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Home My WebLink About0.1 - Study Sesion Lido House and City Reuse Amendments - PA2013-217CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 (949)644 -3200 To: Planning Commission From: James Campbell, Principal Planner Date: June 5, 2014 Re: Study Session - Lido House Hotel (PA2013 -217) City Hall Reuse Amendments (PA2012 -031) 3300 Newport Boulevard & 475 32nd Street PROJECT SUMMARY The Lido House Hotel project consists of amendments to the General Plan, Coastal Land Use Plan, and Zoning Code to change the land use designation and zoning of the former City Hall Complex from Public Facilities to Mixed -Use and a Site Development Review and Conditional Use Permit for the development and operation of a 130 -room hotel. The project also includes changes to 32nd Street and Via Oporto. RECOMMENDATION 1. Review the proposed project and provide feedback to staff and the applicant. 2. Direct Staff to schedule a public hearing for July 17, 2014. The former City Hall Complex is located at the northeast corner of Newport Boulevard and 32nd Street; and is currently developed with several vacant office buildings and Fire Station #2. The site is approximately 4.25 acres. The City Council seeks to enter into a long -term ground lease rather than sell the property. On October 10, 2012, the City issued a Request for Qualifications ( "RFQ ") for the redevelopment of the City Hall property. The City received a total of 15 Statements of 1 INTENTIONALLY BLANK PAGE Lido House Hotel (PA2013 -217) City Hall Reuse Amendments (PA2012 -031) Planning Commission Study Session June 5, 2014, Page 2 Qualifications for the development of either a boutique hotel or a mixed -use (residential /commercial) project. Six of the teams were invited to prepare development proposals. The City received three proposals: two for boutique hotels and one for a mixed - use project. On July 9, 2013, the City Council selected RD Olson as the developer to exclusively negotiate with for the development and operation of a luxury, 130 -room hotel. The City Council also initiated amendments to the General Plan, the Coastal Land Use Plan, and the Zoning Code in 2012, to change the land use and zoning designations of the property from Public Facilities to mixed -use designations. The amendments were considered by the Planning Commission on January 13, 2013, and the Commission recommended approval. The amendments were not presented to the City Council but have been combined with the development application for the hotel. The City determined that the preparation of an Environmental Impact Report (EIR) for the amendments and the hotel would be appropriate. The City selected RBF Consulting to prepare the EIR and the draft was released to the public on April 29, 2014 (Attachment No. 1). The draft EIR concludes that the project will not create significant impacts to the environment with the incorporation of several mitigation measures. The 45 -day comment period extends to June 13, 2014. Written comments received within the comment period will be responded to in writing. Both the comments and responses will be considered by the Planning Commission and the City Council and will be part of the environmental record for the project. The draft EIR can be accessed at City Hall, City Libraries, and at the City's website via the following link: httr ): / /www.newportbeachea.aov /eir (in Lido House Hotel folder). The project to be presented at the study session is a subtle refinement of the original concept that led the City to select RD Olson as the developer in July 2013. The proposed land use plan and zoning amendments have not been modified and a full and complete project description can be found in the draft EIR. The proposed entitlements consist of: 1. General Plan Amendment No. GP2012 -002 The amendment includes a text and map change to replace the existing Public Facilities (PF) designation for the site with a new mixed -use land use category (MU -H5) and will establish density and intensity limits (Attachment No. 2). 2. Coastal Land Use Plan Amendment No. LC2012 -001 The amendment includes a text and map change to replace the existing Public Facilities (PF) designation for the site with a new mixed -use land use category (MU) and will establish density and intensity limits within Table 2.1.1 -1. The proposed amendment also 3 Lido House Hotel (PA2013 -217) City Hall Reuse Amendments (PA2012 -031) Planning Commission Study Session June 5, 2014, Page 3 includes a change to Policy 4.4.2 -1 to establish a policy basis for higher height limits (Attachment No. 3). 