HomeMy WebLinkAbout3.0_Lido House Hotel Expansion_PA2020-068
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
July 21, 2022
Agenda Item No. 3
SUBJECT: Lido House Hotel Expansion (PA2020-068)
• General Plan Amendment No. GP2020-004
• Local Coastal Program Amendment No. LC2020-006
• Zoning Code Amendment No. CA2022-003
• Site Development Review No. SD2020-008
▪ Conditional Use Permit No. UP2020-039
▪ Addendum No. 2 to the Lido House Hotel Certified FEIR
SITE LOCATION: 3300 Newport Boulevard and 475 32nd Street
APPLICANT: R.D. Olson Development
OWNER: City of Newport Beach
PLANNER: Benjamin M. Zdeba, AICP, Senior Planner
949-644-3253, bzdeba@newportbeachca.gov
PROJECT SUMMARY
The applicant requests to add 15,103 square feet to the previously approved 130-room
Lido House Hotel. The additional floor area would allow the construction of five new
cottages (i.e., “rooms”), increased storage space, enlarged pre-function/breakout
meeting rooms, a new greenhouse seating room, expansion of three existing hotel
rooms, and an enclosed area on the rooftop terrace. Also included is demolition of the
former Fire Station No. 2 building to create additional public and private parking spaces.
To implement the project, the request requires the following approvals from the City:
• General Plan Amendment – To amend Anomaly No. 85 to increase the
development limit to 118,573 gross square feet;
• Local Coastal Program Amendment – To increase the development limit to
118,573 gross square feet within both the Coastal Land Use Plan and
Implementation Plan;
• Zoning Code Amendment – To increase the development limit to 118,573 gross
square feet;
• Site Development Review – To ensure the changes to the site are developed in
accordance with applicable development standards; and
• Conditional Use Permit – To allow the operational changes that result from the
changed site plan and floorplan.
• Addendum No. 2 to the Certified Final Environmental Impact Report for the
Lido House Hotel – The addendum addresses reasonably foreseeable
environmental impacts resulting from the project.
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If approved, a coastal development permit amendment will also be required from the
California Coastal Commission since it was the original review authority for the Lido
House Hotel project.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. PC2022-020 recommending City Council approval of General
Plan Amendment No. GP2020-004, Local Coastal Program Amendment No.
LC2020-006, Zoning Code Amendment No. CA2020-003, Site Development
Review No. SD2020-008, Conditional Use Permit No. UP2020-039, and Addendum
No. 2 to the Certified Final Environmental Impact Report for the Lido House Hotel
(SCH#2013111022) (Attachment No. PC 1).
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE
Visitor Serving
Commercial – Lido
Village (CV-LV)
Commercial Visitor-
Serving—Lido Village
(CV-LV)
Lido House Hotel and the
former Fire Station No. 2
NORTH CV-LV CV-LV Via Lido Plaza Shopping Center
SOUTH Mixed-Use Horizontal
(MU-H4)
Mixed-Use Cannery
Village/15th Street
(MU-CV/15th St)
Mixed-use buildings
EAST General Commercial
(CG)
Commercial General
(CG) Office building
WEST Corridor Commercial
(CC)
Commercial Corridor
(CC)
Multi-tenant commercial
buildings
Lido House
Hotel
Former Fire
Station No. 2
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INTRODUCTION AND BACKGROUND
In September 2014, the Newport Beach City Council approved the 130-room, Lido
House Hotel project to replace the former City Hall complex located at the northeast
corner of Newport Boulevard and 32nd Street. The City’s approval included amendments
of the General Plan, Coastal Land Use Plan (CLUP), Zoning Code and applications for
a site development review and conditional use permit for hotel construction and
operation.
In October 2015, the California Coastal Commission approved the proposed CLUP
Amendment with suggested modifications and the Coastal Development Permit (CDP)
for the 130-room, Lido House Hotel. The City Council subsequently accepted the
suggested modifications and approved modified amendments of the General Plan,
Coastal Land Use Plan and Zoning Code.
During the final design phase and preparation of construction documents, the applicant
determined that additional floor area was necessary and desirable. As such, in April
2016, the applicant requested to increase the development limit a new maximum of
103,470 square feet. In February 2017, the Coastal Commission authorized the
increase.
The project completed construction and opened in April 2018.
DISCUSSION
Applicant’s Request
The applicant proposes to increase the development limit and to add 15,103 square feet
to the Lido House Hotel. The addition will allow the following changes to the previously
approved hotel plans:
1. Addition of 5 three-story cottages (i.e., five “rooms”) encompassing
approximately 8,351 square feet;
2. Enclosure of approximately 1,466 square feet as new storage space on Level 1;
3. Addition of 3,481 square feet of covered walkway and pre-function breakout
meeting rooms on Level 1;
4. Addition of 600 square feet for a greenhouse breakout/seating room on Level 1;
5. Enlarging three existing guest rooms by a total of 819 square feet on Levels 2, 3,
and 4 (approximately 273 square feet each) to convert them to suites; and
6. Enclosure of 386 square feet of rooftop terrace area on Level 4.
The proposed project also includes:
7. Demolition of the former Fire Station No. 2 building and replacement with 28
private valet parking spaces and 14 open public parking spaces;
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8. Realignment of the driveway access from 32nd Street to accommodate the new
cottages;
9. Reconfiguration of the existing on-site circulation and private parking lot to
provide additional required parking spaces; and
10. Installation of a new barrier fence with gates along the 32nd Street and Newport
Boulevard frontages.
In summary, the applicant believes the added area and additional cottages will enhance
the experience and are anticipated to make the hotel more successful. Below is a birds-
eye rendering of the proposed project looking northwest, which was taken from
Attachment PC 4 to this report. Some of the most visible changes are highlighted and
include the proposed five cottages, the new breakout room, the new greenhouse, and
the new private and public parking areas where the former Fire Station No. 2 building
currently sits.
Figure 1, Birds-eye view of the proposed project looking northwest at the southeastern elevation.
Required Amendments
To accommodate the project, the Land Use Element of the General Plan, Local Coastal
Program (including both the Coastal Land Use Plan and Implementation Plan [Title 21]),
and Zoning Code (Title 20) would all be amended to increase the maximum gross floor
area allowed on the site from 103,470 square feet to 118,573 square feet.
In addition to increasing the development limits, City staff is recommending that the
references to development standards for the Fire Station No. 2 building be removed
Five
Cottages
Breakout
Room
Greenhouse
New
Parking
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from all three regulatory documents since the references are obsolete, now that the
station has already been relocated to 2807 Newport Boulevard and the old station
building would be demolished as part of this project.
Charter Section 423 Analysis
With an amendment to the General Plan, City Charter Section 423 requires an analysis
of the increased density, intensity, and peak hour traffic associated with the change to
determine if a vote of the electorate is required. The net increases for the proposed
amendment are combined with 80 percent of the increases from prior amendments
within the same statistical area. The inclusion of prior amendments is limited to the
preceding 10 years. The specified thresholds are 100 dwelling units (density), 40,000
square feet of floor area (intensity), and 100 peak hour trips (traffic). Increases from the
proposed amendment and 80 percent of the three prior amendments within Statistical
Area B-5 have been calculated and are shown in Table 1 below. None of the thresholds
would be exceeded with approval of the amendment and no vote would be required.
Table 1
Charter Section 423 Analysis for Statistical Area B-5
Amendments Increased
Density
Increased
Intensity
Peak Hour Trip Increase
AM PM
GP 2012-005 7 0 0 0
GP 2012-002 0 23,725 0 0
GP2016-001 0 4,745 0 0
Total Prior Increases 7 28,470 0 0
80% of Prior Increases 5.6 22,776 0 0
100% of the proposed
amendment GP2020-006
0 15,103 0 0
Total 5.6 37,879 0 0
Threshold 100 40,000 100 100
Vote Required? No No No No
Site Development Review and Conditional Use Permit
Major Site Development Review
Due to the proposed additions, a major site development review is required per Newport
Beach Municipal Code (NBMC) Section 20.52.080 (Site Development Reviews). In
accordance with Section 20.52.080(F), the Planning Commission may approve or
conditionally approve a site development review application, only after first finding that
the proposed development is:
1. Allowed within the subject zoning district;
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2. In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c)
below:
i. Compliance with this section, the General Plan, this Zoning Code, any
applicable specific plan, and other applicable criteria and policies related to
the use or structure
ii. The efficient arrangement of structures on the site and the harmonious
relationship of the structures to one another and to other adjacent
developments; and whether the relationship is based on standards of good
design;
iii. The compatibility in terms of bulk, scale, and aesthetic treatment of
structures on the site and adjacent developments and public areas;
iv. The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces;
v. The adequacy and efficiency of landscaping and open space areas and
the use of water efficient plant and irrigation materials; and
vi. The protection of significant views from public right(s)-of-way and
compliance with Section 20.30.100 (Public View Protection).
3. Not detrimental to the harmonious and orderly growth of the City, nor endangers,
jeopardizes, or otherwise constitutes a hazard to the public convenience, health,
interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed development.
As discussed and stated more fully in the statements supporting Findings A, B, and C in
the draft Resolution (Attachment No. PC 1), the proposed project maintains consistency
with the development standards of the CV-LV designations and is in furtherance of the
Lido Village Design Guidelines.
All additions outside of the existing development envelope will comply with the required
setbacks and the overall height of the hotel will remain the same. Furthermore, the
proposed project will retain and enhance the significant public open space area along
Newport Boulevard. The new greenhouse structure adds visual interest and will fit
between the two landmark ficus trees that are protected by City Council Policy G-1. The
new single-story breakout room on the 32nd Street frontage also breaks up massing and
serves as a screening mechanism for the trash enclosure. The proposed five cottages
will be added in line with the other cottages and will mirror the design, such that they are
seamlessly integrated. The former Fire Station No. 2 building will be demolished and
replaced with public and private parking, which will open the area visually and will
provide a public benefit.
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The Lido House Hotel project was designed and constructed with an architecturally
pleasing style that has since been replicated in other locations of Newport Beach. The
proposed project will maintain the established style. It will also help to enhance the
existing structure and use while removing the former Fire Station No. 2 building that has
since been relocated and is currently transitioning away from the site.
The proposed design has been reviewed and accepted in concept by all City
departments, including Building, Public Works, and Fire. If approved and implemented,
construction will comply with all required codes and applicable City ordinances.
Conditional Use Permit
In accordance with NBMC Section 20.52.020(F) (Conditional Use Permits and Minor
Use Permits), the Planning Commission must make the following findings for approval
of a use permit:
1. The use is consistent with the General Plan and any applicable specific plan;
2. The use is allowed within the applicable zoning district and complies with all
other applicable provisions of the Zoning Code and the Municipal Code;
3. The design, location, size, and operating characteristics of the use are
compatible with the allowed uses in the vicinity;
4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities; and
5. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
Staff believes sufficient facts exist in support of each finding as evidenced by the
statements to support Findings D, E, F, G, H and I in the draft Resolution (Attachment
No. PC 1). The General Plan Land Use Element and zoning designations of the project
site allow for the proposed use as modified. With the exception of the proposed
increase in floor area, the proposed additions will comply with the development
standards of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program
Implementation Plan) of the NBMC.
The plans provided by the applicant show the expanded areas and provide a summary
of the changes (Attachment No. PC 5). The expanded hotel does not increase building
height. Although five new hotel rooms and additional breakout meeting space will be
provided, the project includes the equivalent of 165 parking spaces to serve the use.
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The Applicant retained Linscott Law & Greenspan to prepare a parking demand
analysis (Attachment No. PC 3). The City Traffic Engineer reviewed and accepted the
analysis, which forecasted peak demand of the proposed project to be between 147 and
151 parking spaces. As such, there will be adequate on-site parking to serve the project
once implemented.
The hotel has operated at this location since April 2018 and has not proven detrimental
to the surrounding area. Conditions of approval are included to help ensure that, with
the proposed changes, the use maintains its compatibility in a harmonious manner.
Environmental Review
The City prepared and certified a final Environmental Impact Report for the Lido House
Hotel (SCH#2013111022). The California Environmental Quality Act (CEQA) Guidelines
allow for the updating and use of a previously certified environmental impact report
(EIR) for projects that have changed or are different from the previous project. In cases
where changes or additions occur with no new significant environmental impacts, an
Addendum to a previously certified EIR may be prepared pursuant to CEQA Guidelines
§15164. The City has prepared Addendum No. 2 to the Lido House Hotel Final
Environmental Impact Report for the modified project (Attachment No. PC 4). The
analysis provided in the Addendum concludes that no new environmental impacts and
no impacts of greater severity would result from approval and implementation of the
larger hotel project.
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: Submitted by:
_______________________
Benjamin M. Zdeba, AICP
Senior Planner
ATTACHMENTS
PC 1 Draft Resolution Recommending City Council Approval
PC 2 Applicant’s Project Narrative
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PC 3 Accepted Parking Demand Analysis
PC 4 Addendum No. 2 to the Lido House Hotel Final EIR
PC 5 Applicant’s Project Plans
01/12/18
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Attachment No. PC 1
Draft Resolution Recommending City
Council Approval
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RESOLUTION NO. PC2022-020
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, RECOMMENDING CITY
COUNCIL APPROVAL OF ADDENDUM NO. 2 TO THE
CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT FOR
LIDO HOUSE HOTEL, GENERAL PLAN AMENDMENT NO.
GP2020-004, LOCAL COASTAL PROGRAM AMENDMENT NO.
LC2020-006, ZONING CODE AMENDMENT NO. CA2022-003,
SITE DEVELOPMENT REVIEW NO. SD2020-008, AND
CONDITIONAL USE PERMIT NO. UP2020-039 FOR THE LIDO
HOUSE HOTEL LOCATED AT 3300 NEWPORT BOULEVARD
AND 475 32ND STREET (PA2020-068)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by R.D. Olson Development (“Applicant”) with respect to property
located at 3300 Newport Boulevard and 475 32nd Street and legally described in Exhibit
“A” attached hereto and incorporated herein by reference (“Property”).
2. The Applicant is requesting approval to add 15,103 square feet to the previously
approved 130-room Lido House Hotel. The additional floor area would allow for the
construction of five new cottages (i.e., “rooms”), increased storage space, enlarged pre-
function/breakout meeting rooms, a new greenhouse seating room, expansion of three
existing hotel rooms, and an enclosed area on the rooftop terrace. Also included is the
demolition of the former Fire Station No. 2 building to create additional public and private
parking spaces (“Project”). The following approvals are requested or required from the
City of Newport Beach (“City”) to implement the Project as proposed:
• General Plan Amendment No. GP2020-004 – An amendment to the Land Use
Element of the General Plan increasing the development limit specified for Anomaly
Number 85 from 103,470 square feet to 118,573 square feet;
• Local Coastal Program Amendment No. LC2020-006 – An amendment to the
Coastal Land Use Plan and Implementation Plan (Title 21) of the Newport Beach
Municipal Code (“NBMC”) increasing the development limit specified for the
Property from 103,470 square feet to 118,573 square feet. While not required to
implement the Project, City staff also recommends removing references to the Fire
Station No. 2 building, since the use has been relocated and the building will be
demolished as part of the Project;
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• Zoning Code Amendment No. CA2022-003 – An amendment to the Zoning Code
(Title 20) of the NBMC increasing the development limit specified for the Property
from 103,470 square feet to 118,573 square feet. While not required to implement
the Project, City staff also recommends removing references to the Fire Station No.
