HomeMy WebLinkAbout04_Neiman Marcus BAR NM Minor Use Permit_PA2022-0250CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 25, 2023
Agenda Item No. 4
SUBJECT: Neiman Marcus BAR NM (PA2022-0250)
▪Minor Use Permit
SITE LOCATION: 601 Newport Center Drive
APPLICANT: The Neiman-Marcus Group, Inc.
OWNER: The Irvine Company, LLC
PLANNER: Jenny Tran, Assistant Planner
949-644-3212, jtran@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Regional Commercial (CR)
•Zoning District: North Newport Center Planned Community (PC-56)
PROJECT SUMMARY
A minor use permit to expand an existing Type 47 (On-Sale General – Eating Place) license
to add a free-standing luxury mini bar (i.e., Eating and Drinking Establishment) to the first
floor of Neiman Marcus. The mini bar will serve beer, wine, and spirits as well as non-
alcoholic beverages and food. The project involves minor tenant improvements to the
existing retail space for an approximately 461-square-foot bar area with customer seating.
No late hours (i.e., after 11:00 p.m.) or live entertainment is proposed.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no
potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving a Minor Use Permit
(Attachment No. ZA 1).
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Neiman Marcus BAR NM (PA2022-0250)
Zoning Administrator, May 25, 2023
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DISCUSSION
•The proposed 461-square-foot mini bar (BAR NM) will be within an existing anchor
tenant commercial building (Neiman Marcus) in Fashion Island. The area
immediately surrounding the project site is developed with various retail
commercial uses also within Fashion Island.
•Neiman Marcus currently has a Type 47 (On-Sale General – Eating Place) Alcohol
Beverage Control (ABC) License for the Mariposa café located on the third floor of
the building. The existing Type 47 ABC License will be expanded for the mini bar
area that will be located in the center of the first floor. The mini bar area will provide
four (4)- tables and 12 chairs, and the area will be delineated by planter boxes.
•The mini bar is not intended to operate as a bar, lounge, or nightclub as defined in
the Newport Beach Municipal Code which defines this use as an establishment
that sells or serves alcoholic beverages for consumption on the premises and is
holding or applying for a public premises ABC license. Public premises ABC
licenses typically allows for consumption of alcoholic beverages on or off the
premises and does not allow minors (persons under 21 years of age) to enter and
remain on the premises. The project proposes to expand the existing Type 47 ABC
License and minors are allowed to be on the premises.
•The proposed hours of operation is between 11 a.m. and 5 p.m., daily, which is
within the hours of operation for Neiman Marcus (10:00 a.m. to 7:00 p.m., daily).
•The Land Use Element of the General Plan designates the project site as Regional
Commercial (CR), which is intended to provide retail, entertainment, service, and
supporting uses that serve local and regional residents. The mini bar with alcoholic
beverages is a use that will serve local and regional residents consistent with the
CR designation.
•The site is located in the Fashion Island Sub-Area of the North Newport Center
Planned Community (PC-56) Zoning District. Fashion Island is intended to be a
regional retail and entertainment center and a day/evening designation with a wide
variety of uses that will serve visitors, residents, and employees of the area. The
mini bar with alcoholic beverages is a commercial use that will serve visitors,
residents, and employees and is consistent with the purposes of the Fashion Island
Sub-Area of the PC-56 Zoning District.
•Fashion Island features a shared parking pool provided through on-site surface
parking lots and parking structures. Approval and implementation of the proposed
project would result in an enhanced shopping experience for customers that would
otherwise already be visiting the mall to shop and dine. There would be no
noticeable change in parking demand because of the project.
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Neiman Marcus BAR NM (PA2022-0250)
Zoning Administrator, May 25, 2023
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•The Newport Beach Police Department (NBPD) has reviewed the proposed
application and has no objections to the request. The NBPD’s memorandum, crime
and alcohol-related statistics, and reporting district map are included in Attachment
No. ZA 3.
•The interior of the Fashion Island shopping center is developed with an internal
pedestrian network and is surrounded by parking lots. There is little or no direct
connectivity to adjoining office, entertainment, or residential areas. The café is
separated from the nearest residential use by over 1,000 feet and should have no
negative impact to sensitive receptors.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
PUBLIC NOTICE
Notice of this application 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 hearing, 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.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
____________________________
Jenny Tran, Assistant Planner
LAW/jt
Attachments: ZA 1 Draft Resolution
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Neiman Marcus BAR NM (PA2022-0250)
Zoning Administrator, May 25, 2023
Page 4
ZA 2 Vicinity Map
ZA 3 Police Department Memorandum
ZA 4 BAR NM and Mariposa Cafe Menus
ZA 5 Floor Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
MINOR USE PERMIT TO EXAND THE EXISTING TYPE 47
ALCOHOLIC BEVERAGE CONTROL (ABC) LICENSE TO
ESTABLISH A MINI-BAR WITHIN NEIMAN MARCUS LOCATED
AT 601 NEWPORT CENTER DRIVE (PA2022-0250).
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by The Neiman-Marcus Group, Inc., with respect to property
located at 601 Newport Center Drive, and legally described as Parcel 1 as shown on a
map filed in Book 67, Pages 2 and 3 of Parcel Maps, in the Office of the County Recorder
of said County requesting approval of a minor use permit.
2.The applicant requests a minor use permit to expand an existing Type 47 (On-Sale General
–Eating Place) ABC license to add a free-standing mini bar (i.e., Eating and Drinking
Establishment) to the first floor of Neiman Marcus. There is an existing eating and drinking
establishment, Mariposa café, on the third floor of Neiman Marcus with a Type 47 ABC
license, which would be expanded to allow alcohol service at a mini bar. The mini bar will
serve beer, wine, and spirits as well as non-alcoholic beverages and food. The project
involves minor tenant improvements to the existing retail space for an approximately 461-
square-foot bar area with four tables and 12 chairs for customer seating. No late hours
(i.e., after 11:00 p.m.) or live entertainment is proposed.
