HomeMy WebLinkAboutPA2021-267_20211110_Description1.11)0 HOlJSI:
NEWPORT BEACH
e
Project Description
Limited Term Permit Application
Attachment A: Project Description & Justifications
R.D.OLSON
DEVELOPMENT
Applicant proposes the following for Limited Term use for the installation of a temporary tent structure
is intended to provide protection from light rain and wind for a four-month duration during the colder
weather months. The limited duration is anticipated to begin after receiving Building Division's review
and approval for Permit Plan Check #2162-2021. The temporary tent structure will be ancillary to the
existing hotel use. The proposed structure will partially enclose the existing rooftop lounge, Topside,
and will not intensify the overall hotel use.
Justifications and Findings
A. The operation of the requested limited duration use at the location proposed and within the time
period specified 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 requested
limited duration use;
Findings in Fact
• The Limited Term Permit will allow for temporary tent structure to provide weather
protection to the rooftop deck. The tent structure will comply with all conditions of
approval from the Building Division and Fire Department. An application has been
submitted for building permit (PC#2162-2021).
• The placement of the tent structure is limited and made of a clear material to reduce the
visual conflicts with surrounding residents and businesses. The height of the tent structure
will be below the highest roofline of the existing hotel.
• Temporary tent structure will provide weather protection only to the existing rooftop and
will not alter any operational characteristics of the rooftop use or the hotel. Topside has
been in operation since April 2018 and the use has not proven to be detrimental.
• The location of the temporary tent structure at the existing rooftop deck will not displace
any use or activities existing at the hotel.
• There will be no change to the site plan or existing uses at the hotel and will be no impact to
vehicle circulation.
Limited Term Permit Application: Temporary Rooftop Tent Page 1 of 3
PA2021-267
1.11)0 I-IOlJSI:
NEWPORT BEACH
e
Limited Term Permit Application
Attachment A: Project Description & Justifications
R.D.OLSON
DEVELOPMENT
B. The subject lot is adequate in size and shape to accommodate the limited duration use without
material detriment to the use and enjoyment of other properties located adjacent to and in the
vicinity of the lot;
Findings in Fact
• The tent structure will be located on the rooftop deck venue at the Lido House Hotel for a
limited duration of 4 months and it will not conflict with any landscape or
parking/circulation areas.
• The lot is bounded by Newport Boulevard to the west, Via Oporto to the east, 32 nd Street to
the south, and the Via Lido Plaza shopping center to the north. The lot is separated from
nearby mixed-use properties (Mixed-Use Cannery Village and 15th Street Zoning District) by
32nd Street, and Via Oporto separates the lot from residential properties (Planned
Community No. PC59, Lido Villas Zoning District). All other immediately surrounding uses are
commercial. The proposed temporary tent will not contribute to increased noise levels.
C. The subject lot is adequately served by streets or highways having sufficient width and
improvements to accommodate the kind and quantity of traffic that the limited duration use would
or could reasonably be expected to generate;
Findings in Fact
• The site maintains access from Newport Boulevard and Finley Avenue. The temporary tent
structure will be located on the existing roof deck and will have no impact to vehicular or
pedestrian access to the lot. No traffic or site circulation issues are anticipated.
• The tent structure will be located on the existing roof deck with the purpose of providing
weather and wind protection to the existing rooftop venue. There is no change in the
operational characteristics of the rooftop venue or the hotel. The tent structure therefore
will not generate additional traffic or impede access to parking or loading areas.
D. Adequate temporary parking to accommodate vehicular traffic to be generated by the limited
duration use would be available either on-site or at alternate locations acceptable to the Zoning
Administrator;
Findings in Fact
• The tent structure will be located on the existing roof deck with the purpose of providing
weather protection to the existing rooftop venue. There is no change in the operational
characteristics of the rooftop venue or the hotel proposed. The tent structure therefore will
not generate additional traffic or require additional parking.
Limited Term Permit Application: Temporary Rooftop Tent Page 2 of 3
PA2021-267
1.11) 0 1-1 0 lJ S I:
NEWPORT BEACH
@
Limited Term Permit Application
Attachment A: Project Description & Justifications
R.D.OLSON
DEVELOPMENT
E. The limited duration use is consistent with all applicable provisions of the General Plan, any
applicable specific plan, Municipal Code, and other City regulations.
Findings in Fact
• The General Plan land use designation for this site is Visitor-Serving Commercial -Lido
Village (CV-LV). The CV-LV designation is intended to allow for a range of accommodations
(e.g. hotels, motels, hostels), goods, and services intended to primarily serve visitors to the
City of Newport Beach. The proposed temporary structure is accessory to the existing hotel
and rooftop venue use, will be utilized for a limited duration onsite, and will not impede the
use of the site consistent with the CV-LV designation. The temporary tent structure does not
change the characteristics of the existing rooftop venue or hotel uses. The weather
protection provided by the tent structure will allow the rooftop venue to be utilized during
colder winter months.
• The site is located in the Comm~rcial Visitor-Serving-Lido Village (CV-LV) Zoning District.
The CV-LV designation is intended to provide a range of accommodations (e.g. hotels,
motels, hostels), goods, and services intended to primarily serve visitors to the City of
Newport Beach and a fire station. The proposed use is ancillary to the existing retail use, will
be utilized for a limited duration onsite, and will not impede use of the site consistent with
the CV-LV designation. The proposed temporary structure is accessory to the existing hotel
and rooftop venue use, will be utilized for a limited duration onsite, and will not impede the
use of the site consistent with the CV-LV designation. The temporary tent structure does not
change the characteristics of the existing rooftop venue or hotel uses. The weather
protection provided by the tent structure will allow the rooftop venue to be utilized during
colder winter months.
• The site is not located within a specific plan area.
Limited Term Permit Application: Temporary Rooftop Tent Page 3 of 3
PA2021-267