2 building, since the use has been relocated and the building will be demolished as
part of the Project;
• Site Development Review No. SD2020-008 - in accordance with the Newport
Place planned community and Section 20.52.80 (Site Development Reviews) of the
Newport Beach Municipal Code (“NBMC”), for the construction of the Project;
• Conditional Use Permit No UP2020-039 – Amendment to UP2014-004 (PA2013-
217) and UP2016-015 (PA2016-061), which authorized the construction and
operation of the 130-room Lido House Hotel. If approved by City Council and
implemented, this Use Permit No. UP2020-039 will replace and supersede the
previous approvals; and
• Addendum No. 2 to the Lido House Hotel Final Environmental Impact Report
(SCH No. 2013111022) (“Addendum No. 2”) – Pursuant to the California
Environmental Quality Act (“CEQA”), the addendum addresses reasonably
foreseeable environmental impacts resulting from the Project.
3. The Property is categorized Visitor Serving Commercial – Lido Village (CV-LV) by the
General Plan Land Use Element and is located within the Commercial Visitor-Serving –
Lido Village (CV-LV) Zoning District. It is designated Anomaly Number 85, which
establishes a development limit of 103,470 gross square feet (SF) of hotel.
4. The Property is also in the Coastal Zone. The Coastal Land Use Plan category is Visitor-
Serving Commercial-Lido Village – (103,470 Gross SF) (CV-LV) and it is within the
Commercial Visitor-Serving—Lido Village (CV-LV) Coastal Zoning District.
5. In addition, the Lido House Hotel is authorized by and operates under Coastal
Development Permit (“CDP”) No. 5-14-1785, executed February 22, 2016. The requested
legislative amendments and the proposed changes will be referred to, reviewed by, and
acted on by the California Coastal Commission to become effective.
6. A public hearing was held by the Planning Commission on July 21, 2022, in the Council
Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time,
place and purpose of the hearing was given in accordance with California Government
Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62
(Public Hearings) of the Newport Beach Municipal Code (“NBMC”). Evidence, both
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written and oral, was presented to, and considered by, the Planning Commission at this
hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. On September 9, 2014, the City Council certified the adequacy and completeness of the
Lido House Hotel Final Environmental Impact Report (SCH No. 2013111022) by
adopting Resolution No 2014-80 (“EIR”).
2. Upon receipt of the prior application for increased floor area of the Lido House Hotel,
the City prepared Addendum No. 1 to the EIR, consistent with the requirements of
CEQA. On July 26, 2016, the City Council adopted Resolution No. 2016-88 adopting
Addendum No. 1.
3. Upon receipt of the current application for increased floor area of the Lido House Hotel,
the City prepared Addendum No. 2 to the EIR for the Project.
4. Pursuant to Section 21166 of the California Public Resources Code and Section 15162
of the CEQA Guidelines, when an EIR has been certified for a project, no subsequent
EIR is required unless the lead agency determines, based on substantial evidence in
the light of the whole record, one or more of the following:
a. Substantial changes are proposed in the project which will require major revisions of the
previous EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
b. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR due to the involvement
of new significant environmental effects or a substantial increase in the severity of
previously identified significant effects; or
c. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete, shows any of the following:
i. The project will have one or more significant effects not discussed in the previous
EIR;
ii. Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
iii. Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the
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project, but the project proponents decline to adopt the mitigation measure or
alternative; or
iv. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.
5. The following environmental topics were analyzed for the Project: Aesthetics/Light and
Glare, Agriculture and Forestry Resources, Air Quality, Biological Resources, Cultural
Resources, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and
Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral
Resources, Noise, Population and Housing, Public Services, Recreation,
Transportation, Tribal Cultural Resources, Utilities and Service Systems, and Wildfire.
Addendum No. 2 includes analysis of new topics that were not included in the previous
EIRs; specifically, it includes a new energy section and a new wildfire section. These
additional analyses are appropriate for inclusion in the Addendum, but none result in
new or increased significant impacts that would require preparation of a subsequent EIR
pursuant to Section 15162 of the CEQA Guidelines.
6. Based on the EIR and entire environmental review record, the Project will not result in any
new significant impacts that were not previously analyzed in the EIR. The Addendum
confirms and provides substantial evidence that the potential impacts associated with this
Project would either be the same or less than those described in the EIR, as mitigated by
applicable mitigation measures in the EIR. In addition, there are no substantial changes to
the circumstances under which the Project would be undertaken that would result in new
or more severe environmental impacts than previously addressed in either the EIR, nor
has any new information regarding the potential for new or more severe significant
environmental impacts been identified. Therefore, in accordance with Section 15164 of the
CEQA Guidelines, an addendum to the previously adopted EIR is the appropriate
environmental document for the Project. In taking action to approve any of the requested
applications for the Project, the data presented in the EIR, as augmented by the Addendum
for this Project, are considered as part of the record.
7. The Planning Commission further finds:
a. The Project is consistent with and implements the General Plan.
b. The EIR reviews the existing conditions of the City and project vicinity; analyzes potential
environmental impacts from implementation of the development; and identifies
mitigation measures to reduce potentially significant impacts from implementation of the
development.
c. The Project does not increase development intensity or building height or associated
impacts beyond the levels considered in the EIR.
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d. Since the adoption of the EIR in 2014, no substantial changes have occurred with
respect to the circumstances under which the EIR was certified for the Project; and no
substantial changes to the environmental setting of the Property have occurred, and no
new information of substantial importance has become available that was not known
and that could not have been known with the exercise of reasonable diligence at that
time of adoption.
e. Since no substantial changes to the circumstances or environmental setting have
occurred, and since no new information relating to significant effects, mitigation
measures, or alternatives has become available, the Project does not require additional
environmental review, consistent with CEQA Guidelines Section 15162.
f. Based on these findings, the EIR and Addendum No. 2, the Planning Commission has
determined that no subsequent environmental impact report is required or appropriate
under CEQA Guidelines Sections 15162 and 15164. Addendum No. 2 satisfies CEQA’s
environmental review requirements for the modified Project as proposed by the
Applicant.
g. Based on the facts and analysis contained in the Addendum, the Planning Commission
finds that the modified project will not have, when compared to the EIR, any new or more
severe adverse environmental impacts.
h. The modified Project will not result in any new or more severe significant impacts which
are individually limited, but cumulatively considerable, when viewed in connection with
planned or proposed development in the immediate vicinity.
8. Addendum No. 2 is hereby recommended for adoption by the City Council given its
analysis and conclusions. Addendum No. 2 and related and referenced documentation,
constitute the administrative record upon which this decision was based, are on file with
the Planning Division, City Hall, 100 Civic Center Drive, Newport Beach, California.
9. The Planning Commission has considered the EIR and the Addendum No. 2 and has
concluded that the Addendum No. 2 reflects the independent judgment of the City.
10. The Planning Commission finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages which
may be awarded to a successful challenger.
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SECTION 3. REQUIRED FINDINGS.
General Plan, Zoning Code, and Local Coastal Program Amendments
1. Amendments to the General Plan, Zoning Code, and Local Coastal Program are
legislative acts. Neither the City nor State Planning Law set forth any required findings
for either approval or denial of such amendments.
2. The increase in floor area will allow enlarged hallways, an enclosed conference room
breakout space, an enclosed “greenhouse” breakout and seating area, larger storage
spaces, three slightly larger hotel rooms, and five additional hotel rooms. These changes
constitute a 14.6-percent increase in floor area compared to the previously approved
hotel plan. Collectively, these changes should enhance the functionality of the hotel and
the experience of guests and visitors.
3. The increased floor area includes an additional five hotel rooms. This addition would
result in a negligible increase in predicted traffic and parking demands for the project.
The predicted traffic to and from the proposed hotel will remain less than what the former
City Hall site generated. A parking demand analysis was prepared by Linscott Law &
Greenspan on June 8, 2022 for the Project and has been reviewed and accepted by the
City Traffic Engineer.
4. The increased floor area will not significantly reduce publicly visible open space, nor will
it decrease the parking provided.
5. The increased hotel floor area would be located on the first, second, third and fourth
levels, but would not increase the height of the building. The proposed hotel would
remain consistent with remaining and unchanged applicable standards of the CV-LV
Zoning District and Coastal Land Use Policy 4.4.2-1, which limits the height of
development.
Charter Section 423
Pursuant to City of Newport Beach (“City”) Charter Section 423 and City Council Policy A-18,
proposed General Plan amendments are reviewed to determine if a vote of the electorate would
be required because a project (separately or cumulatively with other projects in the same
Statistical Area over the prior 10 years) exceeds certain thresholds provided in Section 423 of
the City Charter. The proposed General Plan Amendment is in Statistical Area B5. This is the
seventh amendment within Statistical Area B5 since the General Plan update in 2006. Three
of the six prior amendments were approved less than 10 years ago and continue to be tracked
consistent with the provisions of Section 423. Those are General Plan Amendment Nos.
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GP2012-005, GP2012-002, and GP2016-001. The following table shows the increases
attributable to the subject amendment, prior amendments, and the resulting totals thereby
demonstrating that no vote would be required.
Charter Section 423, Measure S Analysis for Statistical Area B-5
Amendments Increased
Density
Increased
Intensity
Peak Hour Trip Increase
AM PM
GP2012-005 (PA2012-146) 7 0 0 0
GP2012-002 (PA2012-031) 0 23,725 0 0
GP2016-001 (PA2016-061) 0 4,745 0 0
Total Prior Increases 7 28,470 0 0
80% of Prior Increases 5.6 22,776 0 0
100% of Proposed GP2020-004 0 15,103 0 0
Total 5.6 37,879 0 0
Threshold 100 40,000 100 100
Remaining 94.4 2,121 100 100
Vote Required? No No No No
Site Development Review
In accordance with Section 20.52.080(F) (Site Development Reviews – Findings and
Decisions) of the NBMC, the following findings and facts in support of such findings are set
forth as follows:
Finding:
A. [The proposed development is a]llowed within the subject Zoning district;
Fact in Support of Finding:
1. The site is within the CV-LV (Visitor Serving Commercial - Lido Village) zoning district
and Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit
Requirements) allows visitor accommodations and related accessory uses subject to
the approval of a Conditional Use Permit.
Finding:
B. [The proposed development is i]n compliance with all of the applicable criteria [below]:
a. Compliance with this Section, the General Plan, this Zoning Code, any applicable
specific plan, and other applicable criteria and policies related to the use or structure;
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b. The efficient arrangement of structures on the site and the harmonious relationship of
the structures to one another and to other adjacent development; and whether the
relationship is based on standards of good design;
c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the
site and adjacent developments and public areas;
d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive
aisles, driveways, and parking and loading spaces;
e. The adequacy and efficiency of landscaping and open space areas and the use of water
efficient plant and irrigation materials; and
f. The protection of significant views from public right(s)-of-way and compliance with
Section 20.30.100 (Public View Protections); and
Facts in Support of Finding:
1. The modified 135-room hotel project is consistent with the Visitor Serving Commercial-
Lido Village (CV-LV) General Plan land use designation, CV-LV (Visitor Serving
Commercial - Lido Village) Coastal Land Use Plan category, and the CV-LV (Visitor
Serving Commercial - Lido Village) Zoning District for the project site that provides for
the horizontal or vertical intermixing of commercial, visitor accommodations, residential,
and/or civic uses. Civic uses could include, but are not limited to, a community center,
public plazas, and/or public parking.
2. The CV-LV (Visitor Serving Commercial - Lido Village) Zoning District includes setback
standards (0 to 70 feet depending on height), open space (20 percent of the site) and
building height standards (55 feet to flat roofs, 60 feet for sloping roofs and up to 65 feet
for architectural features). The new single-story greenhouse structure will be set back a
minimum of 53 feet from Newport Boulevard. The remaining modified hotel building will
maintain a setback of more than 69 feet from Newport Boulevard, more than 15 feet
from 32nd Street, and more than 62 feet from the northerly (interior) property line. The
height of the sloping roof of the four-story portion of the modified hotel remains less than
58 feet, 5 inches and all other portions of the hotel are below this height. Lastly, the
proposed site plan provides at least 20 percent of the site as open space consisting of
hardscape and landscaping between the hotel and Newport Boulevard and 32nd Street
in compliance with the proposed open space standard.
3. The Project is compatible with surrounding development and public spaces in terms of
bulk, scale and aesthetic treatments. The large setbacks identified in Facts B.2 above
help offset the taller portions of the proposed buildings. Hotel buildings have been
designed with a one-, two- and three-story elements along Newport Boulevard while
providing a significant setback from the street providing areas for public access,
landscaping, outdoor dining, and hotel use. Notwithstanding the new greenhouse
structure, the modified hotel building is over 69 feet from the Newport Boulevard. The
portions of the hotel structure that are three and four stories are located along the
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northerly and easterly portion of the site away from public spaces and closer to the back
of the abutting shopping center that is developed with large buildings with heights close
to 35 feet. Additionally, these taller components are separated by approximately 240
feet from the Lido Villas residential project to the east. Based upon the Project drawings,
all elevations of proposed new additions will include consistent architectural treatments,
articulation and modulation of building masses providing visual interest with a coastal
architectural theme specified by the Lido Village Design Guidelines.
4. The Project retains the two large ficus trees designated by Council Policy G-1 as
Landmark Trees. The Project also retains the 10 existing tall date palm trees, and
provides pedestrian areas, seating areas, and enhanced pavement increasing the
aesthetic and use qualities of the setback area. The setback area also provides
pedestrian connections from the intersection of Newport Boulevard and 32nd Street
along the streets in furtherance of the goals of the Lido Village Design Guidelines. Lastly,
the building elevations include lighthouse-like architectural features, simple gable roofs,
tight overhangs, simple block massing, and wood siding all with a clear coastal theme
consistent with the Lido Village Design Guidelines.
5. Access to the site, on-site circulation, and parking areas are designed to provide
standard-sized parking spaces consistent with the Zoning Code, 26-foot-wide, two-way
driveways, and the minimum vehicle turning radius to accommodate and provide safe
access for residents and guests (including the disabled), emergency vehicles, delivery
trucks, and refuse collections vehicles, as determined by the City Traffic Engineer.