3.The subject property is designated Regional Commercial (CR) by the General Plan Land
Use Element and is located within the North Newport Center Planned Community (PC-56)
Zoning District.
4.The subject property is not located within the coastal zone.
5.A public hearing was held on May 25, 2023 online via Zoom. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal Code
(NBMC). Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
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2.The Class 1 exemption authorizes minor alterations to existing structures involving
negligible or no expansion of use. The project proposed a 461-square-foot mini-bar with
minor tenant improvements on the first floor of an existing commercial building.
SECTION 3. REQUIRED FINDINGS.
Alcohol Sales
In accordance with Section 20.48.030 (Alcohol Sales) of the NBMC, the Zoning Administrator
shall consider the following findings prior to the approval of a new or amended alcohol sales
establishment:
Finding:
A.The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales)
of the Zoning Code
Facts in Support of Finding:
In finding that the Project is consistent with Section 20.48.030 (Alcohol Sales) of the NBMC,
the following criteria must be considered:
i.The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
1.The property is in an area the Newport Beach Police Department (NBPD) has
designated as Reporting District 39 (RD 39) which encompasses the Fashion Island
mall and surrounding areas. The NBPD is required to report offenses of Part One
Crimes (criminal homicide, forcible rape, robbery, aggravated assault, burglary,
larceny, theft, and motor vehicle theft), combined with all arrests for other crimes,
both felonies and misdemeanors (except traffic citations) to the Department of
Alcoholic Beverage Control (ABC). RD 39 is reported as a high crime area as
compared to adjacent reporting districts in the city, RD 38, RD 43, and RD 47. The
RD’s crime count is 261, which is 158 percent over the City-wide crime count average
of 101. The highest volume of crime in this area is shoplifting and the highest volume
of arrests in the area is DUI related. The higher crime rate is largely
attributable to the concentration of commercial land uses and the high ratio of
nonresidential to residential uses.
2.Since RD 39 has a 20 percent greater number of reported crimes than the average
number of reported crimes as determined from all crime reporting districts within the
City, the area is found to have undue concentration. In comparison, neighboring RD
38 is 56 percent below the City-wide average, RD 43 is 64 percent below the City-
wide average, and RD 47 is 62 percent below the City-wide average. Of the 38 RDs
in Newport Beach, 11 are reported to ABC as high crime areas.
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3.The NBPD has reviewed the project and has no objection to the expansion of the
existing Type 47 ABC License subject to appropriate conditions of approval. The
area is a planned entertainment district with few residences, making an application
of this nature appropriate for the area. The project will be subject to appropriate
conditions of approval and all NBPD recommended conditions of approval have been
included in Exhibit “A” of this Resolution.
ii.The number of alcohol-related calls for service, crimes, or arrests in the reporting district
and in adjacent reporting districts.
Reporting District Alcohol Related Arrests1 Total Arrests
RD 39 (Project) 47 199
RD 38 7 27
RD 43 5 18
RD 47 6 33
Newport Beach 800 2,959
1.In RD 39, DUI, public intoxication, and liquor law violations make up roughly 24
percent of arrests. In comparison, the figure for neighboring RD 38 is roughly 26
percent, RD 43 is roughly 28 percent, and RD 47 is roughly 18 percent. These
statistics reflect the City of Newport Beach’s data for 2021, which is the latest
available data.
2.The NBPD has reviewed the application and has provided operational conditions of
approval to help minimize any potential detrimental impacts. Condition of Approval
No. 35 is included to ensure a security recording system is maintained and made
available to police upon request.
iii.The proximity of the establishment to residential zoning districts, day care centers,
hospitals, park and recreation facilities, place of worship, schools, other similar uses,
and any uses that attract minors.
1.The proposed mini bar will be located on the first floor of Neiman Marcus within the
Fashion Island Shopping Center. The area is separated from residential areas by
parking lots, large roadways, and other commercial uses. The nearest residential
neighborhood is over 1,000 feet away. There are no day care centers, hospitals, park
and recreation facilities, places of worship, school, or other similar uses in the
immediate vicinity. While some minors are expected to be present at the mall, the
mall is intended to attract a variety of visitors and not specifically minors.
2.Residential uses are permitted in the northern sections of the PC-56 Zoning District
within Blocks 500, 600, 800, and San Joaquin Plaza. However, the proposed project
is not located in close proximity to these residential districts.
1 Alcohol Related Arrests includes DUI (alcohol), public intoxication, and liquor law related arrests.
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iv.The proximity to other establishments selling alcoholic beverages for either off-site or
on-site consumption.
1.There are several other restaurants within the mall. These include Fleming’s Steak
House, True Food Kitchen, Back Bay Tavern at Whole Foods Market, and P.F.
Chang’s. Generally, these restaurants operate with either a Type 41 (On-Sale Beer
and Wine) or a Type 47 (On-Sale General) ABC license. There is no evidence
suggesting that these uses have been detrimental to the surrounding vicinity.
Additionally, there is no evidence to suggest that the approval of this mini bar with
alcohol services would create any new objectionable conditions.
2.The proposed mini bar will operate during the standard Neiman Marcus hours, which
currently operates between 10 a.m. and 7 p.m. According to the NBPD, an adequate
security plan is currently in place for Fashion Island and the property owner, The
Irvine Company, employs uniformed security for the area which serves as an
additional crime deterrent.
v.Whether or not the proposed amendment will resolve any current objectionable
conditions.
1.No objectionable conditions are presently occurring at the site.
