. Restaurant allowed in MU -W2 with CUP Project is consistent with late hours and alcoholic beverage sales considerations Police Department review Operator license required Adjustment to required parking Parking data submitted Captive market and pedestrian/bicycle activity io/o6/2oi6 Community Development Department - Planning Division 11 Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting 067) Recommendation a VS. .C'4t/FORN�P Conduct a public hearing; ■ Adopt a resolution approving Conditional Use Permit No . UP2o16- o16 07/13/2012 Community Development Department - Planning Division 12 1. 1. # a a ti M For more information contact: - Benjamin M.Zdeba,AICP 949-644-3253 — bzdebat7a newportbeachca.gov www.newport�eachca.gov Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting 067) Existing and Proposedn C'4CIFORN`P Existing Proposed Interior Seats, Net Public 58 seats, 784 square feet 64 seats, 984 square feet Area NPA Outdoor Seats, NPA 14 seats, 239 square feet 16 seats, No change Total Seats, NPA 72 seats, 1,023 square feet 80 seats, 1,223 square feet On-Site Parking Provided None No change Hours of Operation 6:00 a.m. to 2:00 a.m., 9:30 a.m. to 11:30 p.m., daily Monday through Thursday 9:30 a.m. to 12:30 a.m., Friday through Sunda ABC License Type 41 Type 47 io/o6/2oi6 Community Development Department- Planning Division sq Planning Commission - October 6, 2016 Item No. 5g Additional Materials Presented at Meeting ansion (PA2016-067) 4 I I y ' ■ J!1 O� h A H L J Td y i x Ir-It`s 1 ARv I fd a04%K ,' } § 4 O O pd' Td r.r Tei I I - i5F 1 d I I I I I fY + I 1 I g C 4 ° I n N I r Original Proposed Floor Plan Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Dory Deli Proposal for the Renovation 2108 W Oceanfront Planning Commission October 6,2016 1 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Applicant Background Andrew Gabriel Chapman University BA Managed family ice business that was founded in 1925. Fourth generation Partner in 3 restaurant locations in Costa Mesa New resident to the Peninsula 2 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) NS 1 a � s 3 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) 4 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Beach Cleanup 5 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion " 1 1. Community " . 4Hoag Hospital S•John Wayne Cancer Foundation •:•Mission Hospital ❖Newport Heights Elementary •:•Red Cross ❖Boys Hope,Girls Hope 4 We Are Ocean Cancer Foundation •:•Mariner's Elementary •:•Knights of Columbus •:•St.Joachim d•Our Lady Queen of Angels •:•Our Lady Mount Carmel Z•Movember-Team Nucleaz •:•Newport Water Polo •:•Raise Foundation Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Dory Needs Your Help •v 7 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Timeline ❖ August 25, 2015—First meeting with Planning to let them know of our expansion idea September 30, 2015—Met with Mayor Dixon October 6, 2015 —Met with Mayor Dixon and PD at Dory Deli ❖ April 2016—Sent an email with the plans and description of the project ❖ August 2016—Offered 2 alternatives to dining seats 8 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Applicant Background Mario Marovic :•USC-School of Entrepreneurship :-MBA-Marshall School of Business(USC) -:Second generation Restaurateur •:Married with two young daughters :•Lives locally :•Owns eight locations in Orange County I graduated from the USC School of Entrepreneurship. I wrote my Senior Business Plan on Opening a Restaurant/Tavern. After working for a few years, I returned to get my MBA at the Marshall School of Business. After Graduating, I moved to the Bay Area and worked for Silicon Valley Bank. However, That OLD Saying rang true: YOU DON'T KNOW WHAT YOU HAVE UNTIL ITS GONE. And that's when I realized that I really missed the Hospitality Industry. So I moved back to Orange County and followed my dream and started opening Restaurants and Taverns. I currently Live in Newport Beach with my Wife Ashlea and my two daughters Kate and Grace: Ages 4 and 7. We live in the Community, We Work in the Community and Our children go to school in the Community. So you can imagine how important it is for us to have a business that we can be proud of.... 9 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Track Record Co-Founder of the Newport Beach Bar and Tavern Association in conjunction with the NBPD Our business model is to continuously improve existing establishments Employs 300 people at eight locations, in Orange County Security Plan-Applicant authored a detailed security plan that is now being used by the NBPD for all current and future applicants. About 10 years ago I Co-Founded the Newport Beach Bar and Tavern Association in Conjunction with the Newport Beach Police Department. PD approached me and asked me to take the lead in organizing all of the Bars and Restaurants on the Newport Peninsula. I'm sure you could imagine how hard it was to organize dozens of different businesses, ask them to commit to regular meetings and then address how they can improve the ways in which they operate their businesses. IT WAS MUCH LIKE HEARDING CATS.... HOWEVER, it was a success and now we are going on 10 years of working