6. The Project is subject to the City’s Water-Efficient Landscape Ordinance (Chapter 14.17
of NBMC) and compliance will be confirmed at plan check prior to issuing building
permits.
7. Consistent with Section 20.30.100 (Public View Protections), the Certified EIR (Section
5.2 Aesthetics/Light and Glare) provides an analysis of potential impacts to public views
from Sunset View Park, Cliff Drive Park and Ensign View Park. Based upon that
analysis, the proposed hotel will blend into the urban background and not block any
important focal points including the horizon within existing public views from these
vantages. Additionally, there are other taller buildings in the vicinity suggesting that
proposed building would not be out of character. Specifically, 601 and 611 Lido Park
Drive and 3388 Via Lido are taller than the existing hotel and the Project. No significant
public views through or near the Project site are present in the immediate vicinity of the
site. For these reasons, the analysis concludes that there will be no material impact to
public coastal views. While the Project includes increased floor area for the hotel, the
proposed five new cottages will be added in line with the existing cottages and most of
the other new area will be added on the ground level.
Finding:
C. [The proposed development is n]ot detrimental to the harmonious and orderly growth of the
City, or endanger jeopardize, or otherwise constitute a hazard to the public convenience,
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health, interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed development.
Facts in Support of Finding:
1. The Project will maintain consistency with the Lido Village Design guidelines by
continuing an architecturally pleasing coastal theme. Its articulation and building
modulation serve to enhance the urban environment consistent with the Lido Village
Design Guidelines. The Project provides a large setback area between the hotel and
Newport Boulevard and 32nd Street that includes pedestrian paths, seating and
landscape areas that will create a community focal point and providing connections to
abutting uses. While the Project includes a low barrier fence along the Newport
Boulevard and 32nd Street frontages, the wide gates will remain open at all times when
there are no special events occurring in the front lawn area.
2. The Property is in a developed commercial area with limited sensitive land uses located
nearby. The overall height of the Project will not materially impact any public views from
General Plan designated vantages or significantly shade surrounding properties as
demonstrated in Section 5.2 Aesthetics/Light and Glare of the Certified EIR.
3. The Project includes 165 on-site parking spaces using a valet parking plan and bicycle
parking. The demolition of the former Fire Station No. 2 building will also allow the
creation of 14 new public parking spaces that would be available to hotel guests and the
public on a first-come-first-served basis. The Applicant retained Linscott Law &
Greenspan to prepare a parking demand analysis. The analysis forecasts a peak
parking demand of 151 parking spaces. Therefore, the Project has been designed
accommodate all anticipated parking demand. Additionally, the parking lot and vehicular
access thereto has been designed to accommodate and provide safe access for
passenger vehicles, emergency vehicles, delivery trucks, and refuse collection vehicles.
The City Traffic Engineer reviewed and accepted both the parking demand analysis and
the revised parking lot layout.
4. Direct vehicular access to Via Lido Plaza will be maintained by the existing driveway
and easement located just west of the intersection of Finley Avenue and Newport
Boulevard. The main entry to the hotel at Finley Avenue includes adequate parking
spaces and vehicular area to accommodate short-term registration and valet parking
without conflicting with vehicle access to Via Lido Plaza. The parking control gate at 32nd
Street is designed and setback sufficiently to avoid conflicts along 32nd Street.
5. Closing the site to unrestricted vehicular access by the public through the site to 32nd
Street would discontinue direct vehicular access to Via Lido Plaza through an existing
access gate located near the former Fire Station No. 2. Despite the closure of this
access point, adequate vehicular access to Via Lido Plaza for cars, delivery trucks and
emergency vehicles is currently provided by an existing driveway at Finley Avenue and
an existing driveway from Via Lido. Large delivery trucks and fire trucks can access both
parking areas at Via Lido Plaza based upon information contained in a letter from
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Fuscoe Engineering dated April 27, 2014, that is included as part of the Response to
Comments within the Certified Final EIR.
6. The Project is subject to the City’s Outdoor Lighting requirements contained within
Section 20.30.070 (Outdoor Lighting) of the NBMC.
7. Any rooftop mechanical equipment will continue to be fully enclosed or screened from
view consistent with the NBMC.
8. The construction will comply with all Building, Public Works, and Fire Codes. All
ordinances of the City and all conditions of approval shall be complied with.
Alcohol Sales
Finding:
D. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of
the Newport Beach Municipal Code.
Facts in Support of Finding:
1. The hotel with its restaurant, bar and lounges has been reviewed and conditioned to
ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the NBMC is
maintained and that a healthy environment for residents and businesses is preserved.
While the hotel is located in an area which has a higher concentration of alcohol licenses
than some areas, the hotel will not operate a “public premises” and appropriate licensing
and enforcement will be administered by the State Department of Alcoholic Beverage
Control. The location of the Project in relationship to residential zoning districts, day care
centers, hospitals, park facilities, places of worship, schools, other similar uses and uses
that attract minors has been considered. Operational conditions recommended by the
Police Department for the sale of alcoholic beverages, including the requirement to
obtain an Operator License, will ensure compatibility with the surrounding uses and
minimize alcohol related incidents.
2. The Property is in an area with a variety of land uses including commercial, retail,
residential, and access the beach and bay. The operational characteristics have been
conditioned to maintain the compatibility with surrounding land uses.
3. The Project does not involve an expansion of area devoted to alcohol sales and service.
The existing use has been in operation for approximately four years and has not proven
detrimental.
Conditional Use Permit
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
NBMC, the following findings and facts in support of such findings are set forth as follows:
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Finding:
E. The use is consistent with the General Plan and any applicable Specific Plan.
Facts in Support of Finding:
1. Fact in Support of Finding B.1 is hereby incorporated by reference.
2. The Property is not located within a specific plan area.
3. The Project maintains consistency with the following Newport Beach General Plan
Goals and Policies:
• Goal LU 1, including Policies LU 1.1 and LU 1.6;
• Goal LU 2, including Policies LU 2.6 and LU 2.8;
• Goal LU 3, including Policy LU 3.2;
• Goal LU 4, including Policy LU 4.2;
• Goal LU 5.3, including Policies LU 5.3.5 and LU 5.3.6;
• Goal LU 5.6, including Policies LU 5.6.1, LU 5.6.2 and 5.6.3;
• Goal LU 6.1, including Policy LU 6.1.1;
• Goal LU 6.8, including Policies LU 6.8.1 and LU 6.8.2;
• Goal LU 6.9, including Policy LU 6.9.1;
• Goal CE 2.1, including Policy CE 2.1.1;
• Goal CE 2.2, including Policy CE 2.2.6;
• Goal CE 5.1, including Policy CE 5.1.2;
• Goal CE 7.1, including Policy CE 7.1.1;
• Goal NR 1, including Policy NR 1.1;
• Goal NR 3, including Policies NR 3.4, NR 3.9, NR 3.10, NR 3.11, and NR 3.20;
• Goal NR 8, including Policy NR 8.1;
• Goal NR 18, including Policies NR 18.1 and NR 18.3; and
• Goal NR 20, including Policies NR 20.1 and NR 20.2.
4. The City Council concurred with the conclusion of the consistency analysis of the
proposed project with these goals and policies provided in the final EIR (FEIR). All
mitigation measures specified in the Mitigation Monitoring and Reporting Program have
been incorporated as conditions of approval to ensure this consistency is maintained.
Finding:
F. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. Facts in Support of Findings A.1, B.2, B.7, C.3, C.6, and C.7 are hereby incorporated by
reference. As conditioned, the Project will maintain compliance with all applicable NBMC
standards.
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2. The hotel will continue to provide alcohol sales in conjunction with late night hours and
as such, the operator is required to obtain a new Operator License from the Police
Department pursuant to Chapter 5.25 of the NBMC. This requirement is included in the
conditions of approval.
Finding:
G. The design, location, size, operating characteristics of the use are compatible with the
allowed uses in the vicinity.
Facts in Support of Finding:
1. Facts in Support of Findings A.1, B.2, B.3, B.5, C.2, C.3, C.5, D.1 and D.3 are all hereby
incorporated by reference.
2. The proposed modifications to the existing hotel and its accessory structures are not
changing the use, such that operation of the Project will become incompatible with other
existing and allowed uses in the vicinity. The added storage areas will help hotel staff
be more efficient with less trips outside the building and the enlarged hallways will create
more pre-function space to limit the amount of people outside during events. The new
breakout rooms are intended to provide an enhanced accommodation that will serve the
existing larger meeting and event rooms. Any events outside normal business
operations will continue to be reviewed consistent with the provisions of the NBMC to
ensure compatibility is maintained.
Finding:
H. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding:
1. The Property is approximately 4.25 acres in size and can accommodate the Project,
including adequate parking based upon Project’s anticipated parking demand as
analyzed in the Linscott Law & Greenspan parking demand analysis and based upon
the parking analysis contained in Section 5.5 Traffic/Circulation of the Lido House EIR.
Additionally, the site also maintains a large, enhanced setback area comprising at least
20 percent of the site for public walkways, landscaping, and open space.
2. Implementation of the Project will include demolition of the former Fire Station No. 2
building and a reconfiguration of the driveway accessed from 32nd Street. The site will
maintain direct access from 32nd Street and Newport Boulevard at the signalized
intersection with Finley Avenue.
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3. Adequate public and emergency vehicle access, public services, and utilities exist to
accommodate the Project as concluded by the Lido House Hotel FEIR No. ER2014-003
(SCH#2013111022) (PA2013-217) and Addendum No. 2. The Project has also been
reviewed and accepted in concept by the City Traffic Engineer and the Fire Department.
Finding:
I. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to
the public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The use has operated at this location for approximately four years and has not proven
detrimental. The Project was also reviewed by the City’s Code Enforcement Division
and Police Department with no objection.
2. The Project is expected to enhance the hotel by providing additional accommodations
and amenities for visitors. Operational conditions of approval are included to help ensure
the use maintains harmony with the surrounding area.
3. The use authorized by this Conditional Use Permit is not a nightclub and its prohibition
will avoid potential land use conflicts, nuisances, and police intervention potentially
associated with nightclubs.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Planning Commission of the City of Newport Beach hereby recommends City Council
approval and adoption of the following:
1. Addendum No. 2 to the Lido House Hotel Final Environmental Impact Report (SCH No.
2013111022) attached hereto as Exhibit “B” and incorporated herein by reference.
2. General Plan Amendment No. GP2020-004 attached hereto as Exhibit “C” and
incorporated herein by reference.
3. Local Coastal Program Amendment No. LC2020-006 attached hereto as Exhibit “D” and
incorporated herein by reference.
4. Zoning Code Amendment No. CA2022-003 attached hereto as Exhibit “E” and
incorporated herein by reference.
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5. Site Development Review No. SD2020-008 and Conditional Use Permit No. UP2020-
039 based upon the findings above and subject to the conditions of approval attached
as Exhibit “F” and incorporated herein by reference. If adopted by City Council and
implemented by the Applicant, these approvals will replace and supersede the previous
Site Development Review and Use Permits.
PASSED, APPROVED, AND ADOPTED THIS 21ST DAY OF JULY, 2022.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Lauren Kleiman, Chairman
BY:_________________________
Mark Rosene, Secretary
Attachment(s) - Exhibit A – Legal Description
Exhibit B – Addendum No. 2 to the Certified Final Lido House Hotel EIR
Exhibit C – General Plan Amendment No. GP2020-004
Exhibit D – Local Coastal Program Amendment No. LC2020-006
Exhibit E – Zoning Code Amendment No. CA2022-003
Exhibit F – Conditions of Approval for Site Development Review No.
SD2020-008 and Conditional Use Permit No. UP2020-039
Exhibit G – Approved Project Plans
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EXHIBIT A
Legal Description
LEGAL DESCRIPTION:
THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF
ORANGE, CITY OF NEWPORT BEACH, AND IS DESCRIBED AS FOLLOWS:
PARCEL 1:
THAT PORTION OF LOTS 3, 6 AND 7 IN SECTION 28, TOWNSHIP 6 SOUTH, RANGE 10 WEST,
SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT FILED IN THE DISTRICT
LAND OFFICE, DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE NORTHERLY LINE OF "THE HUDSON" WITH THE
NORTHERLY PROLONGATION OF THE EASTERLY LINE OF LOT 21 IN BLOCK 431 OF
"LANCASTER'S ADDITION TO NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK
5, PAGE 14 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA;
THENCE NORTH 0'44'30" WEST ALONG SAID NORTHERLY PROLONGATION 400.00 FEET;
THENCE WESTERLY PARALLEL WITH SAID NORTHERLY LINE AND LOT 1 IN BLOCK "A" OF
SAID LANCASTER'S ADDITION TO NEWPORT BEACH 461.53 FEET TO A POINT IN THE
EASTERLY LINE OF SAID CENTRAL AVENUE, AS SHOWN ON TRACT NO. 108, AS SHOWN ON
A MAP RECORDED IN BOOK 2, PAGES 1 OF SAID MISCELLANEOUS MAPS; THENCE
SOUTHERLY ALONG THE EASTERLY LINE OF SAID CENTRAL AVENUE 401.79 FEET, MORE
OR LESS, TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE EASTERLY ALONG THE
NORTHERLY OF SAID LOT 1 AND SAID NORTHERLY LINE OF "THE HUDSON" 495.33 FEET TO
THE POINT OF BEGINNING.
EXCEPTING THEREFROM THE LAND DESCRIBED IN THE DEED ATTACHED TO THAT
CERTAIN RESOLUTION NO. 3284 OF THE CITY COUNCIL OF NEWPORT BEACH, A CERTIFIED
COPY OF WHICH RECORDED MARCH11, 1946 IN BOOK 1404, PAGE130 OF OFFICIAL
RECORDS OF ORANGE COUNTY, CALIFORNIA.
ALSO EXCEPTING THEREFROM THE LAND DESCRIBED AS PARCEL 2 IN DEED TO THE
GRIFFITH COMPANY RECORDED MARCH 23, 1948 IN BOOK 1741, PAGE 174 OF SAID
OFFICIAL RECORDS.
PARCEL 2:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 2 IN BLOCK "A" OF "LANCASTER'S
ADDITION TO NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 5, PAGE 14 OF
MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE EASTERLY
ALONG THE NORTHERLY LINE OF WASHINGTON AVENUE, NOW KNOWN AS 32ND STREET, TO
THE INTERSECTION WITH THAT PORTION OF THE BULKHEAD LINE ESTABLISHED BY THE
WAR DEPARTMENT IN 1936 AND SHOWN ON THE WAR DEPARTMENT MAP OF NEWPORT
BAY SHOWING HARBOR LINE, EXTENDING BETWEEN BULKHEAD STATION NO.124 AND
BULKHEAD STATION NO.125; THENCE NORTH 27'30'00" WEST ALONG SAID BULKHEAD LINE
TO ITS INTERSECTION WITH THE NORTHERLY LINE OF "THE HUDSON" AS SHOWN ON SAID
MAP OF LANCASTER'S ADDITION; THENCE WESTERLY ALONG THE NORTHERLY LINE OF
SAID "THE HUDSON" TO THE NORTHEAST CORNER OF LOT 1 OF SAID BLOCK"A"; THENCE
SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOTS 1 AND 2 TO THE POINT OF
BEGINNING.