Minor Use Permit
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits –
Findings and Decision) of the NBMC, the following findings and facts in support of such findings
are set forth:
Finding:
B.The use is consistent with the General Plan and any applicable specific plan;
Facts in Support of Finding:
1.The Land Use Element of the General Plan categorizes the project site as Regional
Commercial (CR). The CR designation is intended to provide areas appropriate for retail,
entertainment, service, and supporting uses that serve local and regional residents.
Typically, these are integrated into a multi-tenant development that contains one or more
“anchor” uses to attract customers. Fashion Island is the largest retail center in Newport
Beach with multiple anchor tenants, including Neiman Marcus. A mini-bar with alcoholic
beverage sales is supportive to the overall shopping center and is intended to serve
both the residents and visitors to the city.
2.Land Use Element Policy LU 6.14.1 (Fashion Island [“CR” designation]) is intended to
provide the opportunity for an additional anchor tenant, other retail, and/or entertainment
and supporting uses that complement, are integrated with, and enhance the economic
vitality of existing development. A maximum of 213,257 square feet of retail
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development capacity specified by Table LU2 (Anomaly Locations) may be reallocated
for other permitted uses in Newport Center, provided that the peak hour vehicle trips
generated do not exceed those attributable to the underlying retail entitlement. The
project does not propose any additional floor area and only includes minor tenant
improvements to an existing area on the first floor. The addition of the mini-bar does not
anticipate to generate additional vehicle trips, but is intended to enhance the shopping
experience for visitors to Fashion Island.
3.The subject property is not part of a specific plan area.
Finding:
C.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.The property is within the Fashion Island sub-area of the North Newport Center Planned
Community (PC-56) Zoning District and is developed with retail, dining, and commercial
entertainment uses. Permitted uses for Fashion Island include uses in support of the
existing retail, dining, and commercial entertainment uses. Fashion Island is intended to
be a vibrant regional retail and entertainment center, and a daytime and evening
destination with a wide variety of uses that will serve visitors, residents, and employees
of the area. A mini bar with alcoholic beverage sales in a retail store is consistent with
the purposes of the Fashion Island Sub-Area of the PC-56 Zoning District.
2.Eating and drinking establishments are permitted uses within the Fashion Island Sub-
Area of the PC-56 Zoning District. The addition of alcohol sales in conjunction with an
eating and drinking establishment requires the approval of a minor use permit.
3.The mini bar is not intended to operate as a bar, lounge, or nightclub as defined in the
Newport Beach Municipal Code, which defines this use as an establishment that sells
or serves alcoholic beverages for consumption on the premises and is holding or
applying for a public premises ABC license. PC-56 also defines bars and cocktail
lounges as establishments engaged in selling or serving alcoholic beverages for
consumption on the premises or establishments having any of the following
characteristics: being licensed as a public premise by ABC or providing an area for
serving alcoholic beverages that is operated during hours not corresponding to regular
meal service hours. Food products sold or served incidentally to the sale or service of
alcoholic beverages shall not be deemed as constituting regular food service. Public
premise ABC licenses typically allow for consumption of alcoholic beverages on or off
the premises, does not required food service, and does not allow minors (persons under
21 years of age) to enter and remain on the premises. Neiman Marcus currently has a
Type 47 ABC License for the Mariposa café located on the third floor and the project
proposes to expand the existing Type 47 ABC License. Minors are allowed to be on the
premises.
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Finding:
D.The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity;
Facts in Support of Finding:
1.The Fashion Island shopping mall is developed around an internal pedestrian network
and surrounded by parking lots, providing little or no connectivity to adjoining office,
entertainment, or residential areas. The shopping center is framed with a ring road that
connects to a number of interior roadways. The proposed project is intended to support
Neiman Marcus and provide an additional amenity for patrons to the shopping center.
2.The on-site consumption of alcoholic beverages will be incidental to retail establishment
and consumption of alcohol must be kept within the delineated area of the mini bar area.
Pursuant to Condition of Approval No. 27, the quarterly gross sales of the alcoholic
beverages will not exceed the gross sales of food during the same period of the licensed
business. The licensed business, Neiman Marcus, will meet this condition with the gross
sales of food from the existing Mariposa café within the business.
Finding:
E.The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provisions of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities; and
Facts in Support of Finding:
1.The Fashion Island shopping center features a shared parking pool provided through
on-site surface parking lots and parking structures. The PC-56 Zoning District requires
three (3) parking spaces per 1,000 square feet for the regional commercial land use.
The proposed mini bar with alcohol service is an accessory to the existing retail
establishment will not increase the demand for parking.
2.The project has been reviewed by the Life Safety Division (Fire Department) to ensure
adequate public emergency vehicle access is provided. The Fashion Island shopping
center is an existing development that is adequately served by utilities and can be
accessed by emergency vehicles.
3.The project involves minor tenant improvements that will comply with all Building, Public
Works, and Fire Codes. The operator is required to comply with all ordinances of the
City and all conditions of approval.
Finding:
F.Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
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constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1.The project has been reviewed and includes conditions of approvals to help ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The NBPD has reviewed the project and Condition of Approval No. 26 is
included to ensure the premise does not operate as a bar, tavern, cocktail lounge, or
nightclub as defined by the NBMC.
2.The mini bar with alcohol service will serve as an amenity to local shoppers and visitors
to Neiman Marcus and to Fashion Island. It promotes economic activity in the area that
is consistent with the General Plan’s intention to provide a variety of commercial uses.
3.The project includes conditions of approval to ensure that potential conflicts with the
surrounding land uses are minimized to the greatest extent possible. The operator is
required to take reasonable steps to discourage and correct objectionable conditions
that constitute a nuisance 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.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves the Minor Use
Permit (PA2022-0250), subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF MAY, 2023.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1.The development shall be in substantial conformance with the approved floor plans
stamped and dated with the date of this approval (except as modified by applicable
conditions of approval).
2.The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3.The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4.The hours of operation shall be between 10 a.m. and 7 p.m., daily.
