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HomeMy WebLinkAboutZA2021-070 - APPROVING LIMITED TERM PERMIT NO. XP2021-020 AND COASTAL DEVELOPMENT PERMIT NO. CD2021-046 TO ALLOW A TEMPORARILY EXPANDED OUTDOOR DINING AREA LOCATED AT 3300 NEWPORT BOULEVARD (PA2021-202)RESOLUTION NO. ZA2021-070 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING LIMITED TERM PERMIT NO. XP2021-020 AND COASTAL DEVELOPMENT PERMIT NO. CD2021-046 TO ALLOW A TEMPORARILY EXPANDED OUTDOOR DINING AREA LOCATED AT 3300 NEWPORT BOULEVARD (PA2021-202) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by R.D. Olson Development (Applicant), with respect to property located at 3300 Newport Boulevard which is located at the northeast corner of the intersection of Newport Boulevard and 32nd Street on the Balboa Peninsula in the Lido Village area of the City, requesting approval of a limited term permit and a coastal development permit. 2. A request for a limited term and coastal development permit to allow a 1,000-square-foot maximum expanded dining area for up to a one (1)-year term (January 1, 2022 through December 31, 2022). The original expanded dining area (“patio”) layout was authorized by Emergency Temporary Use Permit No. UP2020-186 (PA2020-343) for The Mayor's Table Pacific Pub + Kitchen. 3. The subject property is categorized CL-LV (Visitor Serving Commercial – Lido Village) by the General Plan Land Use Element and is located within the CV-LV (Commercial Visitor - Serving – Lido Village) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is CV-LV (Visitor Serving Commercial Lido Village - [103,470 GROSS SF]) and it is located within the CV-LV (Commercial Visitor - Serving – Lido Village) Coastal Zoning district. 5. A public hearing was held on November 24, 2021, online via Zoom. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) and Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Zoning Administrator Resolution No. ZA2021-070 Page 2 of 12 09-30-21 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 Class 3 exemption includes a store, motel, office, restaurant, or similar structure not involving the use of significant amounts of hazardous substances, not exceeding 2,500 square feet in floor area or 10,000 square feet in floor area in urbanized areas zoned for such use. The proposed scope of work is a maximum 1,000-square-foot patio at an existing restaurant for up to a one (1)-year limited term and qualifies under the parameters of the Class 1 and Class 3 exemptions. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Limited Term Permit In accordance with Section 20.52.040(G) (Limited Term Permits) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. The operation of the 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, nor 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; Facts in Support of Finding: 1. The limited term permit will allow an extended and expanded outdoor dining patio (patio) for up to a one (1)-year term while the City reconsiders its parking requirements related to food service uses. The existing food service use (i.e., restaurant) is authorized through Use Permit No. UP2016-015 (PA2016-061) which allows a restaurant within the larger Lido House Hotel development. 2. The patio has not posed a hazard to the general welfare of persons residing in the area since it was placed during the COVID-19 pandemic in 2020 through an Emergency Temporary Use Permit (ETUP). ETUP No. UP2020-186 (PA2020-343) authorized two (2) large outdoor tents (approximately 900 square feet of patio area) within an existing outdoor area of the Lido House Hotel. The current request will increase the size of the patio by 100 square feet and relocate it to the wood ipe deck approximately 50 feet to Zoning Administrator Resolution No. ZA2021-070 Page 3 of 12 09-30-21 the south. The operation of the expanded dining area is limited to up to a one (1)-year beginning January 1, 2022, through December 31, 2022, and has been reviewed and conditioned to preclude any detriment to the general welfare of the area. 3. Outdoor dining areas are common within the Lido Marina Village and have been used at the subject property during similar hours in the past. The use has not proven detrimental. Furthermore, the patio was reviewed by the Code Enforcement and Water Quality Division and there were no on-going issues identified as part of their review. 4. The existing hours of operation for the restaurant are 6:30 a.m. through 10 p.m., daily. The patio would also close by 10 p.m., daily, as required by Condition of Approval No. 4. 5. A condition of approval related to heaters is incorporated as Condition of Approval No. 26. The proposed patio area will also be covered with a tent and must comply with the fire requirements outlined in Condition of Approval No. 27. 6. The proposed operation is conditioned to be accessible to all persons, including those with disabilities, in accordance with the Americans with Disabilities Act (ADA). 7. The permitted use shall adhere to applicable State of California and Orange County Health Care Agency guidelines for the safe operation of the use. It is the responsibility of the permittee to implement and follow industry-specific guidance of the State of California and the Orange County Health Care Agency guidelines. 8. The permitted use must be operated in compliance with applicable State Department of Alcoholic Beverage Control (ABC) requirements. 9. The plan includes appropriate delineation of outdoor use spaces with physical barriers or markers. 