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PARCEL 3:
THAT PORTION OF LOT 3 OF TRACT NO. 1117, AS SHOWN ON A MAP RECORDED IN BOOK
35, PAGES 48 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA,
TOGETHER WITH THAT PORTION OF THE 20.00 FOOT ALLEY AS VACATED BY RESOLUTION
NO. 3280 OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, A CERTIFIED COPY OF
WHICH RECORDED MARCH 11, 1946 IN BOOK 1400, PAGE 189 OF OFFICIAL RECORDS OF
SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEASTERLY CORNER OF SAID LOT 3; THENCE NORTH 0'44'30"
WEST ALONG THE EASTERLY LINE OF SAID LOT 3, A DISTANCE OF 90.00 FEET; THENCE
NORTH 40'47'07" WEST 170.97 FEET TO A POINT IN THE WESTERLY LINE OF SAID 20.00 FOOT
ALLEY; THENCE SOUTH 0'44'30" EAST ALONG THE WESTERLY LINE OF SAID ALLEY 220.89
FEET TO THE SOUTHWESTERLY CORNER OF TRACT NO. 907, AS SHOWN ON A MAP
RECORDED IN BOOK 28, PAGES 25 TO 36 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS
OF SAID ORANGE COUNTY; THENCE NORTH 89'15'30" EAST ALONG THE SOUTHERLY LINE
OF SAID TRACT NO. 907 AND SAID LOT 3, A DISTANCE OF 110.00 FEET TO THE POINT OF
BEGINNING.
EXCEPTING THEREFROM THE LAND DESCRIBED AS PARCEL 1 IN DEED TO THE GRIFFITH
COMPANY RECORDED MARCH 23, 1948 IN BOOK 1741, PAGE 174 OF OFFICIAL RECORDS OF
ORANGE COUNTY, CALIFORNIA.
ALSO EXCEPTING THEREFROM THE LAND DESCRIBED IN DEED TO THE GRIFFITH
COMPANY RECORDED JUNE 15, 1953 IN BOOK 2520, PAGE 577 OF OFFICIAL RECORDS OF
ORANGE COUNTY, CALIFORNIA.
PARCEL 4:
THAT PORTION OF LOT 3 OF TRACT NO. 1117, AS SHOWN ON A MAP RECORDED IN BOOK
35, PAGE 48 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEASTERLY CORNER OF SAID LOT 3; THENCE NORTH 0'44'30"
WEST 74.46 FEET ALONG THE EAST LINE OF SAID LOT TO THE MOST SOUTHERLY CORNER
OF THE LAND DESCRIBED AS PARCEL 1 IN DEED TO THE GRIFFITH COMPANY RECORDED
MARCH 23, 1948 IN BOOK 1741, PAGE 174 OF OFFICIAL RECORDS OF SAID ORANGE
COUNTY, SAID POINT BEING THE TRUE POINT OF BEGINNING; THENCE NORTH 40'47'07"
WEST ALONG THE SOUTHWESTERLY LINE OF SAID LAND OF GRIFFITH COMPANY, A
DISTANCE OF 69.945 FEET; THENCE NORTH 89'15'30" EAST 45.00 FEET TO THE EAST LINE
OF SAID LOT 3; THENCE SOUTH 0'44'30" EAST 53.54 FEET TO THE TRUE POINT OF
BEGINNING.
PARCEL 5:
LOTS ONE (2) AND TWO (2) IN BLOCK “A” OF “LANCASTER’S ADDITION TO NEWPORT BEACH’
AS SHOWN ON A MAP RECORED IN BOOK 5, PAGE 14 OF MISCELLANEOUS MAPS, RECORDS
OF ORANGE COUNTY, CALIFORNIA
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EXHIBIT B
Addendum No. 2 to the Certified Final Lido House Hotel EIR
(The Final EIR, Addendum No. 1, and Addendum No. 2 are all available at
www.newportbeachca.gov/CEQA within the “Lido House Hotel” folder due to size.)
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EXHIBIT C
General Plan Amendment No. GP2020-004
Amend Table LU1 to modify the “Visitor Serving Commercial – Lido Village—CV-LV”
land use category as follows:
Table LU1 Land Use Plan Categories
Land Use Category Uses Density/ Intensity
VISITOR SERVING
COMMERCIAL – LIDO
VILLAGE—CV-LV
The CV-LV category is intended to allow for a
range of accommodations (e.g. hotels, motels,
hostels), goods, and services intended to
primarily serve visitors to the City of Newport
Beach. A fire station is allowed in its current
location. Limited Use Overnight Visitor
Accommodations and residences are not
allowed
As specified by Table LU2
Amend Table LU2 to modify Anomaly Number 85 as shown in the following table:
Table LU2 Anomaly Locations
Anomaly
Number
Statistical
Area
Land Use
Designation
Development
Limit (sf)
Development
Limit (Other)
Additional
Information
85 B5 CV-LV 103,470
118,573 sf of hotel
Accessory commercial
floor area is allowed in
conjunction with a hotel
and it is included within
the hotel development
limit. Municipal
facilities are not
restricted or included in
any development limit.
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EXHIBIT D
Local Coastal Program Amendment No. LC2020-006
Amend Table 2.1.1-1 of the Coastal Land Use Plan as follows:
Table 2.1.1-1 Land Use Plan Categories
Land Use Category Uses Density/Intensity
CV-LV
Visitor-Serving
Commercial –
Lido Village
The CV-LV category is intended to allow for
a range of accommodations (e.g. hotels,
motels, hostels), goods, and services
intended to primarily serve visitors to the
City of Newport Beach. A fire station is
allowed in its current location. Limited Use
Overnight Visitor Accommodations and
residences are not allowed. Note: The CV-
LV (Visitor Serving Commercial - Lido
Village) category applies to the former City
Hall Complex that includeds Fire Station # 2
(3300 Newport Boulevard and 475 32nd
Street).
103,470
118,573 gross square feet not
including a fire station. A fire
station may not occupy more
than 10% of the total project
site.
Amend Policy 4.4.2-1 of the Coastal Land Use Plan as follows:
4.4.2-1. Maintain the 35-foot height limitation in the Shoreline Height Limitation Zone, as
graphically depicted on Map 4-3, except for the following sites:
A. Marina Park located at 1600 West Balboa Boulevard: A single, up to maximum
73-foot- tall faux lighthouse architectural tower, that creates an iconic landmark
for the public to identify the site from land and water as a boating safety feature,
may be allowed. No further exceptions to the height limit shall be allowed,
including but not limited to, exceptions for architectural features, solar equipment
or flag poles. Any architectural tower that exceeds the 35-foot height limit shall
not include floor area above the 35-foot height limit, but shall house screened
communications or emergency equipment, and shall be sited and designed to
reduce adverse visual impacts and be compatible with the character of the area
by among other things, incorporating a tapered design with a maximum diameter
of 34-feet at the base of the tower. Public viewing opportunities shall be provided
above the 35-feet, as feasible. (Resolution 2013-44)
B. Former City Hall Complex at 3300 Newport Blvd and 475 32nd Street (the site):
• At least 75% of the total area of the site shall be 35 feet in height or lower.
• Buildings and structures up to 55 feet in height with the peaks of sloping
roofs and elevator towers up to 60 feet in height, provided it is
demonstrated that development does not adversely impact public views.
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Planning Commission Resolution No. PC2022-020
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• Architectural features such as domes, towers, cupolas, spires, and similar
structures may be up to 65 feet in height.
• Buildings and structures over 35 feet in height, including architectural
features, shall not occupy more than 25 percent of the total area of the
site.
• Buildings and structures over 45 feet in height, architectural features, shall
not occupy more than 15 percent of the total area of the site.
• With the exception of a fire station, aAll buildings and structures over 35
feet in height, including architectural features, shall be setback a minimum
of 60 feet from the Newport Boulevard right-of-way and 70 feet from the
32nd Street right-of-way.
• A fire station may be located in its current location and may be up to 40
feet in height. A fire station may include architectural features up to 45 feet
in height to house and screen essential equipment.
• The purpose of allowing limited exceptions to the 35-foot height limit on
this site is to promote vertical clustering resulting in increased
publiclypublically accessible on-site open space and architectural diversity
while protecting existing coastal views and providing new coastal view
opportunities. (Resolution 2016-29)
Amend the row entitled “Side [Setbacks] (Street Side)” in Table 21.20-2 (Development
Standards for Commercial Coastal Zoning Districts) of Section 21.20.030 (Commercial
Coastal Zoning Districts General Development Standards) of Title 21 (Local Coastal
Program Implementation Plan) of the NBMC to read as follows:
TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS
Development
Feature CC CG CM CN CV CV-LV OG
Additional
Requirements
Side (Street
side)
0 0 0 0 0 32nd Street:
1 ft. for below grade structures;
1 ft. for structures up to 35 ft. in
height;
70 ft. for structures over 35 ft. in
height (4)(5)
Via Oporto:
0
15 ft.
Amend the row entitled “Floor Area Ratio” in Table 21.20-2 (Development Standards for
Commercial Coastal Zoning Districts) of Section 21.20.030 (Commercial Coastal Zoning
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Planning Commission Resolution No. PC2022-020
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Districts General Development Standards) of Title 21 (Local Coastal Program
Implementation Plan) of the NBMC to read as follows:
TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS
Development
Feature CC CG CM CN CV CV-LV OG
Additional
Requirements
Floor Area
Ratio (2)(3)(4)
0.75 0.75 0.50 0.30 1.50 103,470
118,573 sf (8)
1.30
Amend the rows related to “Height” in Table 21.20-2 (Development Standards for
Commercial Coastal Zoning Districts) of Section 21.20.023 (Commercial Coastal Zoning
Districts General Development Standards) of Title 21 (Local Coastal Program
Implementation Plan) of the NBMC to read as follows:
TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS
Development
Feature CC CG CM CN CV CV-LV OG
Additional
Requirements
Height Maximum allowable height of structures without discretionary approval. See
Section 21.30.060 (Height Limits and Exceptions) for height measurement
requirements. See Section 21.30.060(C) (Increase in Height Limit) for possible increase
in height limit.
Within
Shoreline
Height Limit
Zone
26 ft. with flat roof; less than
3/12 pitch
31 ft. with sloped roof; 3/12
or greater pitch
55 ft. with flat
roof, less than
3/12 roof
pitch;
60 ft. with
sloped roof,
3/12 roof pitch
or greater
(5)(6)(7)
55 ft. with flat roof,
less than 3/12 roof
pitch;
60 ft. with sloped
roof, 3/12 roof pitch
or greater (6)(7)
26 ft. with flat roof;
less than 3/12 pitch
31 ft. with sloped
roof; 3/12 or greater
pitch
Section 21.30.06
0
See CLUP Policy
4.4.2-1
Not within
Shoreline
Height Limit
Zone
32 ft. with flat roof; less than
3/12 pitch
37 ft. with sloped roof; 3/12
or greater pitch
N/A
N/A
32 ft. with flat roof;
less than 3/12 pitch
37 ft. with sloped
roof; 3/12 or greater
pitch
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Planning Commission Resolution No. PC2022-020
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TABLE 21.20-2
DEVELOPMENT STANDARDS FOR COMMERCIAL COASTAL ZONING DISTRICTS
Development
Feature CC CG CM CN CV CV-LV OG
Additional
Requirements
Within High
Rise Height
Area (See Figure
H-1, attached to
the ordinance
codified in this
Implementatio
n Plan).
300 ft. N/A N/A
300 ft.
Amend the footnotes for Table 21.20-2 (Development Standards for Commercial Coastal
Zoning Districts) of Section 21.20.020 (Commercial Coastal Zoning Districts General
Development Standards) of Title 21 (Local Coastal Program Implementation Plan) of the
NBMC to read as follows:
Notes:
(1) All development and the subdivision of land shall comply with the requirements of
Section 21.30.025 (Coastal Zone Subdivisions).
(2) In the CG Coastal Zoning District, when 0.3/0.5 is shown on the Coastal Zoning Map, the FAR
may be increased to a maximum of 0.5 when two or more legal lots are merged to accommodate
larger commercial development projects.
(3) Portions of legal lots that are submerged lands or tidelands shall be included in the land area of
the lot for the purpose of calculating the allowable floor area for structures.
(4) The specific floor area limitations for each coastal zoning district are identified on the Coastal
Zoning Map.
(5) Setbacks to 32nd Street do not apply to Fire Station No. 2.
(5)(6) Architectural features such as domes, towers, cupolas, spires, and similar structures may be
up to sixty-five (65) feet in height.
(7) Fire Station No. 2 may be up to forty (40) feet in height and may include architectural features
up to forty-five (45) feet in height to house and screen essential equipment.
(8) One hundred three thousand four hundred seventy (103,470) gross square feet not including a
fire station. A fire station may not occupy more than ten (10) percent of the total project site.
Amend Subsection (D)(15) of Section 21.30.060 (Height Limits and Exceptions) of Title
21 (Local Coastal Program Implementation Plan) of the NBMC to read as follows:
15. Lido House Hotel. At the former City Hall, 3300 Newport Boulevard and 475 32nd Street:
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Planning Commission Resolution No. PC2022-020
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a. At least seventy-five (75) percent of the total area of the site shall be thirty-five (35) feet in height
or lower.
b. Buildings and structures up to fifty-five (55) feet in height with the peaks of sloping roofs and
elevator towers up to sixty (60) feet in height provided it is demonstrated that development does
not adversely materially impact public views.
c. Architectural features such as domes, towers, cupolas, spires, and similar structures may be up
to sixty-five (65) feet in height.
d. Buildings and structures over thirty-five (35) feet in height, including architectural features, shall
not occupy more than twenty-five (25) percent of the total area of the site.
e. Buildings and structures over forty-five (45) feet in height, including architectural features, shall
not occupy more than fifteen (15) percent of the total area of the site.
f. With the exception of a fire station, aAll buildings and structures over thirty-five (35) feet in
height, including architectural features, shall be set back a minimum of sixty (60) feet from the
Newport Boulevard right-of-way and seventy (70) feet from the 32nd Street right-of-way.
g. A fire station may be located in its current location and may be up to forty (40) feet in height.
h. A fire station may include architectural features up to forty-five (45) feet in height to house and
screen essential equipment.