5.This Use Permit may be modified or revoked by the Zoning Administrator if determined
that the proposed uses or conditions under which it is being operated or maintained is
detrimental to the public health, welfare or materially injurious to property or
improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
6.Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review and approval of the Planning
Division.
7.A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
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.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. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
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Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
10.Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
11.Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on, Sundays or Holidays.
12.No outside paging system shall be utilized in conjunction with this establishment.
13.All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
14.Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
15.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.
16.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. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
17.Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00
p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the
Director of Community Development, and may require an amendment to this Use
Permit.
18.Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
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19.A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
20.This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
21.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 Neiman Marcus BAR NM Minor Use Permit including, but not limited to,
Minor Use Permit (PA2022-0250). 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.
Fire Department
22.No umbrellas or other devices that may block fire sprinkler coverage shall be permitted.
Police Department
23.The Alcoholic Beverage Control License shall be limited to a Type 47 (On-Sale General
–Eating Place). Any substantial change in the ABC license type shall require
subsequent review and potential amendment of the Use Permit.
24.The applicant shall comply with all federal, state, and local laws, and all conditions of
the Alcoholic Beverage License. Material violation of any of those laws or conditions in
connection with the use is a violation and may be cause for revocation of the use permit.
25.All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. Records of each owner’s manager’s and employee’s successful completion
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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.
26.Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or
nightclub as defined by the Newport Beach Municipal Code.
27.The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of
food during the same period. The licensee shall at all times maintain records, which
reflect separately the gross sales of food and the gross sales of alcoholic beverages of
the licensed business. These records shall be kept no less frequently than on a quarterly
basis and shall be made available to the Police Department on demand.
28.No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
29.Alcohol service and alcohol consumption must occur in the ABC licensed areas only.
30.Food service shall be made available to patrons during alcohol service.
31.Petitioner shall not share any profits or pay any percentage or commission to a promoter
or any other person based upon monies collected as a door charge, cover charge, or
any other form of admission charge, including minimum drink orders or the sale of drinks.
32.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.
33.“VIP” passes or other passes to enter the establishment, as well as door charges, cover
charges, or any other form of admission charge, including minimum drink order of the
sale of drinks is prohibited (excluding charges for prix fixe meals).
34.Strict adherence to maximum occupancy limits is required.
35.The applicant shall maintain a security recording system with a 30-day retention and
make those recording available to police upon request.
36.The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter, and debris from the
premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be
removed within 48 hours of written notice from the City.
37.The operator of the restaurant facility shall be responsible for the control of noise
generated by the subject facility. All noise generated by the proposed use shall comply
with the provisions of Chapter 10.26 and other applicable noise control requirements of
the Newport Beach Municipal Code.
Building Division
16
Zoning Administrator Resolution No. ZA2023-###
Page 12 of 12
10-18-21
38.The applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. 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. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
17
Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Minor Use Permit
PA2022-0250
601 Newport Center Drive
Subject Property
19
Attachment No. ZA 3
Police Department Memorandum
20
NEWPORT BEACH POLICE DEPARTMENT
DETECTIVE DIVISION
MEMORANDUM
TO: Jenny Tran, Assistant Planner
FROM: Wendy Joe, Police Civilian Investigator
DATE: April 13, 2023
SUBJECT: Neiman Marcus
601 Newport Blvd.
PA2022-0250
At your request, the Police Department has reviewed the project application for Neiman Marcus
at 601 Newport Center Drive, Newport Beach. The applicant has requested a minor use permit to
expand the existing Type 47 (On Sale General) Alcohol License to the first floor of Neiman Marcus.
The current Type 47 Alcohol License is approved for the Mariposa Restaurant located on the third
floor of Neiman Marcus.
Statistical Data and Public Convenience or Necessity
Attached is a summary report which provides detailed statistical information related to alcohol
establishments in and around the applicant’s place of business at 601 Newport Center Drive.
Business and Professions Code §23958.4 finds “undue concentration” for an applicant premises
in two ways: 20% higher crime (with an alcohol nexus) in a Reporting District as compared to
the City-wide average, or an over saturation of alcohol licenses in a census tract compared to
the county.
Crime Statistics:
The Police Department divides the City into areas referred to as Reporting Districts. This allows
the Police Department to compile statistical data, as well as better communicate officer locations
while policing. The proposed applicant location is within Reporting District (RD) 39 which mainly
encompasses the Fashion Island Mall and surrounding areas.
Per Business and Professions Code §23958.4, the Police Department is required to report
offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft,
and motor vehicle theft, combined with all arrests for other crimes, both felonies and
misdemeanors (except traffic citations) to the Department of Alcoholic Beverage Control (ABC).
These figures make up the “Crime Count” which is indicated on the attached statistical data form.
This reporting district is reported to ABC as a high crime area as compared to other Reporting
Districts in the City. The RD’s Crime Count is 261, 158% over the City-wide crime count average
of 101. Since this area has a 20% greater number of reported crimes than the average number
of reported crimes as determined from all crime reporting districts within the City, the area is
21
Neiman Marcus
PA2022-0250
2
found to have undue concentration. In comparison, neighboring RD 38 is 56% below the City-
wide average, RD 43 is 64% below the City-wide average, and RD 47 is 62% below the average.
Of 38 reporting districts in Newport Beach, we reported 11 to ABC as high crime areas.
The highest volume crime in this area is shoplift. The highest volume arrests in the area is DUI.
DUI, Public Intoxication, and liquor law violations make up 24% of arrests in this reporting district.
In comparison, the figure for neighboring RD 38 is 26%, RD 43 is 28% and RD 47 is 18%.
This location meets the legal criteria for undue concentration pertaining to crime (B&P §23958.4).