10. The expanded dining area will not impede pedestrian coastal access since this is an inland property adjacent to Newport Boulevard. The subject property does not abut a beach or the waterfront. Finding: 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; Facts in Support of Finding: 1. The subject lot is approximately 5.4 acres in size, relatively flat, and adjacent to Newport Boulevard. The site is developed with the Lido House Hotel. The proposed patio for the restaurant is to be located on a wood ipe deck, adjacent to a large grassy area, on the west side of the property along Newport Boulevard. Based upon the site plan, there is adequate area to accommodate the patio without impacting pedestrian circulation.. Zoning Administrator Resolution No. ZA2021-070 Page 4 of 12 09-30-21 2. The immediately surrounding uses are primarily nonresidential with the nearest residential zoning district over 250 feet away, across Newport Boulevard. The patio is not anticipated to impede the use and enjoyment of the properties in the area. Finding: 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; Facts in Support of Finding: 1. The subject lot is accessed from Newport Boulevard and Finley Avenue. A surface parking area with approximately 148 stalls is provided on-site. The proposed patio does not result in a loss of parking and negative impacts to vehicle circulation are not anticipated from the continued use of the patio. 2. The City is also undergoing an analysis of parking rates including rates related to food service and outdoor dining. Findings and recommendations of this study are anticipated by December 2021 and may inform a future conditional use permit amendment for outdoor dining areas. Finding: 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; and Fact in Support of Finding: 1. The existing restaurant with permanent outdoor dining has operated at the subject property since 2018. The existing surface parking lot has historically served as the primary parking supply for patrons. The surface lot is expected to adequately accommodate the temporary use for up to a one (1)-year term. Finding: E. The limited duration use is consistent with all applicable provisions of the General Plan, any applicable specific plan, the Municipal Code, and other City regulations. Facts in Support of Finding: 1. The CV-LV (Visitor Serving Commercial – Lido Village) General Plan category is intended to allow for a range of accommodations (e.g., hotels, motels, hostels), goods, and services intended to primarily serve visitors to the City of Newport Beach. The patio is accessory to the existing restaurant within the larger hotel site. The patio will be enjoyed by guests of Zoning Administrator Resolution No. ZA2021-070 Page 5 of 12 09-30-21 the hotel and visitors to the City, which is consistent with the General Plan. The patio will also be used by residents of the City. 2. The CV-LV (Commercial Visitor - Serving – Lido Village) Zoning District provides 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 CV-LV zoning district allows food service uses and the expanded dining area is a temporary use, authorized with a limited term permit. 3. The Limited Term Permit for expanded outdoor dining would complement and be consistent with the other commercial uses permitted within the CV-LV Zoning District of the Lido Marina Village in that it provides amenities that support visitors to the area and provides a social gathering place for those who live and work in the neighborhood, consistent with General Plan Land Use Element Goal LU2, below. Additional benefits include providing opportunities for the continuation of local businesses that generate sales tax and provide opportunities for employment, which is consistent with General Plan Land Use Element Policy LU 2.4 (Economic Development), also copied below: Goal LU 2 A living, active, and diverse environment that complements all lifestyles and enhances neighborhoods, without compromising the valued resources that make Newport Beach unique. It contains a diversity of uses that support the needs of residents, sustain and enhance the economy, provide job opportunities, serve visitors that enjoy the City’s diverse recreational amenities, and protect its important environmental setting, resources, and quality of life. Policy LU 2.4 Economic Development Accommodate uses that maintain or enhance Newport Beach’s fiscal health and account for market demands, while maintaining and improving the quality of life for current and future residents. (Imp 1.1, 24.1) Additionally, the patio is consistent with Policy LU 6.9.1 of the Land Use Element of the General Plan which encourages uses that take advantage of Lido Village’s pedestrian character. The outdoor patio is inviting to pedestrians and creates a lively environment along the streetscape. 4. Council Policy D-9 recognizes the need to balance economic development objectives with protection of the environment and the health and safety of the community. The policy recognizes the need to provide effective and efficient structures for implementing economic programs, utilizing staffing to provide healthy, thriving businesses, and maintain a healthy economy while preserving the unique commercial villages in Newport Beach. The proposed limited term permit would support a local business and economic prosperity while maintaining the unique character of the Corona del Mar community. Zoning Administrator Resolution No. ZA2021-070 Page 6 of 12 09-30-21 Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: F. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest designated coastal viewpoint is approximately 443 feet to the east, at Lido Park. The patio is on the ground level of the project site and separated from the park by the multi-story Lido House Hotel. The patio is not visible from the park nor is the patio tall enough to obstruct coastal views from any northernly Coastal Viewpoints. A portion of Newport Boulevard is designated as a coastal view road however the designation terminates approximately 400 feet north of the project site. The expanded outdoor dining area complies with all applicable Local Coastal Program (LCP) development standards and maintains an area consistent with the existing pattern of development in Lido Marina Village. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 2. The Property is located in the coastal zone and the proposed improvements require a coastal development permit in accordance with Newport Beach Municipal Code (NBMC) Section 21.52.035(C)(2) (Projects Exempt from Coastal Development Permit Requirements). The improvements do not constitute an increase of ten (10) percent or more of the internal floor area of an existing structure or a lesser improvement that has previously been undertaken pursuant to California Public Resources Code Section 30610(a). The expanded outdoor dining area and barrier within the project site are minor detached structures. The location of these improvements does not pose a conflict to coastal resources, coastal access, or other adverse environmental effects. 3. The temporary patio improvements are complementary to the area. The restaurant already features some outdoor dining, and the hotel features many outdoor spaces to enjoy food and beverages. The tent will provide protection from rain and wind during the colder months. 4. The patio is surrounded with a physical barrier. The barrier delineates the area dedicated for outdoor dining use and alcohol service from the public walkway. There are no existing City utilities within the expanded dining area. 5. Development authorized by this permit is not located in any environmentally sensitive habitat area (ESHA) and public access to the coast will not be blocked. Coastal access is increased by allowing commercial establishments to re-open allowing public to visit Zoning Administrator Resolution No. ZA2021-070 Page 7 of 12 09-30-21 coastal areas and provides an added amenity for visitors. The proposed operation does not contain ESHA, wetlands, or sandy beach area. 6. Development authorized is not located in an area in which the California Coastal Commission retains direct permit review authority. Finding: G. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The project site is not located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project is not located by the sea where lateral and vertical coastal access would be needed. 2. The expanded dining area will not impede pedestrian access to the waterfront as the nearest beach is approximately a quarter of a mile to the west of the site, along 32nd avenue. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15301 under Class 1 (Existing Facilities) and Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. The exceptions to the Class 3 Exemption under Section 15300.2 are not applicable. 2. The Zoning Administrator of the City of Newport Beach hereby approves Limited Term Permit No. XP2021-020 and Coastal Development Permit No. CD2021-046 subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning and Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. A fee is not required to appeal any final action on a coastal development permit to the Planning Commission. Final action taken by the City may be appealed to the Coastal Zoning Administrator Resolution No. ZA2021-070 Page 8 of 12 09-30-21 Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF NOVEMBER, 2021. Zoning Administrator Resolution No. ZA2021-070 Page 9 of 12 09-30-21 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The approval of this Limited Term Permit and Coastal Development Permit shall be effective from January 1, 2022, to December 31, 2022, unless an extension is granted by the Zoning Administrator in compliance with Sections 20.52.040(J) (Extension of Limited Term Permit) and 21.54.060 (Time Limits and Extensions) of the NBMC. The Applicant shall be required to cease all permitted operations and remove any temporary improvements made to the outdoor spaces as part of this approval at the end of the effective period. 3. The expanded dining area shall not exceed 1,000 square feet in area. 4. The existing allowed hours of operation of the establishment shall not be extended. The hours of operation of the expanded area as part of this approval shall not extend beyond 10 p.m., daily. 5. There shall be no use of amplified sound and/or live entertainment. 6. The Applicant shall install and maintain a physical barrier between any area used and adjacent common pedestrian walkways in accordance with the requirements of the State Department of Alcoholic Beverage Control (ABC). 7. The Applicant shall obtain and maintain authorization from the ABC for all areas where the sale, service or consumption of alcohol is under the control of the Applicant. The establishment shall abide by all applicable regulations of the ABC. 8. The sale of alcohol “to go” to patrons that dine within the expanded outdoor patios shall be prohibited. 9. The establishment shall abide by all applicable Orange County Health Care Agency requirements. 10. The permittee shall provide adequate trash receptacles within the permitted patio shall and the operator shall provide for periodic and appropriate removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 11. The Community Development Director or designee may inspect the modified area at any time during normal business hours. Zoning Administrator Resolution No. ZA2021-070 Page 10 of 12 09-30-21 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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 approval. 