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Planning Commission Resolution No. PC2022-020
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EXHIBIT E
Zoning Code Amendment No. CA2022-003
Amend Section 20.14.010 (Zoning Map Adopted by Reference) of the Newport Beach
Municipal Code (NBMC) to modify Anomaly Number 85 as follows:
Anomaly
Number
Development
Limit (sf)
Development Limit
(Other) Additional Information
85 103,470
118,573 sf of hotel
Accessory commercial floor area is
allowed in conjunction with a hotel and it is
included within the hotel development
limit. Municipal facilities are not restricted
or included in any development limit.
Amend the row entitled “Setbacks” in Table 2-7 (Development Standards for
Commercial Retail Zoning Districts) of Section 20.20.030 (Commercial Zoning Districts
General Development Standards) of Title 20 (Planning and Zoning) of the NBMC to read
as follows:
TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS
Development
Feature CC CG CM CN CV CV-LV
Additional
Requirements
Setbacks Minimum setbacks required for primary structures. See Section 20.30.110(D) (Allowed
Encroachments into Setback Areas) for setback measurement, allowed projections into
setbacks, and exceptions.
Front 0 0 0 0 0 Newport Blvd:
1 ft. for below grade
structures;
20 ft. for structures up to 35
ft. in height;
60 ft. for structures over 35
ft. in height
Side (interior,
each):
Abutting
nonresidential
0 0 0 0 0 1 ft. for below grade
structures;
5 ft. for above grade
structures
Abutting
residential
5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft.
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Planning Commission Resolution No. PC2022-020
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TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS
Development
Feature CC CG CM CN CV CV-LV
Additional
Requirements
Side (Street side) 0 0 0 0 0 32nd Street:
1 ft. for below grade
structures;
1 ft. for structures up to 35 ft.
in height;
70 ft. for structures over 35
ft. in height (4)
Via Oporto:
0
Rear:
Abutting an alley 10 ft. 10 ft. 10
ft.
10 ft. 10
ft.
5 ft.
Not abutting an
alley
0 0 0 0 0 0
Abutting
residential
5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft.
Amend the row entitled “Height” in Table 2-7 (Development Standards for Commercial
Retail Zoning Districts) of Section 20.20.030 (Commercial Zoning Districts General
Development Standards) of Title 20 (Planning and Zoning) of the NBMC to read as
follows:
TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS
Development Feature CC CG CM CN CV CV-LV
Additional
Requirements
Height Maximum allowable height of structures without discretionary approval. See
Section 20.30.060 (Height Limits and Exceptions) for height measurement
requirements. See Section 20.30.060(C) (Increase in Height Limit) for possible
increase in height limit.
Within Shoreline Height
Limit Zone
26 ft. with flat roof;
less than 3/12 pitch
31 ft. with sloped roof;
3/12 or greater pitch
55 ft. with flat roof, less than
3/12 roof pitch;
60 ft. with sloped roof, 3/12
roof pitch or greater (4)(5)(6)
20.30.060
See CLUP Policy 4.4.2-
1 Not within Shoreline Height
Limit Zone
32 ft. with flat roof;
less than 3/12 pitch N/A
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Planning Commission Resolution No. PC2022-020
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TABLE 2-7
DEVELOPMENT STANDARDS FOR COMMERCIAL RETAIL ZONING DISTRICTS
Development Feature CC CG CM CN CV CV-LV
Additional
Requirements
37 ft. with sloped roof;
3/12 or greater pitch
Within High Rise Height
Area (See Figure H-1,
attached to the ordinance
codified in this title).
300 N/A
Amend the footnotes for Table 2-7 (Development Standards for Commercial Retail
Zoning Districts) of Section 20.20.030 (Commercial Zoning Districts General
Development Standards) of Title 20 (Planning and Zoning) of the NBMC to read as
follows:
Notes:
(1) All development and the subdivision of land shall comply with the requirements of
Title 19 (Subdivisions).
(2) In the CG Zoning District, when 0.3/0.5 is shown on the Zoning Map, the FAR may be increased
to a maximum of 0.5 when two or more legal lots are merged to accommodate larger commercial
development projects in compliance with General Plan Policy LU 6.19.13 and Title 19 (Subdivisions).
(3) Portions of legal lots that are submerged lands or tidelands shall be included in the land area of
the lot for the purpose of calculating the allowable floor area for structures.
(4) Setbacks to 32nd Street do not apply to Fire Station No. 2.
(4)(5) Architectural features such as domes, towers, cupolas, spires, and similar structures may be
up to 65 feet in height.
(6) Fire Station No. 2 may be up to 40 feet in height and may include architectural features up to 45
feet in height to house and screen essential equipment.
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Planning Commission Resolution No. PC2022-020
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EXHIBIT F
Conditions of Approval
Site Development Review No. SD2020-008
Conditional Use Permit No. UP2020-039
Planning Division
1. The Project shall be in substantial conformance with the approved plans attached as
Exhibit G of this Resolution except as modified by applicable conditions of approval.
2. Site Development Review No. SD2020-008 and Conditional Use Permit No. UP2020-
039 shall expire unless exercised within 24 months from the date of approval of a Coastal
Development Permit unless an extension is otherwise granted by the Community
Development Director or the Planning Commission by referral or appeal.
3. Prior to the issuance of building permits, approval from the California Coastal Commission
is required.
4. The Project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. All development shall be implemented in compliance with all mitigation measures
contained within the approved Mitigation Monitoring and Reporting Program of the Lido
House Hotel, Final Environmental Impact Report No. ER2014-003 (SCH#2013111022).
6. The Applicant shall comply with all federal, state, and local laws. Violation of any of
those laws in connection with the use may be cause for modification or revocation of
Site Development Review No. SD2020-008 and Conditional Use Permit No. UP2020-
039.
7. Approval of this Site Development Review and Conditional Use Permit authorize a hotel
which is intended for occupancy by transients for dwelling, lodging, or sleeping purposes
for periods of thirty (30) days or less. The selling of timeshares or any other form of
fractional ownership of the hotel shall be prohibited. Additionally, no portion of the hotel
shall be rented or otherwise used for residential purposes.
8. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
9. A copy of the Resolution approving Site Development Review No. SD2020-008 and
Conditional Use Permit No. UP2020-039, including the conditions of approval within
Exhibit “A” shall be incorporated into the final approved Building Division and field sets
of plans prior to issuance of the building permits.
10. Prior to the issuance of a building permit, the Applicant shall submit a landscape and
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Planning Commission Resolution No. PC2022-020
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irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Department and the Municipal Operations Department. All
planting areas shall be provided with a permanent underground automatic sprinkler
irrigation system of a design suitable for the type and arrangement of the plant materials
selected. The irrigation system shall be adjustable based upon either a signal from a
satellite or an on-site moisture-sensor. Planting areas adjacent to vehicular activity shall
be protected by a continuous concrete curb or similar permanent barrier. Landscaping
shall be located so as not to impede vehicular sight distance to the satisfaction of the
Traffic Engineer.
11. All landscape materials and landscaped areas shall be installed and maintained in
accordance with the approved landscape plan. All landscaped areas shall be maintained
in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing
and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation
systems shall be kept operable, including adjustments, replacements, repairs, and
cleaning as part of regular maintenance.
12. Reclaimed water shall be used whenever available, assuming it is economically feasible.
13. Water leaving the project site due to over-irrigation of landscape shall be minimized. If
an incident such as this is reported, a representative from the Code and Water Quality
Enforcement Division of the City Manager’s Office shall visit the location, investigate,
inform and notice the responsible party, and, as appropriate, cite the responsible party
and/or shut off the irrigation water.
14. Watering shall be done during the early morning or evening hours (between 4 p.m. and
9 a.m.) to minimize evaporation the following morning.
15. Water shall not be used to clean paved surfaces such as sidewalks, driveways, parking
areas, etc. except to alleviate immediate safety or sanitation hazards. Parking areas and
vehicular driveways shall be swept on a weekly basis.
16. Prior to the final of building permits, the Applicant shall schedule an inspection by the
Planning Division to confirm that all landscaping was installed in accordance with the
approved plan.
17. All proposed signs shall be in conformance with applicable provisions of the Zoning
Code and shall be approved by the City Traffic Engineer if located adjacent to the
vehicular ingress and egress. The final location of the signs shall be reviewed by the
City Traffic Engineer and shall conform to City Standard 110-L to ensure that adequate
sight distance is provided. All signs shall be architecturally compatible and made with
high quality, durable materials. Cabinet signs are prohibited.
18. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior
on-site lighting shall be shielded and confined within site boundaries. No direct rays or
glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. “Walpak” type fixtures are not permitted. Parking area lighting shall have zero
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Planning Commission Resolution No. PC2022-020
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cut-off fixtures and light standards shall not exceed 20 feet in height.
19. Prior to the issuance of building permits, the Applicant shall prepare a photometric study
in conjunction with a final lighting plan for approval by the Planning Division.
20. The Property shall be illuminated for security and the site shall not be excessively
illuminated based on the luminance recommendations of the Illuminating Engineering
Society of North America, or, if in the opinion of the Community Development Director,
the illumination creates an unacceptable negative nuisance to surrounding property. The
Community Development Director may order the dimming of light sources or other
remediation upon finding that the site is excessively illuminated.
21. Prior to issuance of the certificate of occupancy, the Applicant shall schedule an evening
inspection by the Planning Division to confirm control of light and glare as required by
applicable provisions of the Zoning Code and the conditions of approval.
22. The operator of the facility shall be responsible for the control of noise generated by the
subject facility including, but not limited to, noise generated by patrons and any events
conducted on the project site, food service operations, delivery/loading operations, and
mechanical equipment. All noise generated by the proposed use shall comply with the
provisions of Chapter 10.26 and other applicable noise control requirements of the
Newport Beach Municipal Code
23. All mechanical equipment shall be screened from view of consistent with the Zoning
Code and shall be sound attenuated in accordance with Chapter 10.26 of the NBMC,
Community Noise Control.
24. Trash receptacles for patrons shall be conveniently located both inside and outside of
the facility and shall be routinely emptied. All trash shall be stored within the building or
within trash bins stored within trash enclosure(s).
25. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from
the premises and on all abutting sidewalks within 20 feet of the premises as necessary.
26. Storage of any materials outside of the buildings or in parking areas property shall be
prohibited.
27. The trash enclosure shall accommodate a minimum of four, 4-foot by 6-foot trash bins
and shall include doors and a roof structure to screen the contents of the enclosure. The
Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to
control odors. This may include the provision of either fully self-contained dumpsters or
periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division.
28. The construction and equipment staging areas shall be located in the least visually
prominent area on the site and shall be properly maintained and/or screened to minimize
potential unsightly conditions.
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Planning Commission Resolution No. PC2022-020
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29. A six-foot-high screen and security fence shall be placed around the construction site
during construction. Construction equipment and materials shall be properly stored on
the site when not in use.
30. Traffic control and truck route plans shall be reviewed and approved by the Public Works
Department before implementation. Large construction vehicles shall not be permitted
to travel narrow streets as determined by the Public Works Department. Disruption
caused by construction work along roadways and by movement of construction vehicles
shall be minimized by proper use of traffic control equipment and flagman.
31. Construction activities which produce loud noise that disturb, or could disturb a person
of normal sensitivity who works or resides in the vicinity, shall be limited to the weekdays
between the hours of 7 a.m. and 6:30 p.m. No such noise occurrences shall occur at
any time on Saturdays, Sundays or federal holidays.
32. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the Lido House Hotel Expansion including, but not limited to, the General Plan
Amendment No. GP2020-004, Local Coastal Program Amendment No. LC2020-006,
Zoning Code Amendment No. CA2022-003, Site Development Review No. SD2020-008,
Conditional Use Permit No. UP2020-039; and/or the City's related California
Environmental Quality Act determinations and the certification of the Final
Environmental Impact Report No. ER2014-003 (SCH#2013111022) and Addendum No.
2. This indemnification shall include, but not be limited to, damages awarded against the
City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with
such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City,
and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the
City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The Applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition. Applicant shall not be required to indemnify the City from any
lawsuit, or damages, costs, attorneys’ fees, or other expenses related thereto, that is
brought by any person or entity that is currently a party to litigation initiated by the City
related to the former city hall site, including the former Fire Station No. 2 site.
Building Division
33. The Applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department for demolition and construction. The construction plans must
comply with the most recent, City-adopted version of the California Building Code. The
construction plans must meet all applicable State Disabilities Access requirements. The
construction plans must comply with the California Green Building Standards Code.
34. A grading bond shall be required prior to grading permit issuance.
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Planning Commission Resolution No. PC2022-020
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35. A geotechnical report shall be submitted to the Building Division for review prior to
grading permit issuance.
36. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan
(SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction
Activities shall be prepared, submitted to the State Water Quality Control Board for
approval and made part of the construction program. The project Applicant will provide
the City with a copy of the NOI and their application check as proof of filing with the State
Water Quality Control Board. This plan will detail measures and practices that will be in
effect during construction to minimize the project’s impact on water quality.
37. Prior to issuance of grading permits, the Applicant shall prepare and submit a Water
Quality Management Plan (WQMP) for the proposed project, subject to the approval of
the Building Department and Code and Water Quality Enforcement Division. The
WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no
violations of water quality standards or waste discharge requirements occur.
38. A drainage and hydrology study shall be submitted prior to grading permit issuance.
39. A wheelchair-accessible path of travel shall be provided from Finley Avenue, Newport
Boulevard, and 32nd Street including public transportation areas to all guest rooms and
facilities. Proposed wood shingles shall be Class A.
40. Fire Sprinkler System shall be Type 13.
Fire Department
41. The Applicant shall provide an exiting analysis for all new assembly spaces.
42. New buildings shall have approved radio coverage for emergency responders within the
building based on the existing coverage levels of the public safety communication
systems utilized by the jurisdiction, measured at the exterior of the building. This section
shall not require improvement of the existing public safety communication systems. If
the existing structure has an emergency responder radio coverage system, the addition
shall be accounted for and improvement shall be made to the system unless testing by
a third party determines that it is not required.
43. A fire flow determination consistent with Newport Beach Fire Department Guideline B.01
“Determination of Required Fire Flow” shall be required for the proposed buildings prior
to the issuance of a building permit. The fire flow information shall be included on final
building drawings.
44. All weather access roads shall be installed and made serviceable prior to and during
time of construction.
45. Fire hydrants shall be required to be located within 400 feet of all portions of the building
subject to the review and approval of the Newport Beach Fire Department. Additional
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Planning Commission Resolution No. PC2022-020
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hydrants may be required dependent on fire flow calculations. All existing and proposed
fire hydrants within 400 feet of the project site shall be shown on the final site plan.
46. Blue hydrant identification markers shall be placed adjacent to fire hydrants consistent
with Newport Beach Fire Department guidelines.