Alcohol License Statistics:
The applicant premise is located within census tract 0630.08. This census tract has an
approximate population of 2,408 residents with 32 active on-sale alcohol licenses. That is a per
capita ratio of 1 license for every 75 residents. Per the Business and Professions code, we
compare this per capita ratio to Orange County’s on-sale per capita ratio of 1 license for every
822 residents and we find census tract 630.08 is over saturated with alcohol licenses per the
specified criteria.
This location meets the legal criteria for undue concentration pertaining to alcohol licenses (B&P
§23958.4).
Discussion and Recommendations
The Police Department has no concerns with the application provided the conditions below (or
similar conditions) are imposed. Although the applicant location has undue concentration, the
area is a planned entertainment district with few residences, making an application of this nature
appropriate for the area. The crime in the neighborhood is largely due to thefts in and around the
mall area. The property owner, The Irvine Company, employs uniformed security for the area
which serves as an additional crime deterrent.
1.The Alcoholic Beverage Control License shall be limited to a Type 47 (On-Sale General).
Any substantial change in the ABC license type shall require subsequent review and
potential amendment of the Use Permit.
2.The applicant shall comply with all federal, state, and local laws, and all conditions of the
Alcoholic Beverage License. Material violation of any of those laws or conditions in
connection with the use is a violation and may be cause for revocation of the use permit.
3.All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. Records of each owner’s manager’s and employee’s successful completion of
22
Neiman Marcus
PA2022-0250
3
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.
4.Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or
nightclub as defined by the Newport Beach Municipal Code.
5.The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food
during the same period. The licensee shall at all times maintain records, which reflect
separately the gross sales of food and the gross sales of alcoholic beverages of the
licensed business. These records shall be kept no less frequently than on a quarterly basis
and shall be made available to the Police Department on demand.
6.No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
7.Alcohol service and alcohol consumption must occur in the ABC licensed areas only.
8.Food service shall be made available to patrons during alcohol service.
9.Petitioner shall not share any profits or pay any percentage or commission to a promoter
or any other person based upon monies collected as a door charge, cover charge, or any
other form of admission charge, including minimum drink orders or the sale of drinks.
10.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.
11.“VIP” passes or other passes to enter the establishment, as well as door charges, cover
charges, or any other form of admission charge, including minimum drink order of the sale of
drinks is prohibited (excluding charges for prix fixe meals).
12.Strict adherence to maximum occupancy limits is required.
13.The applicant shall maintain a security recording system with a 30-day retention and make
those recording available to police upon request.
14.The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter, and debris from the
premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be
removed within 48 hours of written notice from the City.
15.Strict adherence to maximum occupancy limit is required.
16.The operator of the restaurant facility shall be responsible for the control of noise
generated by the subject facility. All noise generated by the proposed use shall comply
with the provisions of Chapter 10.26 and other applicable noise control requirements of
the Newport Beach Municipal Code.
23
Neiman Marcus
PA2022-0250
4
If you have any questions as to the content of this memorandum, please contact Investigator
Wendy Joe at (949)644-3705 or wjoe@nbpd.org.
Wendy Joe
Police Civilian Investigator, Special Investigations Unit
24
CITATIONS
PART I
CRIMES
PART II
CRIMES
CRIME
RATE
HIGHEST
VOLUME
ALL
ARRESTS
DUI
ALCOHOL
PUBLIC
INTOXICATION LIQUOR LAW HIGHEST
VOLUME
ALCOHOL
RELATED
601 Newport Center
Drive 60 8 3 N/A N/A 0 0 0 0 N/A 0
Subject RD:
RD39 7,095 135 208 4,835.24 SHOPLIFTING 199 35 12 0 DUI 8
Adjacent RD:
RD38 903 29 22 1,758.64 BURGLARY 27 5 2 0 DUI 1
Adjacent RD:
RD43 913 19 21 803.04 VANDALISM 18 3 2 0 DRUG-
RELATED 1
Adjacent RD:
RD47 1,023 17 24 605.20 FRAUD 33 5 1 0 DUI 0
Newport Beach 97,176 1,789 3,222 2,063.58 BURG/THEFT
FROM AUTO 2,959 511 285 4 DRUG-
RELATED 449
Subject:
Population ON-SALE
Licenses
ON-SALE License
Per Capita
OFF-SALE
Licenses
OFF-SALE License
Per Capita
TOTAL RETAIL
LICENSES
TOTAL RETAIL
LICENSES PER
CAPITA Subject:
CRIME
COUNT
DIFF FROM
AVG
%DIFF FROM
AVG
601 Newport Center
Drive N/A 0 N/A 0 N/A 0 N/A 601 Newport
Center Drive 8 N/A N/A
Subject Census
Tract: 630.08 2,408 32 75 4 602 36 67 Subject RD:
RD39 261 +160 +158%
Adjacent Census
Tract: 630.07 6,699 1 6,699 0 0 1 6,699 Adjacent RD:
RD38 44 -57 -56%
Adjacent Census
Tract: 627.01 2,667 11 242 2 1,334 13 205 Adjacent RD:
RD43 36 -65 -64%
Adjacent Census
Tract: 626.42 2,849 1 2,849 2 1,425 3 950 Adjacent RD:
RD47 38 -63 -62%
Newport Beach 86,694 279 311 66 1,314 345 251 Newport
Beach 3,852
Orange County 3,186,989 3,876 822 1,842 1,730 5,718 557
RD Average = 101
ABC CRIME COUNT
REPORTED CRIMES
Summary for Neiman Marcus at 601 Newport Center Drive (RD39)
Subject:
DISPATCH
EVENTS
ACTIVE RETAIL ABC LICENSES
ARRESTS
This report reflects City of Newport Beach data for 2021. Part I Crimes are the 8 most serious crimes as defined by the FBI Uniform Crime Report - Homicide, Rape, Robbery, Aggravated Assault, Burglary, Larceny, Auto Theft, and Arson. Crime
Rate refers to the number of Part I Crimes per 100,000 people. All Population figures taken from the 2020 US Census. Per BP 23958.4, the "ABC Crime Count" is the sum of Part I Crime plus Part II Arrests.