3. Zoning Code Amendment No. CA2012 -003 The amendment includes a text and map change to replace the existing Public Facilities (PF) zoning designation for the site with a new zone MU -LV (Mixed- Use -Lido Village) and will establish density and intensity limits consistent with the proposed General Plan amendment. Development standards and allowed uses would also be established (Attachment No. 4). 4. Site Development Review No. SD2014 -001 & Use Permit No. UP2014 -001 These applications would authorize the construction and operation of a 130 -room hotel. The plan includes a public plaza along the Newport Boulevard frontage and changes to 32nd Street between Newport Boulevard and Via Oporto. The proposed four -story hotel would be comprised of 99,625 square feet of guestrooms, public areas, and back -of -house (operational) areas. Guestrooms would include standard king, double queen, extended stay suites, extended stay villas, and a presidential suite. The hotel would also include meeting rooms, accessory retail spaces, a restaurant, lobby bar, rooftop patio, guest pool, and recreational areas. The hotel would be organized around a central courtyard with an outdoor pool, fireplace, water feature, and formal lawn area. Guestrooms and suites would occupy levels two through four. The extended stay villas would be two stories and would include a rooftop terrace and private entry with a front yard and porch. Ballroom and meeting areas would be housed in a separate building, away from the sleeping accommodation areas of the hotel. The rooftop patio would include a bar area, fire pit, and cabanas, as well as views of the bay and ocean. The architecture is designed to be consistent with the Lido Village Design Guidelines and the design exhibits a strong coastal theme. The project includes 148 surface parking spaces that will be controlled and valet parking will be provided. Vehicular access to the site will be provided from Newport Boulevard at the Finley Avenue intersection and by a driveway on 32nd Street at Villa Way. The public plaza along Newport Boulevard will provide enhanced public access and the two large ficus trees will be preserved. Fire Station No. 2 will remain; however, access to employee parking areas will be shifted to Via Oporto. Along 32nd Street, east of Via Oporto, angled parking will be added in front of St. James Church and a duplicative left turn lane to Lafayette will be eliminated. Several other on- street parking spaces along 32nd Street and Via Oporto will be removed or relocated. Overall, there will be no loss of street parking spaces. 4 Lido House Hotel (PA2013 -217) City Hall Reuse Amendments (PA2012 -031) Planning Commission Study Session June 5, 2014, Page 4 The applicant and their design team will provide a detailed presentation of the overall project. NEXT STEPS A public hearing will be scheduled for July 17, 2014, for the Planning Commission to consider its recommendation to the City Council. ATTACHMENTS 1. Draft Environmental Impact Report (submitted under separate cover and available at htto: / /www.newi)ortbeachca.gov /eir- Lido House Hotel folder) 2. General Plan Amendment No. GP2012 -002 3. Coastal Land Use Plan Amendment No. LC2012 -001 4. Zoning Code Amendment No. CA2012 -003 5. Project Plans (also available at http: / /www.newportbeachca.-gov /eir - in Lido House Hotel folder) 0 INTENTIONALLY BLANK PAGE 0 Attachment 1 Draft Environmental Impact Report (submitted separately) http://www.newportbeachca.gov/eir Lido House Hotel folder W INTENTIONALLY BLANK PAGE I Attachment 2 General Plan Amendment No. GP2012 -002 9 INTENTIONALLY BLANK PAGE 10 City Hall Reuse Project Amendments GP2012 -002 (PA2012 -031) 3300 Newport Boulevard & 475 32nd Street A. Amend Table LU1 of the Land Use Element of the General Plan to add the following land use category: "Mixed Use Horizontal 5 (MU -H5) The MU -H5 designation applies to the former City Hall complex located at the northeast corner of the intersection of Newport Boulevard and 32nd Street. The MU -H5 designation 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. Amend Table LU -2 to add Anomaly Location #80 as shown in the following table: All existing provisions within Table LU -2 remain unchanged 21 Table LIJ2 Anomaly Locations Anomaly Statistical Land Use Development Limits Development Limit Additional Information Number Area Designation Other Accessory commercial Any combination of floor area is allowed in 99 dwelling units and dwelling units and conjunction with a hotel 15,000 sf commercial hotel rooms and it is included within 80 B5 MU -1-15 Or provided it does not exceed 99 dwelling the hotel development limit. Municipal facilities 98,625 sf of hotel units or 98,625 sf of are not restricted or hotel use. included in any development limit. All existing provisions within Table LU -2 remain unchanged 