47. A fire apparatus access road shall be provided to within 150 feet of all exterior walls of
the first floor of the building. The route of the fire apparatus access road shall be
approved by the Fire Department. The 150 feet is measured by means of an
unobstructed route around the exterior of the building. Newport Beach Fire Department
Guideline C.01 “Emergency Fire Access: Roadways, Fire Lanes, Gates and Barriers.”
48. Minimum width of a fire access roadway shall be 20 feet, no vehicle parking allowed.
The width shall be increased to 26 feet within 30 feet of a hydrant, no vehicle parking
allowed. Access roads shall have an unobstructed vertical clearance of not less than
13 feet, 6 inches. Newport Beach Fire Department Guideline C.01.
49. Apparatus access roads must be constructed of a material that provides an all weather
driving surface and capable of supporting 72,000 pounds imposed load for fire
apparatus and truck outrigger loads of 75 pounds per square inch over a two foot area.
Calculations stamped and signed by a registered professional engineer shall certify that
the proposed surface meets the criteria of an all weather driving surface and is capable
of withstanding the weight of 72,000 pounds, Newport Beach Fire Department Guideline
C.01.
50. Vehicle access gates or barriers installed across fire apparatus access roads shall be in
accordance with the Newport Beach Fire Department Guidelines and Standards C.01
“Emergency Fire Access: Roadways, Fire Lanes, Gates, and Barriers.” The minimum
width of any gate or opening necessary or required as a point of access shall be not less
than 14 feet unobstructed width. As amended by Newport Beach, California Fire Code
Section 503.6.1.
51. All security gates shall have a Knox-box override and an approved remote opening
device. Newport Beach Fire Department Guideline C.01.
52. Fire lanes shall be identified as per Newport Beach Fire Department Guideline C.02.
53. An automatic fire sprinkler system will be required and shall be installed as per California
Fire Code Section 903.
54. The underground fire line will be reviewed by the fire department. A separate submittal
is required which requires an “F” Permit. The underground fire line is a separate
submittal (cannot be part of the overhead fire sprinkler plans, nor precise or rough
grading plans) and must be designed as per N.B.F.D. Guideline F.04 “Private Hydrants
and Sprinkler Supply Line Underground Piping.”
55. Standpipes systems shall be provided as set forth in California Fire Code Section 905.
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Planning Commission Resolution No. PC2022-020
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56. Hood Fire Suppression system will be required for cooking appliances and plans must
be submitted to the fire department for approval prior to installation.
57. A fire alarm system will be required and shall be installed as per California Fire Code
Section 907.
58. Fire extinguishers are required and shall be located and sized as per the California Fire
Code.
59. Emergency power shall be provided for exit signs as required in Section 1013.6.3. The
system shall be capable of powering the required load for a duration of not less than 90
minutes.
60. Public Safety Radio System Coverage (800 MHz firefighter’s radio system) shall be
provided as per Newport Beach Fire Department Guideline D.05.
61. Premises identification shall be provided as City of Newport Beach amended California
Fire Code Section 505.1.1. Addresses shall be placed above or immediately adjacent
to all doors that allow fire department access. In no case shall the numbers be less than
four inches in height with a one-half inch stroke.
62. Fireplaces and fire pit clearances shall be provided as per manufacturer’s
recommendations and/or California Mechanical Code requirements.
63. Awnings and canopies shall be designed and installed as per California Building Code
Section 3105 with frames of noncombustible material, fire-retardant-treated wood, wood
of Type IV size, or 1-hour construction with combustible or noncombustible covers and
shall be either fixed, retractable, folding or collapsible.
64. All building and structures with one or more passenger service elevators shall be
provided with not less than one medical emergency service elevator to all landings. The
medical emergency service elevator shall accommodate the loading and transport of an
ambulance gurney or stretcher 24 inches by 84 inches with not less than 5-inch radius
corner in the horizontal position. The elevator car shall be of such a size to
accommodate a 24-inch by 84-inch ambulance gurney or stretcher with not less than 5-
inch radius corners, in the horizontal, open position, shall be provided with a minimum
clear distance between walls or between walls and door excluding return panels not less
than 80 inches by 54 inches and a minimum distance from wall to return panel not less
than 51 inches with a 42-inch side slide door as per California Building Code Section
3002.
65. Fire Master Plan shall be submitted to the Fire Prevention Division for approval. The
plan shall include information on the following (but not limited to) subjects: fire
department vehicle access to the project site, secondary emergency vehicle access,
firefighter access (hose pull) around structures, fire lane identification, location of fire
hydrants and other fire department appliances, and the location and type of gates or
barriers that restrict ingress/egress.
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Planning Commission Resolution No. PC2022-020
Page 35 of 40
66. Building permit plans shall be submitted to the Fire Department for plan check and
approval prior to the issuance of building permits.
Public Works Department
67. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
68. An encroachment permit is required for all work activities and all non-standard
improvements within the public right-of-way and public property.
69. Prior to building permit issuance, a final Construction Management Plan (CMP) shall be
reviewed and approved by the Community Development Director and City Traffic
Engineer.
70. Prior to building permit issuance, a final Parking Management Plan (PMP) shall be
reviewed and approved by the Community Development Director and City Traffic
Engineer.
71. The Applicant shall be required to construct fourteen (14) new public parking spaces
along Via Oporto and shall coordinate with the City’s Finance Department for the
installation of parking meters and/or pay stations and signage.
72. All landscaping along Via Oporto adjacent to the fourteen (14) public parking spaces
shall be maintained by the Applicant.
73. The reconfigured driveway approach along the 32nd Street frontage shall be constructed
per City Standard.
74. The Applicant shall construct new planned improvements along 32nd Street between
Newport Boulevard and Lafayette Avenue, including but not limited to, sidewalk,
curb/gutter, striping, signage, driveway, street light relocation, parking meter post
relocation, and roadway improvement. All work shall be per City Standards and
approved by the Public Works Director. The cost shall be borne by the Applicant.
75. The public pedestrian easement along Newport Boulevard shall be a minimum of 8 feet
in width and clear of any obstructions, unless otherwise approved by the Public Works
and the Community Development Departments.
76. The Applicant shall reconstruct the existing broken and/or otherwise damaged concrete
sidewalk panels, curb and gutter, and driveway approaches along the Newport
Boulevard and 32nd Street frontages.
77. All existing curb ramps along the project frontages shall be upgraded to current ADA
standards.
78. All improvements shall comply with the City’s sight distance requirement. The project
driveways shall be designed to accommodate adequate vehicular sight distance per City
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Planning Commission Resolution No. PC2022-020
Page 36 of 40
Standard 105. Walls, signs, and other obstructions shall be limited to 30 inches in height
and planting shall be limited to 24 inches in height within the limited use areas.
79. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
80. All on-site drainage shall comply with the latest City Water Quality requirements.
81. All unused water services to be abandoned shall be capped at the main (corporation
stop) and all unused sewer laterals to be abandoned shall be capped at property line.
82. All new and existing water services (i.e., domestic, landscaping, or fire) shall have its
own water meter and shall be protected by a City approved backflow assembly.
83. All new and existing sewer laterals shall have a sewer cleanout installed per STD-406-
L.
84. Water and Wastewater demand studies shall be prepared and submitted for review and
approval prior to approval of the Grading Plan. If studies show that there are impacts
based on the peak demand flows calculated, improvements to the City’s infrastructures
will be required at the cost of the development.
85. All parking stalls and drive aisle widths shall be per City Standards 805-L-A and 805-L-
B.
86. A Valet Operations Plan shall be reviewed and approved by the City Traffic Engineer
and the Community Development Director prior to the issuance of a certificate of
occupancy. Future changes to the plan shall also require the review and approval.
87. All valet operation shall be accommodated on-site at all times.
88. Tandem parking spaces shall be signed and used for valet parking only. They may be
used for long-term reserved parking. They shall not be used for public parking.
89. All landscaping, hardscape, ground cover, and trees within the project site and along
the Finley Avenue, Newport Boulevard, and 32nd Street frontages shall be maintained
by the Applicant.
90. Remove pendant lighting along Finley Avenue to provide adequate vertical clearance.
Police Department
91. State Department of Alcoholic Beverage Control license types classified as “Public
Premises” shall be prohibited.
92. If required by the State Department of Alcoholic Beverage Control, the Applicant shall
provide the Chief of Police a statement of facts showing why the issuance of alcohol
licenses for the proposed project would serve public convenience or necessity.
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Planning Commission Resolution No. PC2022-020
Page 37 of 40
93. Approval of this Site Development Review and Conditional Use Permit does not permit
the hotel or its restaurants, bars, lounge, or assembly areas to operate as a nightclub
as defined by the Newport Beach Municipal Code, unless the Planning Commission first
approves such permit.
94. Prior to final inspection of the building permit, the operator shall obtain an Operator
License pursuant to Chapter 5.25 (Operator License) of the NBMC, unless it is
determined the Operator License is not required. The Operator License may be subject
to additional and/or more restrictive conditions to regulate and control potential late-hour
nuisances associated with the operation facility.
95. Prior to occupancy and operation of the proposed hotel and its ancillary uses, a
comprehensive security plan shall be submitted to the Newport Beach Police Department
for review and approval.
96. There shall be no exterior advertising or signs of any kind or type, including advertising
directed to the exterior from within, promoting or indicating the availability of alcoholic
beverages. Interior displays of alcoholic beverages or signs which are clearly visible to
the exterior shall constitute a violation of this condition.
97. No “happy hour” type of reduced price alcoholic beverage promotion shall be allowed
except when offered in conjunction with food ordered from the a full service menu.
98. No games or contests requiring or involving the consumption of alcoholic beverages shall
be permitted.
99. All persons selling alcoholic beverages shall be over the age of 21 and undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages. The certified program must meet the standards of the
California Coordinating Council on Responsible Beverage Service or other
certifying/licensing body, which the State may designate. Records of each owner’s,
manager’s and employee’s successful completion of the required certified training program
shall be maintained on the premises and shall be presented upon request by a
representative of the City of Newport Beach.
100. The operator of the facility shall be responsible for the control of noise generated by the
subject facility including, but not limited to, noise generated by patrons, food service
operations, and mechanical equipment. All noise generated by the proposed use shall
comply with the provisions of Chapter 10.26 and other applicable noise control
requirements of the NBMC. Pre-recorded music may be played in the tenant space,
provided exterior noise levels outlined below are not exceeded. The noise generated by
the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise
Control) of the Newport Beach Municipal Code.
101. That no outdoor sound system, loudspeakers, or paging system shall be permitted in
conjunction with the hotel, hotel restaurant or lounge facility.
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Planning Commission Resolution No. PC2022-020
Page 38 of 40
102. The operator is required to take reasonable steps to discourage and correct objectionable
conditions that constitute a nuisance within the facility, adjacent properties, or surrounding
public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly
related to the patrons of the establishment surrounding residents.
103. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
104. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the NBMC to require such
permits.
105. There shall be no on-site radio, televisions, video, film, or other electronic media
broadcasts, including recordings to be broadcasted at a later time, which include the
service of alcoholic beverages, without first obtaining an approved Special Event Permit
issued by the City of Newport Beach.
106. Any event or activity staged by an outside promoter or entity, where the Applicant,
operator, owner or his employees or representatives share in any profits, or pay any
percentage or commission to a promoter or any other person based upon money
collected as a door charge, cover charge or any other form of admission charge is
prohibited.
107. The operator of the establishment shall not share any profits or pay any percentage or
commission to a promoter or any other person based upon monies collected as a door
charge, cover charge, or any other form of admission charge, including minimum drink
orders or the sale of drink.
Real Property Manager
108. Prior to building permit issuance, the Applicant shall work with the City’s Real Property
Manager to modify the proposed landscaping around the greenhouse area, such that it
does not restrict use of the surrounding area for events.
109. Prior to building permit issuance, the Applicant shall work with the City’s Real Property
Manager to enhance the western wall of the new breakout room by considering adding
transom windows or some similar feature that breaks up the wall massing.
110. Prior to building permit issuance, the Applicant shall work with the City’s Real Property
Manager to ensure that adequate pedestrian paths of travel are provided connecting the
hotel to the sidewalk and new public parking along Via Oporto.
111. Prior to building permit issuance, the Applicant shall pursue and execute a lease
amendment.
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Planning Commission Resolution No. PC2022-020
Page 39 of 40
112. The gates proposed for access through the new fencing along Newport Boulevard shall be
removable and shall only be put in place during events. The pedestrian walkway shall
always be freely open and accessible when an event is not occurring.
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Planning Commission Resolution No. PC2022-020
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EXHIBIT G
Approved Project Plans
56
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Attachment No. PC 2
Applicant’s Project Narrative
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Planning Permit Application
Attachment A
Page 1 of 6
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006,
JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
The Applicant requests the following amendments to the previously approved Site Development Review
No. SD2016-005, Conditional Use Permit No. UP2016-015, General Plan Amendment No. GP2016-001,
and Coastal Land Use Plan Amendment No. LC2016-001:
A. To increase the maximum allowed gross floor area from 103,470 gross square feet to 118,573 gross
square feet;
B. Amend Conditional Use Permit No. UP2016-015; and
C. Amend Site Development Review No. SD2016-005
Project Description
A. The Applicant requests a 15,103 +/- square foot increase in the maximum allowable development of
the site from 103,470 square feet to 118,573 square feet for Lido House Hotel. Additionally,
Applicant propose to incorporate the adjacent parcel into the lease premises to accommodate
additional site parking. The proposed changes to the approved hotel plans in current lease
premises:
a. Addition of 5 Cottages with a total of +/- 8,351 total square feet.
b. Enclosure of 1,466 square feet of storage spaces on level 1.
c. Addition of 3,481 square feet of covered walkway, pre-function and break out meeting room for
splitting a large group into smaller groups on level 1.
d. Addition of 600 square feet greenhouse break-out sitting room on level 1.
e. Addition of 819 total square feet of guest room space for Levels 2, 3, and 4 (273 square feet
each).
f. Enclosure of 386 square foot of rooftop terrace area on Level 4.
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Planning Permit Application
Attachment A
Page 2 of 6
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006,
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Required Findings for
Site Development Review No. 2020-008 and
Conditional Use Permit No. 2020-039
Site Development Review
Finding:
1. Allowed within the subject Zoning district;
Facts in Support of Finding:
a. The site is within the Visitor Servicing Commercial – Lido Village (CV-LV) zoning district
and Section 20.20.020 allows visitor accommodations subject to the approval of a
Conditional Use Permit.