together to improve communication for all operators, residents and city staff.. Our business Model is to continuously improve existing establishments. We have acquired underperforming businesses, and invested the CAPITAL, TIME AND EXPERIENCE NEEDED TO TURN THEM AROUND. Most restaurant operators would not be able to invest the amount of capital that we have into an business such as Dory Deli. Mainly because they would be limited to a specific lease term and have to justify the investment based on the final valuation of the business. Since we have acquired the real estate we are not tied to a specific lease term that will one day expire. We are investing in the business as well as the real estate. We are in this for the LONG TERM. Our Plan is to build a successful business that we will pass down to the next generation.. We currently employ 300 people at eight locations in Orange County 10 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) At one of our meetings with the Police Department I presented a security plan that I have been formulating with my 20 years of operating experience. My Comprehensive security plan is now used as the template for all CUP applications 10 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Why Are We Here? Improve upon an existing project by allowing the applicant the infrastructure to provide a more robust menu Better Facility = Positive Impact on the Community We are here because the Dory Deli Needs your Help. If you know anything about quality food, you will know that it is not cheap! Dory Deli is a scratch kitchen and everything is made IN HOUSE. All Sauces, Dressings, Sides, etc., and the quality of the ingredients are top notch. HOWEVER, for those of you that have seen our operation you will know that we are the definition of, "20 pounds of flour in a 10 pound bag." There is minimal storage available. The kitchen shares all of its storage and work space with the coffee and beverage program. When we acquired this property, we had permitted and started construction on what was supposed to be a very basic hamburger concept. Minimal menu, staff, infrastructure and storage required. At the same time we had submitted plans and received city approval to build A DORY DELI around the corner. Our approved plans had countertop bar seating that exceeded what we are proposing tonight and the appropriate amount of infrastructure needed for the success of this establishment. HOWEVER, the hamburger operator pulled out in the 11th hour and we thought about how great it would be to have the Dory Deli on the Oceanfront. We did the best we could with the already constructed restaurant that was supposed to be a hamburger concept. NOW WE ARE FEELING THE PINCH. The Dory was anew concept for us and after operating for almost two years we realized not only was the cost of the food very expensive, but we are dealing with very skilled and high paid kitchen staff. So not only do we need additional space, but we also need to add the bar area to be able to offer a more 11 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) complete dining experience that will subsidize the food program. This will allow us to continue to offer a high quality product with excellent service for a reasonable price. 11 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) McFadden Square Applicants Track Record m McFadden Square Applicant owns the property located at 121 McFadden Place ❖ Eliminated a 2am Liquor Store License to add food to an existing tavern. f• Converted a dilapidated 11 unit hotel that shared 3 restrooms into a luxury 8 unit complex. Converted a neglected and run-down restaurant into the Dory Deli. Applicant has future plans to rehabilitate 8 additional mixed use parcels in McFadden Square that consist of 25 apartment units and retail. We are involved in a few other properties in the McFadden Square area. As I mentioned earlier, it is our business model to continuously improve existing properties. One of these properties is121 McFadden Place. This Property was 100% leased and consisted of a 2am Liquor Store, an existing tavern that DID NOT sell food and a dilapidated 11 Unit hotel that shared 3 restrooms. NOW, many landlords would view this property as a great tenant mix. It was fully leased, with desirable entitlements and had a strong unit count. HOWEVER, We eliminated the liquor store completely and used the liquor store area to add a kitchen to the existing tavern along with full ADA restrooms. We also converted the dilapidated 11 room hotel into 8 luxury units. You saw the before and after pictures of the Dory Deli property and how that has also improved the area. If the planning commission and City staff continue to believe in me, it will give me the confidence to pursue my future renovation plans to upgrade the 25 dilapidated apartment units and clean up all of our retail units in and around McFadden Square. 