21 C. Amend Figure LU6 (Land Use Map) as it relates to 3300 Newport Boulevard & 475 32nd Street only as depicted in the following diagram: 1,s; 507 -S12 X3421 -510 \so -5081 - `15 s - `row 4506 -11 RT -D X3403 502 �5 Z 500 11 AVE tky � 0_1/2 2 pp° _408 3345 3345 _ 3341 4061/2 - 3337 - 404 _ 3333 402 3325 — 3315 400112 400 3305 CC -A 0 RT -E b� C Ny 0 0 O n 0 a sir 1P VIA MALAGA Z 32ND ST m N yy!! 0 3116 3112 PI 'a MU -H 3110 v I J CV -A P N SI i _PI PI +I VI NI NI O OI O O w1 All related maps or diagrams within the General Plan shall be amended to maintain consistency with the new land use category and Anomaly Location #80 as shown above. Additionally, any maps or diagrams within the General Plan that label the site as "City Hall" shall be removed from the General Plan upon relocation of City Hall operations from the site to the new City Hall site located at 100 Civic Center Drive. Labeling the new City Hall site as "City Hall" on any General Plan map or diagram is also authorized. 12 Attachment 3 Coastal Land Use Plan Amendment No. LC2012 -001 is INTENTIONALLY BLANK PAGE 14 City Hall Reuse Project Amendments LC2012 -001 (PA2012 -031) 3300 Newport Boulevard & 475 32nd Street A. Amend the Table 2.1.1 -1 of the Coastal Land Use Plan add the following land use category: .- Land Use Category Uses Densityllntensity 99 dwelling units and 15,000 sf commercial The MU catezory is intended to or provide for the development a mix of uses, which may include general, 98,625sfofhotel Mixed Use — MU neighborhood or visitor - serving or commercial, commercial offices, Any combination of dwelling units visitor accommodations, multi- and hotel rooms provided it does not family residential, mixed -use exceed 99 dwelling units or 98,625 sf development, and /or civic uses. of hotel use. Municipal facilities are not restricted or included in any development limit. All existing provisions within Table 2.1.1 -1 remain unchanged. 15 B. Amend Coastal Land Use Plan Map 1, Figure 2.1.5 -1, as it relates to 3300 Newport Boulevard & 475 32nd Street only as depicted in the following diagram: - , J53 - 512` 507 3427 -510, \so -508 �5 s sow, ' v _506 x`11 RT -D `3405 _ 502 e ,,SNP a Soo ~ m {IN: gyN O10112 EY qVE. a� 408112 3345 4061/2 3341 3337 -404 3333 402 3325 i 1 —3315 400 112 400 3305 ~ CC -A iQ RT -E - > N µ 41 $0 CN O 0 O O a 0 I'sSSO 4 S VIA MALAGA 32ND 5T r Z OI m yy G+ N s N O tr O 1116 a 1112 ; MU -H a 1110 O J_ Cv -A u > All related maps or diagrams within the Coastal Land Use Plan shall be amended to maintain consistency with the new land use category as shown above. Additionally, any maps or diagrams within the Coastal Land Use Plan that label the site as "City Hall" shall be removed from the General Plan upon relocation of City Hall operations from the site to the new City Hall site located at 100 Civic Center Drive. Labeling the new City Hall site as "City Hall" on any Coastal Land Use Plan map or diagram is also authorized. 10 C. Amend Policy 4.4.2 -1 as follows with deleted language in °a°'ut and new language underlined: 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 73 -foot tall architectural tower that does not include floor area but could house screened communications or emergency equipment. The additional height would create an iconic landmark for the public to identify the site from land and water and a visual focal point to enhance public views from surrounding vantages. B. Back Bay Landing at East Coast Highway /Bayside Drive: A single, up to 65- foot -tall coastal public view tower, that will be ADA- compliant and publicly accessible, to provide new coastal and Upper Newport Bay view opportunities where existing views are impacted by the East Coast Highway Bridge, other existing structures and topography.' C. Mixed Use (MU) area located at 3300 Newport Boulevard (former City Hall Complex): Buildings and structures up to 55 feet in height, provided it is demonstrated that development does not negatively impact public views. Peaks of sloping roofs and elevator towers may exceed 55 feet by up to 5 feet and architectural features such as domes, towers, cupolas, spires, and similar structures may exceed 55 feet by 10 feet. The purpose of allowing buildings, structures and architectural elements to exceed 35 feet is to promote vertical clustering resulting in increased publically accessible on -site open space and architectural diversity while protecting existing coastal views and providing new coastal view opportunities. ' Subsection B related to the Back Bay Landing site was adopted by the City Council on February 11, 2014, by Resolution No. 2014 -12 but has not been certified (approved) by the California Coastal Commission as of June 2014. z7 INTENTIONALLY BLANK PAGE 