2. In compliance with all of the following applicable criteria:
a. Compliance with this Section, the General Plan, this Zoning Code, any applicable specific
plan, and other applicable criteria and policies related to the use or structure;
Facts in Support of Finding:
1. The existing 130-room hotel project is consistent with the CV-LV General Plan
land use designation, CV-LV Coastal Land Use Plan category, and the CV-LV
zoning district for the project site that provides for the horizontal or vertical
intermixing of commercial, visitor accommodations, residential, and/or civic
uses. Civic uses could include, but are not limited to, a community center,
public plazas, a fire station and/or public parking.
b. The efficient arrangement of structures on the site and the harmonious relationship of
the structures to one another and to other adjacent developments; and whether the
relationship is based on standards of good design;
Facts in Support of Finding:
1. The CV-LV zoning district includes setback standards (zero to 35 feet depending
on height), open space (20% of the site) and building height standards (55 feet
to flat roofs, 60 feet for sloping roofs and up to 65 feet for architectural features
and structures must be kept below 35 feet within 70 feet horizontal distance
from 32nd Street). The proposed Cottages, Greenhouse Sitting Room, and
Break-Out Room will be setback more than 45 feet and more than 15 feet from
32nd street respectively. The height of the sloping roof of the 4-story portion of
the proposed hotel is less than 58 feet, 5 inches and all other portions of the
hotel are below this height. The height of the Cottages will be kept below 35
feet in areas within 70 feet horizontally from 32nd Street. Lastly, the proposed
site plan provides over 20% of the site as open space consisting of the
hardscape and landscaping between the hotel and Newport Boulevard and 32nd
Street in compliance with the proposed open space standard.
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Planning Permit Application
Attachment A
Page 3 of 6
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006,
JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site
and adjacent developments and public areas;
Facts in Support of Finding:
1. The project is compatible with surrounding development and public spaces in
terms of bulk, scale and aesthetic treatments. The existing building is setback
over 69 feet from Newport Boulevard. . The proposed cottages are over 69 feet
from Newport Boulevard. The proposed greenhouse sitting room is designed
to fit the coastal architectural theme. It is set back over 45 feet from Newport
Boulevard and has a height of 14 feet 6 inches. Hotel buildings have been
designed with a one, two and three story element along Newport Boulevard
while providing a significant setback from the street providing areas for public
access, landscaping, outdoor dining, and hotel use. Based upon the project
drawings, all elevations of proposed buildings will include consistent
architectural treatments, articulation and modulation of building masses
providing visual interest with a coastal architectural theme specified by the Lido
Village Design Guidelines.
d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive
aisles, driveways, and parking and loading spaces;
1. The project retains the two large Ficus trees designated by Council Policy G-1
as Landmark Trees. The proposed project also retains the 10 existing tall date
palm trees, and provides pedestrian areas, seating areas, and enhanced
pavement increasing the aesthetic and use qualities of the setback area. The
setback area also provides pedestrian connections from the intersection of
Newport Boulevard and 32nd Street along the streets in furtherance of the
goals of the Lido Village Design Guidelines. Lastly, the building elevations
include a lighthouse architectural feature, simple gable roofs, tight overhangs,
simple block massing, and wood siding all with a clear coastal theme consistent
with the Lido Village Design Guidelines.
2. Access to the site, on-site circulation, and parking areas are designed to provide
standard-sized parking spaces consistent with the Zoning Code, 26-foot-wide,
two-way driveways, and the minimum vehicle turning radius to accommodate
and provide safe access for residents and guests (including the disabled),
emergency vehicles, delivery trucks, and refuse collections vehicles, as
determined by the City Traffic Engineer.
e. The adequacy and efficiency of landscaping and open space areas and the use of water
efficient plant and irrigation materials. The protection of significant views from public
right(s)-of-way and compliance with Section 20.30.100 (Public View Protection).
1. The project is subject to the City's Water-Efficient Landscape Ordinance
(Chapter 14.17 of NBMC) and compliance will be confirmed at plan check prior
to issuing building permits.
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Planning Permit Application
Attachment A
Page 4 of 6
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006,
JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
2. Consistent with Section 20.30.100 (Public View Protections), the EIR (Section
5.2 Aesthetics/Light and Glare) provides an analysis of potential impacts to
public views from Sunset View Park, Cliff Drive Park and Ensign View Park.
Based upon that analysis, the proposed hotel will blend into the urban
background and not block any important focal points including the horizon
within existing public views from these vantages. Additionally, there are other
taller buildings in the vicinity suggesting that proposed building would not be
out of character despite the proposed increase in building height. Specifically,
601 & 611 Lido Park Drive and 3388 Via Lido are taller than the proposed height
of the project. No significant public views through or near the project site are
present in the immediate vicinity of the site. For these reasons, the analysis
concludes that there will be no material impact to public coastal views.
3. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or
otherwise constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed development.
Facts in Support of Finding:
a. The hotel project is consistent with the Lido Village Design guidelines by providing
architecturally pleasing project with a coastal theme with articulation and building
modulation to enhance the urban environment consistent with the Lido Village Design
Guidelines. The project provides a large, enhanced setback area between the hotel and
Newport Boulevard and 32nd Street that include pedestrian paths, seating and landscape
areas that will create a community focal point and providing connections to abutting uses.
b. The project site is located in a developed commercial area with limited sensitive land uses
located nearby. The overall height of the project will not materially impact any public
views from General Plan designated vantages or significantly shade surrounding
properties as demonstrated in Section 5.2 Aesthetics/Light and Glare of the Lido House
Hotel EIR.
c. The proposed surface parking lot provides 146 parking spaces (with 11 valet stacking
within drive aisles) and through the use of valet parking that can facilitate additional on-
site vehicles will accommodate 100% of the project's anticipated parking demand based
on the Parking Demand Analysis dated June 8, 2022 by Linscott, Law & Greenspan,
Engineers. There are 16 existing additional spaces for public use outside of the property
boundary which are appropriate for occasional hotel uses after 5:00PM on 32nd Street.
There are 14 proposed additional parking spaces for public use outside of the property
boundary which are appropriate for occasional hotel uses after 5:00PM on Via Oporto.
Additionally, the parking lot and vehicular access thereto has been designed to
accommodate and provide safe access for passenger vehicles, emergency vehicles,
delivery trucks, and refuse collection vehicles, as determined by the City Traffic Engineer.
d. Direct vehicular access to Via Lido Plaza will be provided an existing driveway and
easement located just west of the intersection of Finley Avenue and Newport Boulevard.
The main entry to the hotel at Finley Avenue includes 16 parking spaces and area to
accommodate approximately 22 cars west of the parking gate to accommodate short-
term registration and valet parking and vehicle circulation without conflicting with vehicle
access to Via Lido Plaza. The parking control gate at 32nd Street is designed and setback
sufficiently to accommodate 2 cars, fire vehicle access and delivery trucks to avoid
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Planning Permit Application
Attachment A
Page 5 of 6
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006,
JUne 15, 2022 - LHE PA2020-068 Application Resubmittal
conflicts along 32nd Street. The project proposes to add 14 additional spaces for public
use of the property boundary on Via Oporto.
e. Closing the site to unrestricted vehicular access by the public through the site to 32nd
Street would discontinue direct vehicular access to Via Lido Plaza through an existing
access gate located at the southeast corner of the site. Despite the closure of this access
point, adequate vehicular access to Via Lido Plaza for cars, delivery trucks and
emergency vehicles is currently provided by an existing driveway at Finley Avenue and
an existing driveway from Via Lido. Large delivery trucks and fire trucks can access both
parking areas at Via Lido Plaza.
f. The project is subject to the City's Outdoor Lighting requirements contained within
Section 20.30.070 (Outdoor Lighting) of the Zoning Code.
g. Roof‐top mechanical equipment will be fully enclosed or screened from view consistent
with the Municipal Code.
h. The construction will comply with all Building, Public Works, and Fire Codes. All
ordinances of the City and all conditions of approval shall be complied with.
Conditional Use Permit
Findings
1. The use is consistent with the General Plan and any applicable specific plan;
Facts in Support of Finding:
a. The proposed additional hotel square footage and 4‐cottage expansion is consistent
with the proposed Visitor Serving Commercial‐Lido Village (CV‐LV) General Plan land use
designation, CVLV (Visitor Serving Commercial ‐ Lido Village) Coastal Land Use Plan
category, and the CV‐LV (Visitor Serving Commercial ‐ Lido Village) zoning district for the
project site that provides for the horizontal or vertical intermixing of commercial, visitor
accommodations, residential, and/or civic uses. Civic uses may include, but are not
limited to, a community center, public plazas, a fire station and/or public parking.
b. The project site is not located within a Specific Plan area.
c. The proposed land use and zoning amendments and hotel is consistent with the goals
and policies of the Newport Beach General Plan. The City Council concurs with the
conclusion of the consistency analysis of the proposed project with these goals and
policies provided in the FEIR. The mitigation measures specified in the Mitigation
Monitoring and Reporting Program have been incorporated as conditions of approval.
2. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code;
Facts in Support of Finding:
a. The Zoning Code specifies that parking for a hotel be specified by Conditional Use
Permit with the purpose to ensure that parking is adequately provided to meet demand.
The proposed surface parking lot provides 146 parking spaces (with 11 valet stacking
within drive aisles) and through the use of valet parking that can facilitate additional on‐
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Planning Permit Application
Attachment A
Page 6 of 6
CUP No. 2020-39; SDR No. 2020-008; GPA No. 2020-004; LCPA No. 2020-006,
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site vehicles will accommodate 100% of the project's anticipated parking demand based
on the Parking Demand Analysis dated June 8, 2022 by Linscott, Law & Greenspan,
Engineers. There are 16 existing additional spaces for public use outside of the property
boundary which are appropriate for occasional hotel uses after 5:00PM on 32nd Street.
There are 14 proposed additional parking spaces for public use outside of the property
boundary which are appropriate for occasional hotel uses after 5:00PM on Via Oporto.
b. The proposed hotel will provide alcohol sales in conjunction with late night hours and as
such, the operator is required to obtain an Operator License from the Police Department
pursuant to Chapter 5.25. This requirement is included in the conditions of approval.
3. The design, location, size, and operating characteristics of the use are compatible with the allowed
uses in the vicinity;
Fact in Support of Finding:
a. The project is compatible with surrounding development and public spaces in terms of
bulk, scale and aesthetic treatments. The large setbacks identified in statement B-2 above
will help offset the taller portions of the proposed buildings. Hotel buildings have been
designed with a one, two and three story element along Newport Boulevard while
providing a significant setback from the street providing areas for public access,
landscaping, outdoor dining, and hotel use.
4. The site is physically suitable in terms of design, location, shape, size, operating characteristics,
and the provision of public and vehicle (e.g., fire and medical) access and public services and
utilities; and
Facts in Support of Finding:
a. The project site is approximately 4.25 acres in size and can accommodate the proposed
hotel building, and adequate parking based upon project's anticipated parking demand
based upon the parking analysis contained in Section 5.5 Traffic/Circulation of the Lido
House EIR. Additionally, the site also accommodated a large-enhanced setback area
comprising 21.4% of the site for public walkways, landscaping, and open space.
b. The site is directly accessible from Newport Boulevard at the signalized intersection with
Finley Avenue. Additionally, the site is directly accessible from 32nd Street. Adequate
public and emergency vehicle access, public services, and utilities exist to accommodate
the proposed hotel development as concluded by the Lido House Hotel FEIR NO. ER2014-
003 (SCH#2013111022).
5. Operation of the use at the location proposed would not be detrimental to the harmonious and
orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed use.
Fact in Support of Finding:
a. The use authorized by this permit is not a nightclub and its prohibition will avoid potential
land use conflicts, nuisances, and police intervention potentially associated with
nightclubs.
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Attachment No. PC 3
Accepted Parking Demand Analysis
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June 8, 2022
Mr. Anthony Wrzosek R.D. Olson Development 2955 Main Street, Third Floor
Irvine, California 92614
LLG Reference No. 2.14.3547.2 Subject: Parking Demand Analysis for the Proposed Lido House Hotel
Expansion Project Newport Beach, California Dear Mr. Wrzosek:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this
Parking Demand Analysis for proposed Lido House Hotel Expansion (herein after
referred to as Project) in the City of Newport Beach, California. Figure 1, located at
the rear of this letter report, presents a Vicinity Map, which illustrates the general
location of the project site and depicts the surrounding area.
The Project site is currently developed with the Lido House Hotel, which consists of a
four-story, 103,470 square-foot (SF) hotel including 130 hotel rooms, meeting rooms,
accessory retail spaces, a restaurant, lobby bar, rooftop bar, guest pool, and other
recreational areas. A pedestrian plaza, landscaped areas, and other amenities
complement the hotel along Newport Boulevard and 32nd Street. The current parking
supply consists of 148 surface parking spaces with a valet service that currently
accommodates up to 15 additional valet parking spaces for a total current supply of
163 spaces. It should be noted that the parking operation is 100% valet and will
continue with the proposed expansion Project. Figure 2 presents an existing site
aerial, which shows the existing layout of the Lido House Hotel property.
The proposed Project consists of requesting entitlements to increase the maximum
allowed gross floor area of the hotel from 103,470 SF to 118,573 SF. The additional
15,103 SF would allow development of five (5) new hotel cottages and slightly
expand the existing hotel building. The project would also incorporate the adjacent
parcel, currently occupied by Lido Fire Station No. 2, by demolishing the fire facility
to accommodate additional on-site parking. Figure 3 presents the proposed site plan
for the Project, prepared by WATG. As shown, the Project will construct five (5) new
cottages adjacent to the existing cottages on the southeast corner of the existing hotel
and reconfigure the parking lot, accordingly, and modify the site to provide 146
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Mr. Anthony Wrzosek June 8, 2022
Page 2
N:\3500\2143547-2 - Lido House Hotel Special Events, Newport Beach\Report\3547-2 Lido House Hotel Expansion Parking Demand Analysis - NB, 06-08-22.doc
parking spaces plus eleven (11) additional stacked valet spaces for a total of 157 on-
site vehicular parking spaces. In addition, thirty-two (32) bicycle parking spaces will
be provided (beyond the 10 CalGreen required bicycle spaces), which equates to as
much as eight (8) equivalent vehicle parking spaces per a growing common practice
in other jurisdictions [i.e. Los Angeles MC Section 12.21.A.4 & Laguna Beach MC
Section 25.52.012(E)]. Furthermore, four (4) vanpool/carpool spaces will be
provided, consistent with the Transportation Management Plan (TMP), which would
presumably reduce the parking demand by at least four (4) spaces, given that the
employee parking demand would be reduced accordingly. Therefore, the total parking
supply will consist of 165 equivalent parking spaces. Lastly, fourteen (14) additional
parking spaces will be constructed along Via Oporto, which will be available for hotel
guests on a first come first serve basis.
Based on our understanding, a parking study is required by the City of Newport
Beach as part of the CUP application to add the additional five (5) cottages and to
determine the parking demand for the existing hotel with the aforementioned project
modifications, to ensure that adequate parking will be provided.