CHIEF JON T. LEWIS
Newport Beach Police Department
2021 Crime and Alcohol-Related Statistics
as of 6/29/2022
25
Attachment No. ZA 4
BAR NM and Mariposa Cafe Menus
26
SNACKS
NM CHOCOLATE CHIP COOKIE 5
DAILY SELECTION, BAKED As Quoted
BREWED & CHILLED
COFFEE (8 oz.) 3
ESPRESSO (8 oz.) 3
CAPPUCCINO (8 oz.) 3
Espresso, Equal Foamed and Steamed Milk
CAFFE LATTE (8 oz.) 3
Espresso, Steamed Milk, Thin Layer of Foam
HOT CHOCOLATE (8 oz.) 3
HOT TEA (8 oz.) 3
Breakfast Black, Earl Grey, Jasmin Vert, Chamomile
BOTTLED WATER 3
Acqua Panna, S. Pellegrino
SODAS 2
Coke, Diet Coke, Sprite
038 M - Jan2023
WINE
Moët et Chandon Brut Impérial NV
187 mL bottle 20
Moët et Chandon Brut Impérial Rosé NV
187 mL bottle 25
Veuve Clicquot Brut “Yellow Label”, Reims NV
glass 23
Cliff Lede Sauvignon Blanc, Napa Valley 2021
glass 14
Clos Pegase Mitsuko’s Vineyard,
Napa Valley Chardonnay 2020
glass 17
Duckhorn Cabernet Sauvignon,
Napa Valley 2018
glass 17
JALAPEÑO PINEAPPLE MARGARITA
Tres Generaciones Plata Tequila, Jalapeño,
Pineapple, Lime
AVIATION
Larios London Dry Gin, Citrus Forward with
Dried Cherry, Lemon and a Hint of Violet
OLD FASHIONED
Knob Creek Bourbon Whiskey, Bitters, Cane Sugar,
Orange, Cherry, and Lemon
THE COSMOPOLITAN
Effen Vodka, Cranberry, Triple Sec, Lemon Zest,
and Lime
20
27
“I’LL BE RIGHT BACK”
28
THE ZODIAC ROOM
DOWNTOWN DALLAS, TX
ROTUNDA
SAN FRANCISCO, CA
PARAMUS, NJ
NM CAFE
PALO ALTO, CA
SAN DIEGO, CA
TOPANGA, CA
LAS VEGAS, NV
SCOTTSDALE, AZ
ATLANTA, GA
DALLAS NORTHPARK, TX
FT. WORTH CLEARFORK, TX
KING OF PRUSSIA, PA
MCLEAN, VA
SHORT HILLS, NJ
NORTHBROOK, IL
OAK BROOK, IL
TROY, MI
GARDEN CITY, NY
MARIPOSA
BEVERLY HILLS, CA
NEWPORT BEACH, CA
HONOLULU, HI
HOUSTON, TX
PLANO, TX
SAN ANTONIO, TX
CORAL GABLES, FL
BOCA RATON, FL
CHICAGO, IL
ST. LOUIS, MO
WHITE PLAINS, NY
ESPRESSO BAR
HONOLULU, HI
DOWNTOWN DALLAS, TX
FRESH MARKET
SAN FRANCISCO, CA
MERMAID BAR
DALLAS NORTHPARK, TX
BAR ON 4
BEVERLY HILLS, CA
CHICAGO, IL
CAFE ON 3
BEVERLY HILLS, CA
BAL HARBOUR, FL
BG / PALETTE /
GOODMAN’S BAR
BERGDORF GOODMAN, NY
Socially conscious-inspired menu, emphasizing a healthier
lifestyle along with classic Neiman Marcus fare, prepared
by our well-trained culinary team. All of our ingredients are
locally sourced when available, using fresh seasonal foods,
all-natural chicken, hamburger, and hormone-free milk.
Our food menus are complemented by a careful selection
of wines, cocktail recipes and nonalcoholic beverages
delivered to you by our well-informed and attentive
waitstaff team members. Thank you for shopping and
dining at Neiman Marcus.
Newport Beach
WELCOME TO
29
WINES BY THE GLASS
CHAMPAGNE & SPARKLING
Ferrari Brut Rosé, Trento NV GLASS 14 | HALF BOTTLE 29
Scharffenberger Brut, Mendocino NV GLASS 13 | BOTTLE 53
Accademia Prosecco Superiore, Treviso NV GLASS 12 | BOTTLE 47
Veuve Clicquot Brut “Yellow Label”, Reims NV
GLASS 25 | HALF BOTTLE 65 | BOTTLE 129
WHITES & ROSÉ
Terlato Pinot Grigio, Friuli 2021 GLASS 13 | BOTTLE 53
Rombauer Sauvignon Blanc, Napa Valley 2018 GLASS 14 | BOTTLE 56
Neiman Marcus Chardonnay, Sonoma County 2018 GLASS 12 | BOTTLE 47
Sonoma-Cutrer Russian River Ranches Chardonnay 2020 GLASS 14 | BOTTLE 56
Studio by Miraval Rosé, France 2018 GLASS 13 | BOTTLE 53
REDS
Peju Merlot, Napa Valley 2015 GLASS 18 | BOTTLE 79
Flowers Pinot Noir, Sonoma Coast 2019 GLASS 25 | BOTTLE 95
Hess Collection “Allomi” Cabernet Sauvignon, Napa Valley 2019
GLASS 18 | BOTTLE 79
**All unopened bottles of wine available to go with complete meal purchase.
SPECIALTY COCKTAILS
CUCUMBER MINT MARGARITA 16
casa del sol blanco, lime, agave,
cucumber, mint
ESPRESSO MARTINI 16
belvedere vodka, coffee and irish cream liqueurs,
espresso shot
AFTERNOON SUNSET 16
aperol, watermelon, bubbles,
sparkling sicilian lemonade
EMPRESS 75 16
empress 1908 gin, lemon, bubbles
BROTHER’S SOUR 16
brothers bond bourbon, cointreau, lemon,
float of red
GUAVA ‘NOTHER 16
vodka, elderflower, guava,
lime, pineapple
30
STARTERS
FARMED GOLD OSETRA CAVIAR 250
traditional garnishes.