12 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) How has the Dory Deli Created a Positive Impact on the Community? Eliminate a dilapidated property which beautifies the area Improved the existing facility to reflect a more upscale atmosphere Transformed a run-down restaurant into an upscale dining establishment Provide a fully accessible dining experience 4 Previously the property was not ADA compliant Regular Community Outreach ❖ Beach Clean ups and Charitable events 13 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Proposed elevation o EB l nOnu i If you look at the slide above, the area outlined in red is the area for the proposed expansion.This is 477 square feet. However, the yellow shaded area will only be 199sq. ft. of net public area. Which means that we are here to discuss the addition of 199sq. ft. to the public, which will have a zero increase to our occupancy. The remaining 278 sq. ft. will be the addition of the walk-in cooler, dry storage and relocation of the entire beverage program.This will ultimately allow the kitchen to increase all of their storage and prep areas. IF YOU LOOK AT THE KITCHEN AREA IN THE SLIDE ABOVE, YOU WILL SEE THE BLUE SHADED LITTLE RECTANGLE. That 5 foot wide stainless steel freezer top is OUR ENTIRE PREP AREA FOR THE KITCHEN. OUR STAFF ARE HAVING AVERY DIFFICULT TIME Maneuvering with the limited space available. After the expansion, the kitchen will prep area will triple and the cold storage will double. 14 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) The Menu Breakfast- :• Have the storage and prep area required to expand the existing Breakfast menu. ❖ Lunch- The Lunch Menu will not change. However, the additional prep and storage areas will make production and service more efficient Currently the Dory Deli has a limited breakfast menu due to the limited infrastructure. After the expansion, the Dory Deli will be able to offer a full, traditional breakfast menu. LUNCH read from slide 15 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Dinner ❖ Dinner will be the biggest area for improvement :• The additional storage and prep areas will allow Dory Deli to offer a formal dinner menu Dinner will transform into full table service The ability to offer a sophisticated beverage will allow Dory Deli to provide a more complete dining experience Through community outreach we have concluded that a majority of our neighbors and residents support the Dory Deli project 16 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Letter of Recommendation ee Recommended by former Police Captain and 30 year veteran of the Fullerton Police Dept.,Greg Mayes,responsible for coordinating police/community/business interaction,as specifically related to Downtown Fullerton "The success of any police/community effort relies upon the character and commitment of its City,community,and business leaders;Mario Marovic is such a leader' "Mario has lived up to his promises and exceeded expectations both personally and professionally in the Downtown business community' "I have seen firsthand what Mario can do with a historic restaurant property that had previously caused community strife.He cleaned it up,and worked with the neighbors and local government to create a winning situation for everyone," Pat McKinley,Fullerton Police Chief(Ret.) I have received Letters of recommendation from former Fullerton Police Capt. Greg Mayes and Police Chief Pat McKinley. They stated that the success of any police/community effort relies upon the character and commitment of its city, community and business leaders.. And that I have proven to be such a leader. I have lived up to my promises and exceeded expectations both personally and professionally in the downtown business community. I acquired a troubled location and turned it around. They have seen first hand what I can do with a historic restaurant property that had previously caused community strife. I cleaned it up, and worked with neighbors and local government to create a winning situation for everyone. MUCH LIKE WE HAVE RIGHT HERE IN NEWPORT BEACH.... 17 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) Restaurant Operators License ❖ Newport Beach is the only city in the County that has an Operators License for Restaurant Owners ❖ The Restaurant Operators License was implemented specifically for this type of situation S Unlike a CUP(that runs with the land), the Operators License runs with the individual operators :• The Operators License allows the city to reward responsible operators The Operators License allows the city to reward responsible operators by granting them late night hours of operation and/or maintaining existing hours when they try to make modifications to their existing businesses. It allows the planning commission to vote with a clear conscience and not have to worry about what will happen if the operator doesn't' perform or chooses to sell the business in the future. Once again, this was put in place specifically for this type of situation. We have a proven track record and have a vested interest in the community. Please vote for the Dory Deli expansion project. A vast majority of the community supports this project and If you give the community what it wants, I assure that I will continue to work towards creating a positive impact on the area. 18 Planning Commission - October 6, 2016 Item No. 5h Additional Materials Presented at Meeting Dory Deli Expansion (PA2016-067) The Dory Deli Property Circa 1930's MEAT.._ 1/ 19