This report evaluates the parking demand of the existing hotel with the proposed new
cottages at the Lido House Hotel. The parking demand analysis evaluates the
Project’s parking requirements based on the City of Newport Beach Municipal Code
(Approved CUP for the Lido House Hotel) and utilization of existing parking
surveys, as directed by the City.
Our method of analysis, findings, and recommendations are detailed in the following
sections of this report.
PARKING SUPPLY-DEMAND ANALYSIS
The parking analysis for the Lido Marina Village Project involves determining the
expected parking needs, based on the size and type of existing and proposed
development components versus the parking supply.
For this expansion Project, there is one appropriate methods that can be used to
estimate the site’s peak parking requirements. These methods include:
1. Application of parking survey information, based on existing parking
characteristics, combined with the peak demand for the new cottages, which
combines actual parking demand data with projected demand data based on
City Code.
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Mr. Anthony Wrzosek June 8, 2022
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It should be noted that per the City of Newport Beach Municipal Code – Chapter 20.40,
Off-Street Parking, Table 3-10, Off-Street Parking Requirements, the hotel parking
requirement is based the Conditional Use Permit for the Project. Consequently, based
on the approved Parking Study for the Lido House Hotel, prepared by Stantec
Consulting Services, Inc. (April 18, 2014), the recommended parking requirement for
the hotel room component of the Lido House Hotel development is 0.8 spaces per
hotel room. As a result, the recommended parking requirement for the proposed five
(5) additional cottages is four (4) spaces (0.8 spaces per room x 5 rooms = 4 spaces).
Parking Survey Data Parking Demand Analysis
To determine the current parking demand of the existing Lido House Hotel, parking
surveys were conducted on a typical weekend day by Transportation Studies, Inc.
given that weekends are the busiest times at the hotel. The parking surveys were
performed at one-hour intervals between 7:00 AM and 1:00 AM on Saturday October
30, 2021. The parking surveys consisted of counting the number of parked vehicles
within the hotel property including vehicles that were stacked in the drive aisles. It
should be noted that hotel was 89% occupied on the day of the parking counts.
The results of the weekend day (Saturday) parking surveys are summarized in Table
1. As shown in Table 1, the hotel experienced a weekend day (Saturday) peak parking
demand of 141 vehicles that occurred within the hotel property at 5:00 PM. In
addition as shown in Table 1, the parking counts were adjusted based on the industry
standard hotel design capacity of 93% occupancy, which equates to a factor of
104.5%. As a result, the peak parking demand design for the existing hotel property is
147 spaces.
In order to determine the most appropriate peak-parking requirement for the Lido
Hotel Expansion Project, utilization of the survey data for the existing hotel is
combined with the City Code requirement parking demand for the five (5) additional
hotel cottages. Therefore, based on the current peak parking demand of 147 spaces
combined with the City Code requirement of four (4) spaces for the additional
cottages, the recommended peak parking requirement is 151 parking spaces, which
results in a parking surplus of fourteen (14) parking spaces (91.5% utilization) with a
proposed parking supply of 165 parking spaces. It should be noted that even if we
were to assume a requirement of 5 parking spaces for the five (5) proposed cottages,
adequate parking would still be provided (13 space surplus).
It should be noted that since the peak parking requirement is based on a peak hotel
occupancy adjustment to the peak empirical parking data, a parking demand of 151
spaces can be considered the absolute peak demand. In addition, given the potential
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Mr. Anthony Wrzosek June 8, 2022
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variation in seasonal parking surplus, it is recommended the Lido House employees
continue to utilize additional the parking reduction measures identified in the
Transportation Management Plan (TMP) (November 19, 2015) developed as part of
the entitlement for the hotel, which are currently administered, such as an on-site
employee transportation coordinator, ride matching services, as well as carpool,
vanpool, transit, and bicycle incentives. Nonetheless, the hotel will enhance the
current TMP measures to further incentivize reduced employee parking demand.
Consequently, utilizing these measures could reduce the parking demand by at least
four (4) parking spaces during peak conditions as a result of the four (4)
vanpool/carpool spaces and employee trip reduction incentives. As a result, the
effective peak parking demand is 147 parking spaces (89.1% utilization) with the
application of the four (4) vanpool/carpool space and employee trip reduction
incentive described above as part of the hotel TMP.
CONCLUSION
Based on the forecast peak parking demand of 147 to 151 parking spaces and
proposed parking supply of 165 parking spaces (89.1% to 91.5% utilization)
combined with bicycle parking equivalency and implementation of the TMP, which
will satisfy the parking deficiency, it is concluded that the proposed Lido House
Hotel Expansion Project, to include five (5) additional hotel cottages and minimal
additional hotel area, is complaint with peak demand and parking requirements.
* * * * * * * * * *
We appreciate the opportunity to prepare this analysis for RD Olson. Should you have
any questions or need additional assistance, please do not hesitate to call us at (949)
825-6175.
Very truly yours,
Linscott, Law & Greenspan, Engineers
Keil D. Maberry, P.E.
Principal
Attachments
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Time Parking Occupancy Parking Occupancy Total
Began Counts Adjustment [2]Counts Adjustment [2]Adjusted
7:00 AM 87 91 3 3 94
8:00 AM 99 103 3 3 106
9:00 AM 104 108 3 3 111
10:00 AM 93 97 3 3 100
11:00 AM 88 91 3 3 94
12:00 PM 85 88 3 3 91
1:00 PM 93 97 3 3 100
2:00 PM 97 101 5 5 106
3:00 PM 101 105 4 4 109
4:00 PM 123 128 7 7 135
5:00 PM 129 134 12 13 147
6:00 PM 113 117 10 10 127
7:00 PM 111 115 6 6 121
8:00 PM 107 111 6 6 117
9:00 PM 102 106 7 7 113
10:00 PM 103 107 6 6 113
11:00 PM 107 111 7 7 118
12:00 AM 105 109 6 6 115
Notes:
[2] At the time of the parking survey, 116 rooms were occupied (89% occupancy).
The parking survey has been adjusted for a design standard of 93% occupancy.
[1] On-site parking survey conducted by Transportation Studies, Inc.
Regular & Handicap Spaces Stacked Valet Spaces
Table 1
Parking Counts - Saturday, October 30, 2021 [1]
Lido House Hotel Expansion, Newport Beach
76
Attachment No. PC 4
Addendum No. 2 to the Lido House Hotel
Final EIR
(The Final EIR, Addendum No. 1, and
Addendum No. 2 are all available at
www.newportbeachca.gov/CEQA
within the “Lido House Hotel” folder
due to size.)
77
INTENTIONALLY BLANK PAGE78
Attachment No. PC 5
Applicant’s Project Plans
79
INTENTIONALLY BLANK PAGE80
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Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
July 21, 2022, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. LIDO HOUSE HOTEL EXPANSION (PA2020-068)
There is a contradiction between the statement at the top of page 2 of the staff report, that:
“If approved, a coastal development permit amendment will also be required from the
California Coastal Commission since it was the original review authority for the Lido House
Hotel project,”
and that at the bottom of page 11 of the EIR Addendum (under “Requested Discretionary
Actions”):
“The proposed changes to the project are not substantial and do not involve new approvals
or amendments to the Coastal Commission's certification of LCP-5-NPB-14-0831-3.”
The staff report’s conclusion that the changes are substantial seems the better one. If they were
not, it is hard to see why they would require changes to the General Plan and LCP to
implement.
On the other hand, the staff report seems less accurate than the EIR in stating on page 4 that
“In February 2017, the Coastal Commission authorized the [previous] increase” in floor area.
The EIR appears to be correct about this, stating on page 7 the increase was “approved by the
Coastal Commission on March 8, 2017.”
Assuming the staff report is correct, it is interesting that in this case City staff acknowledges the
CCC retains control over approving development inconsistent with the pre-certification CDP, as
amended, whereas in the recent case of major modifications to the Newport Center Marriott
Hotel and Spa, the Planning Commission was told the CCC had lost jurisdiction as a result of its
certification of the LCP.
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
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Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
July 21, 2022, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. LIDO HOUSE HOTEL EXPANSION (PA2020-068)
There is a contradiction between the statement at the top of page 2 of the staff report, that:
“If approved, a coastal development permit amendment will also be required from the
California Coastal Commission since it was the original review authority for the Lido House
Hotel project,”
and that at the bottom of page 11 of the EIR Addendum (under “Requested Discretionary
Actions”):
“The proposed changes to the project are not substantial and do not involve new approvals
or amendments to the Coastal Commission's certification of LCP-5-NPB-14-0831-3.”
The staff report’s conclusion that the changes are substantial seems the better one. If they were
not, it is hard to see why they would require changes to the General Plan and LCP to
implement.
On the other hand, the staff report seems less accurate than the EIR in stating on page 4 that
“In February 2017, the Coastal Commission authorized the [previous] increase” in floor area.
The EIR appears to be correct about this, stating on page 7 the increase was “approved by the
Coastal Commission on March 8, 2017.”
Assuming the staff report is correct, it is interesting that in this case City staff acknowledges the
CCC retains control over approving development inconsistent with the pre-certification CDP, as
amended, whereas in the recent case of major modifications to the Newport Center Marriott
Hotel and Spa, the Planning Commission was told the CCC had lost jurisdiction as a result of its
certification of the LCP.
Planning Commission - July 21, 2022 Item No. 3a - Additional Materials Received Lido House Hotel Expansion (PA2020-068)
Lido House Hotel Expansion (PA2020-068)
Planning Commission Public Hearing
July 21, 2022
Benjamin Zdeba, Principal Planner
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Vicinity Map
Hoag
Hospital
Pacific
Ocean
Lido Isle
Lido House
Hotel
Balboa
Peninsula
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Land Use Designation
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Background
•Sept. 2014 Council executed long-term ground lease and approved 130-room project
•Oct. 2015 Coastal Commission authorization
•Apr. 2016 Approval of requested development limit
increase to 103,470 sq. ft.
•Mar. 2017 Coastal Commission authorization
•Apr. 2018 Lido House Hotel opened
4Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Existing Lido House Hotel Site
Former Fire
Station No. 2Current
Lease Area
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Applicant’s Request
6Community Development Department
EXISTIGN 103,470 sf
Level Addition 1 Addition 2 Addition 3 Addition 4 Total
Ground 8,351 sf
five
cottages*
1,466 sf
storage
space
3,481 sf
walkway/break
-out rooms
600 sf
greenhouse
room
13,898 sf
Second 273 sf suite
conversion
273 sf
Third 273 sf suite
conversion
273 sf
Fourth 273 sf suite
conversion
386 sf
rooftop
enclosure
659 sf
+15,103 sf
118,573 sf
*three-story structures
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Applicant’s Request (Cont.)
•Demo former Fire Station No. 2 and replace with:
28 private valet parking spaces
14 public parking spaces
•Realign 32nd St driveway and reconfigure onsite parking
•Install new barrier fence and gates along 32nd St and Newport Blvd frontages
7Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Project Birdseye View
8Community Development Department
Five
Cottages
Walkway/
Breakout
Rooftop
Enclosure
New
Parking
Greenhouse
New
Fence/Landscaping
14 Public
Spaces
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Project 32nd Street View
9Community Development Department
New
Fence/Landscaping
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Required City Entitlements
•Amendments to the General Plan, Local Coastal Program, and Zoning Code to increase limit to 118,573 sf
14.6% increase in floor area for enhanced hotel
operation
Predicted traffic is less than former City Hall
Consistent with GP and LCP goals and policies
Consistent with development standards
10Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Section 423 Analysis
Community Development Department 11
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Required City Entitlements
•Site Development Review
Maintains Lido House Hotel architectural style
Parking layout reviewed by City Traffic Engineer
Retains two landmark Ficus trees
Large setback area remains and is enhanced
•Conditional Use Permit
Minimal operational changes
Reviewed by Building, Fire, Public Works, Code Enforcement
Adequate parking provided for increase
12Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Parking
•Parking Demand Analysis by Linscott Law & Greenspan (Attachment No. PC 3)
•Peak demand of 151 parking spaces
•Project provides:
146 parking spaces
11 valet parking spaces
8 equivalent parking spaces (bicycle parking)
165 total provided parking spaces
•City Traffic Engineer reviewed and accepted
13Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Parking
•Parking Demand Analysis by Linscott Law & Greenspan (Attachment No. PC 3)
•Peak demand of 151 parking spaces
•Project provides:
146 parking spaces
11 valet parking spaces
8 equivalent parking spaces (bicycle parking)
165 total provided parking spaces
•City Traffic Engineer reviewed and accepted
14Community Development Department
28 Valet
14 PublicBike Racks 11 Valet
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Required Coastal Entitlements
•California Coastal Commission Authorization for:
•LCP Amendments
•Coastal Development Permit
15Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
CEQA Review
•Addendum No. 2 to Certified Final EIR Prepared by Michael Baker International
•Detailed in Section 2 of Reso No. PC2022-020 (Attachment No. PC 1)
•Project will not result in any new or more severe significant impacts
16Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Recommended Action
•Conduct Public Hearing
•Adopt Resolution No. PC2022-020
17Community Development Department
Next Steps
•Sept. 13, 2022 City Council Public Hearing and Lease Agreement Amendment for Expanded Area
•Late 2022 Submit LCP Amendments to Coastal Commission
•Applicant Pursues CDP Amendment
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
18
Questions and Discussion
Benjamin Zdeba, Principal Planner
bzdeba@newportbeachca.gov
Planning Commission Public Hearing
July 21, 2022
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
CEQA Review
•Addendum No. 2 to Certified Final EIR Prepared by Michael Baker International
•Detailed in Section 2 of Reso No. PC2022-020 (Attachment No. PC 1)
•Project will not result in any new or more severe significant impacts
19Community Development Department
Existing Trash
Enclosure
Additional
Trash Enclosure
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
CEQA Review
•Addendum No. 2 to Certified Final EIR Prepared by Michael Baker International
•Detailed in Section 2 of Reso No. PC2022-020 (Attachment No. PC 1)
•Project will not result in any new or more severe significant impacts
20Community Development Department
Planning Commission - July 21, 2022 Item No. 3b - Additional Materials Presented at the Meeting by Staff Lido House Hotel Expansion (PA2020-068)
Lido House Expansion
Planning Commission
July 21, 2022
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)
AERIAL VIEW
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)
VIEW FROM 32ND ST & NEWPORT BLVD
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)
VIEW FROM 32ND STREET
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)
VIEW FROM 32ND STREET
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)
VIEW FROM 32ND ST & VIA OPORTO
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)
THANK YOU
Planning Commission - July 21, 2022 Item No. 3c - Additional Materials Presented at the Meeting by Applicant Lido House Hotel Expansion (PA2020-068)