WHITE BEAN CHICKEN CHILI cup 10 | bowl 12
monterey jack cheese, tortilla chips, pickled jalapeño.
TRUFFLE FRIES 12
parmesan, parsley.
SASHIMI OF YELLOW FIN TUNA* 24
cucumber salad, avocado, pickled jalepeños, chili vinaigrette.
MIXED SEAFOOD STACK* 30
carrots, jicama, cherry tomato, greens, crushed avocado.
SALADS
LOBSTER COBB 42
romaine, tomato, cucumber, bacon, avocado, egg, blue cheese,
red onion, honey dijon dressing.
HOISIN CHICKEN SALAD 27
napa cabbage, romaine lettuce, shaved carrots, almonds,
mandarin orange, cilantro, green onion, red pepper,
crispy wontons, ginger hoisin dressing.
SEAFOOD LOUIE 42
shrimp, jumbo lump crab, romaine, cucumber, tomato, radish,
egg, avocado, louie dressing.
ASIAN STYLE SHRIMP SALAD 30
assorted spring vegetables, mango, pea shoots, corn,
spicy sesame dressing.
CHICKEN SALAD 27
mixed greens, nm chicken salad, shaved celery,
fresh & sun-dried fruits, toasted almonds,
lemon vinaigrette.
GRILLED NORWEGIAN SALMON SPRING CHOP SALAD* 34
cucumbers, avocado, snap peas, tomatoes, goat cheese,
spicy yogurt dressing.
MANDARIN ORANGE SOUFFLÉ 26
nm chicken salad, sliced almonds, seasonal fresh fruit,
today’s sweet bread.
PRIME ANGUS HANGER STEAK SALAD* 37
arugula, onions, tomatoes, corn, avocado, blue cheese,
balsamic vinaigrette.
*These items are cooked to order. Consuming raw or undercooked meats,
poultry, seafood, shellfish, or eggs may increase your risk of foodborne illness.
Before placing your order, please inform your server if a person in
your party has a food allergy.
VEGETARIAN PLANT-BASED GLUTEN-FREE NM CLASSIC
SANDWICHES
NM BURGER* 22
black angus patty, brioche, sharp cheddar, lettuce, tomato,
chipotle mayonnaise, served with french fries.
with avocado 25 | with bacon 25
CALIFORNIA CLUB 20
toasted wheat bread, sliced cucumbers, tomato, avocado,
alfalfa sprouts, swiss cheese, pesto aïoli, fries.
NM CLASSIC SANDWICH
served on croissant or toasted sourdough with potato chips.
NM Chicken Salad 20 | Tuna Pecan Salad 20
ROASTED TURKEY PANINI 24
wheat bread, cranberry aïoli, white cheddar, lettuce, tomato,
crispy french fries.
MAIN SELECTIONS
SALMON TACOS* 28
blackened salmon filet, corn tortillas, lime-cabbage salad, cilantro,
jalapeños, avocado, chipotle mayonnaise, fresh salsa.
CHICKEN MILANESE 26
parmesan crusted chicken, cous-cous, tomato marinara, arugula, parmesan.
SHRIMP SPAGHETTI ALLA PUTTANESCA 30
kalamata olives, capers, anchovies, garlic.
GRAIN BOWL 22
red quinoa, beluga lentils, roasted cauliflower, baby kale,
avocado, ginger-miso dressing.
with fried egg* 25 | with chicken 32 | with salmon* 34
CATCH OF THE DAY* 38
cauliflower purée, wilted spinach, lemon butter sauce.
PRIME ANGUS HANGER STEAK Á LA PLANCHA* 37
onion marmalade, herbs parmesan fries, chimichurri sauce.
31
KIDS MENU 12 & YOUNGER
all kid’s menu items served with mini nm chocolate chip cookie and a drink.
GRILLED CHEESE 12
french fries, fruit cup.
CHICKEN STRIPS 12
french fries, fruit cup.
PENNE 12
tomato marinara, parmesan.
CHILDREN’S TACO 12
choice of one salmon or grilled chicken taco in a soft corn tortilla,
with cabbage slaw, avocado, chipotle mayo, chips and salsa.
GRILLED KOBE BEEF HOTDOG 12
french fries, fruit cup.