14. This Limited Term Permit and Coastal Development Permit be modified or revoked by the Zoning Administrator if determined 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. 15. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Limited Term Permit and Coastal Development Permit. 16. 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 this Limited Term Permit No. XP2021- 020 and Coastal Development Permit No. CD2021-046 (PA2021-202) for The Mayor's Table Pacific Pub + Kitchen. 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. Building Division 17. Any areas used for temporary commercial or institutional use shall be accessible to disabled persons. a. A minimum 4-foot-wide accessible path to all functional area shall be provided. b. Access to restrooms shall be provided at all times. c. Accessible parking stalls shall not be used for seating areas when onsite parking is provided. d. At least one (1) accessible seating area shall be provided. e. Detectable warnings are required when pedestrian paths cross or are adjacent to a vehicular way where no physical barrier are provided to separate the two (2). Zoning Administrator Resolution No. ZA2021-070 Page 11 of 12 09-30-21 18. All exiting paths shall be a minimum 36 inches free and clear. All public walks and sidewalks shall be a minimum 48 inches free and clear. 19. Large tents (over 400 square feet) shall provide plans from a licensed engineer to demonstrate a proposed design complies with anchorage requirements for wind loading. A building permit shall be obtained prior to installing the tent. Fire Department 20. Fire lane(s) shall be identified on the plan. 21. Parking, displays, seating or other obstacles that interfere with emergency vehicles and personnel shall not be permitted in fire lanes. 22. Vehicles are permitted to stop in fire lanes awaiting service or delivery provided that the driver remains inside the vehicle and the vehicle is ready to move immediately upon orders from emergency personnel. 23. All Fire Department devices (fire hydrants, fire department connections, water valves, etc.) shall have a 3-foot clearance in all directions. 24. Fire Department devices shall not be covered, blocked or otherwise hidden from plain view. 25. All building exits shall remain free and clear of any obstacles that would impede exiting from a building or suite and accessing the nearest public right-of-way. 26. Heat lamps or other heating elements shall comply with the following requirements in accordance with code section 3107.12 of the California Fire Code: a. Propane and other fuel-based heating elements (including but not limited to flammable/combustible gas, liquid, or solid materials) shall not be used within tents or canopies. b. Electric heaters must be UL listed for use within tents and/or canopies. c. Propane and other fuel-based heating devices with blowers may be permitted, with the heating element located a minimum of 10 feet from the edge of the tent or canopy. d. All heating equipment installations shall be approved by the fire code official. 27. Covered outdoor dining areas (separate or consolidated) shall comply with the following standards for tents larger than 400 square feet (two [2] or more walls) and/or canopies larger than 700 square feet (no walls or one [1] wall): • Post maximum occupant load. • Do not exceed posted occupant load inside the tent or canopy. • Visible and Mounted Fire Extinguishers with current service tags. • No Smoking Signs shall be installed. • Illuminated Exit Signs shall be installed. • Emergency Lighting shall be provided. Zoning Administrator Resolution No. ZA2021-070 Page 12 of 12 09-30-21 • Exit doors are not to be blocked and are to remain accessible as exits while the tent is occupied. • All interior decorative fabrics or materials shall be flame resistant. Provide Certificates of Flame Resistance. • If Propane is used, a permit is required: Cooking and heating equipment shall not be located within 10 feet of exits or combustible materials. • LPG containers shall be located outside and be adequately protected and secured, and a permit will be required. Open flame or other devices emitting flame, such as candles, are not permitted inside or within 20 feet of the tent, canopy, or temporary membrane structure. • Tents and canopies shall have the State Fire Marshall tag indicating fire resistance. • Tents and canopies shall be designed and installed to withstand the elements of the weather and prevent collapsing through weights and ground anchorage. 28. The tent is limited to a one (1)-year term in its proposed location. Any request to extend the limited term permit will require subsequent review and approval from the Fire Department prior to approval from the Zoning Administrator. Public Works Department 29. There shall be a minimum of 5 feet of space around all overhead facilities, such as poles, and 15 feet of space around all underground facilities, such as vault lids, manholes, vent pipes, pad-mounted transformers, etc. 30. Seating or structures below overhead conductors and/or under the ‘drip line’ shall be prohibited. 31. Public eating/dining at tables shall not be situated on top of energized vault lids, energized underground structures, or next to vent pipes, etc. 32. Expanded outdoor dining areas shall adhere to the SCE clearance decal examples provided in the staff report (Attachment No. ZA 4).