BREWED
HOT TEA 5
breakfast black, earl grey, jasmin vert, chamomile
FILTER DRIP COFFEE 5
regular/decaf
ESPRESSO 5
regular/decaf
CAPPUCCINO 5.5
espresso, equal parts steamed milk and froth
CAFFÈ LATTE 6.5
espresso, steamed milk, layer of froth
CHILLED
ICED TEA 5
SPICED ICED TEA 5 Single / 25 Six-Pack To Go
PEACH-JITO 8
fresh brewed tea, peach, mint, soda splash
Q SPECTACULAR DRINKS (6.7 oz. bottle) 5
q ginger ale, q club soda, q tonic, or q ginger beer
ACQUA PANNA® premium still water (750ml) 7
S.PELLEGRINO® sparkling water (750ml) 7
BEER 10
WINE SELECTION
CHAMPAGNE & SPARKLING
Chandon Rosé, California NV QUARTER BOTTLE 15
Ferrari Brut Rosé, Trento NV GLASS 14 | HALF BOTTLE 29
Scharffenberger Brut, Mendocino NV GLASS 13 | BOTTLE 53
Accademia Prosecco Superiore, Treviso NV GLASS 12 | BOTTLE 47
Veuve Clicquot Brut “Yellow Label”, Reims NV
GLASS 25 | HALF BOTTLE 65 | BOTTLE 129
Grande Dame by Yayoi Kusama 2012 BOTTLE 350
WHITES & ROSÉ
Terlato Pinot Grigio, Friuli 2021 GLASS 13 | BOTTLE 53
Rombauer Sauvignon Blanc, Napa Valley 2018 GLASS 14 | BOTTLE 56
Neiman Marcus Chardonnay, Sonoma County 2018 GLASS 12 | BOTTLE 47
Sonoma-Cutrer Russian River Ranches Chardonnay 2020 GLASS 14 | BOTTLE 56
Latour Puligny-Montrachet “Sous le Puits” 1er Cru 2019 BOTTLE 285
Studio by Miraval Rosé, France 2018 GLASS 13 | BOTTLE 53
REDS
Peju Merlot, Napa Valley 2015 GLASS 18 | BOTTLE 79
Flowers Pinot Noir, Sonoma Coast 2019 GLASS 25 | BOTTLE 95
Hess Collection “Allomi” Cabernet Sauvignon, Napa Valley 2019
GLASS 18 | BOTTLE 79
**All unopened bottles of wine available to go with complete meal purchase.
32
FOLLOW US
@NeimanMarcus
#NMcooks
#NMyum
#NMhappyhour
___________
Reza Alavi, Manager
Javier Montoya, Chef
TELL US HOW WE ARE DOING
Kevin Garvin
Vice President Food Services
kevin_garvin@neimanmarcus.com
VISIT US
www.neimanmarcus.com/restaurants
011 M - Mar2023
AFTERNOON TEA
a selection of finger sandwiches, petite desserts, scones,
devonshire cream, marmalade and fresh fruit;
served with freshly brewed flavored teas
Served 2–4 p.m. | $55 per person
Call us 48 hours in advance to book
your next afternoon tea party.
Contact catering@neimanmarcus.com
33
Attachment No. ZA 5
Floor Plans
34
DISPLAY
PLANTER BOX PLANTER BOX
PLAN
T
E
R
B
O
X
PLA
N
T
E
R
B
O
X
PLANTER BOX
DISPLAY
TRANSACTIONCOUNTERDISPLAY
PLANTER BOX
P.O.S
5'-9"OPENING
DISPLAY
PLANTER BOX PLANTER BOX
PLAN
T
E
R
B
O
X
PLA
N
T
E
R
B
O
X
PLANTER BOX
TRANSACTIONCOUNTERDISPLAY
PLANTER BOX
P.O.S
X
DISPLAY
4'-4"OPENING5'-0"
11'-0
"
12-'0"
35
CONTEMPORARY
COSMETICSSPA
DESIGNER JEWELRY
COSMETICS
PRECIOUSJEWELS
LA
D
I
E
S
S
H
O
E
S
DESIGNER HANDBAGS
IPPOLITA(224)
TOM FORD BEAUTY(319)
BOTTEGAHANDBAGS(252)
DAVID YURMAN(299)
FRAGRANCE
FRAGRANCE
JO MALONE(187)
LOUIS VUITTON(2823)
VAN CLEEF &ARPELS(799)
LOU
I
S
VUITT
O
N
F.R
.
(91)
LOU
I
S
V
U
I
T
T
O
N
STO
C
K
R
O
O
M
(105
4
)
LOUI
S
V
U
I
T
T
O
N
STOC
K
R
O
O
M
(147
)
CO
N
T
E
M
P
O
R
A
R
Y
MT8502
MT8502
MT8853
MT8502
MT8853
MT8502
MT8502 MT8853MT8853MT8853
MT8502
SAINT LAURENTHANDBAGS(281)
FASHION ACCESSORIES
COSMETICS
DESIGNER HANDBAGS
CHANELACCESSORIES(1297)
CHANEL ACC. STK.(116)
COSMETICSSPA
CONTEMPORARY
DESIGNER JEWELRY
BUCCELLATI(179)
BY KILIAN(65)
CHANEL JEWELRY(265)
CHANEL ACC. STOCK(246)
MERCHANDISE PLANMP-01
BEVERAGE BAR
461 SQ FT
NEIMAN MARCUS FASHION ISLAND
LEVEL 1 FLOOR PLAN
FOOD & BEVERAGE
6/17/2022
SHEET: 1 OF 3
ESCALATORS
ELEVATOR
CUSTOMER
ENTRY
CUSTOMER
ENTRY
CUSTOMER
ENTRY
36
Cover plate to hide bolt heads
OPTION #2:
Fixed Stanchions from Crowd Control
Company. Bolt into flooring. Velveteen
ropes between each vertical to enclose
space. Signage to be placed on top of
stanchion at entry points for liquor limit
requirements.
BEVERAGE BAR
461 SQ FT
NEIMAN MARCUS FASHION ISLAND
LEVEL 1 FLOOR PLAN
FOOD & BEVERAGE
6/17/2022
SHEET: 2 OF 3
OPTION #1:
Planter Boxes from West Elm
to enclose space. Signage to
be placed at entry points for
liquor limit requirements.
FIXED STANCHION /
PLANTER PLAN
SCALE: 1/8" = 1'-0"
37
ESCALATORS
ELEVATOR
EXISTING FOOD SERVICE
NEIMAN MARCUS FASHION ISLAND
LEVEL 3 FLOOR PLAN
FOOD & BEVERAGE
6/17/2022
SHEET: 3 OF 3
EXISTING FOOD
SERVICE
38