12 Attachment 4 Zoning Code Amendment No. CA2012 -003 19 INTENTIONALLY BLANK PAGE 20 City Hall Reuse Project Amendments CA2012 -003 (PA2012 -031) 3300 Newport Boulevard & 475 32nd Street Section 1: Amend Section 20.14.020 (Zoning Districts Established) to establish the "MU- LW within Table 1 -1 as highlighted in Exhibit A. All existing provisions of Section 20.14.020 and Table 1 -1 remain unchanged. Section 2: Amend Section 20.14.010 (Zoning Map Adopted by Reference) to change the zoning district of 3300 Newport Boulevard and 475 32nd Street establish Anomaly #80 as depicted in Exhibit B. All related zoning maps or diagrams shall be amended to maintain consistency with the new zoning district as shown above. Additionally, any maps or diagrams within Zoning Code that label the site as "City Hall" shall be removed from the Zoning Map upon relocation of City Hall operations from the site to the new City Hall site located at 100 Civic Center Drive. Labeling the new City Hall site as "City Hall" on any Zoning Map or diagram is also authorized. Section 3: Amend Section 20.22.010 (Purposes of Mixed -Use Zoning Districts) to add Subsection G as provided in Exhibit C. All existing provisions of Section 20.20.010 remain unchanged. Section 4: Amend Subsection C of Section 20.22.020 (Mixed -Use Zoning Districts Land Uses and Permit Requirements) to add allowed uses and establish permit requirements for the MU -LV zoning district within Table 2 -9 as highlighted in Exhibit D. All existing provisions of Section 20.20.020 remain unchanged. Section 5: Amend 20.22.030 (Mixed -Use Zoning Districts General Development Standards) to add development standards for the MU -LV zoning district within Table 2 -11 as highlighted in Exhibit E. All existing provisions of Section 20.20.030 remain unchanged. 21 EXHIBIT A Amend Section 20.14.020 (Zoning Districts Established) to establish the "MU -LV" within Table 1 -1 as follows: Table 1 -1 Mixed -Use Zoning Districts MU-V Mixed -Use Vertical MU -V Mixed -Use Vertical MU -MM MU -DW Mixed -Use MU -H Mixed -Use MU -CV /15th Street MU -LV M U -W 1 Mixed -Use Water MU -W Mixed -Use Water - Related MU -W2 22 Amend Section 20.14.010 (Zoning Map Adopted by Reference) to change the zoning district of 3300 Newport Boulevard and 475 32nd Street and establish Anomaly #80 as follows. � J531 50 5 7 -512 1 3427 10 _ ,JO _508` X415 s s06 3411 504 3405 m -502 ate° u - 500 1, r _ FINIFY qyl. 410 1r2 n— 3345 400 1/2 3341 06 3337 -404 3333 402 3325 / 3315 400 112 400 3305 CC 0.5 FAR yL O /�r N /O ^ R2 m55 0 \ A m r CN 0.3 FAR 2 0 O 3300 MU -LV 3110 m + a 3112 3110 CV.R ml V � :1 475 0 0 0 0 a JJ q 4 1 G VIA MALAGA MU- CV115TH ST I N y IV // Anomaly Develooment Limit s 32ND ST Additional Information Number 99 dwelling units and Any combination of Accessory commercial floor area is allowed in 15,000 sf commercial dwelling units and hotel conjunction with a hotel and it is included 80 rooms provided it does not within the hotel development limit. or exceed 99 dwelling units or PI � 98,625 sf of hotel 98,625 sf of hotel use. included in any development limit. �1 3 5 JJ q 4 1 G VIA MALAGA MU- CV115TH ST I N y IV // Anomaly Develooment Limit s Development Limit (Other) Additional Information Number 99 dwelling units and Any combination of Accessory commercial floor area is allowed in 15,000 sf commercial dwelling units and hotel conjunction with a hotel and it is included 80 rooms provided it does not within the hotel development limit. or exceed 99 dwelling units or Municipal facilities are not restricted or 98,625 sf of hotel 98,625 sf of hotel use. included in any development limit. 2-s EXHIBIT C Amend Section 20.22.010 (Purposes of Mixed -Use Zoning Districts) to add Subsection G as follows: "G. The MU -LV (Mixed- Use -Lido Village) zoning district. This district applies to the former City Hall complex located at the northeast corner of the intersection of Newport Boulevard and 32nd Street. The MU -LV designation provides for the horizontal or vertical intermixing of commercial, visitor accommodations, residential, and /or civic uses. Civic uses may include a community center, public plazas, fire station and /or public parking." 24 EXHIBIT D Amend Subsection C of Section 20.22.020 (Mixed -Use Zoning Districts Land Uses and Permit Requirements) to add allowed uses and establish permit requirements for the new MU -LV zoning district within Table 2 -9 highlighted as follows: TABLE 2 -9 ALLOWED USES AND PERMIT REQUIREMENTS Mixed -Use Zoning Districts Permit Requirements P Permitted by Right CUP Conditional Use Permit (Section 20.52.020) MUP Minor Use Permit (Section 20.52.020) LTP Limited Term Permit (Section 20.52.040) — Not allowed' Land Use MU -Wt (5)(6) MU -W2 MU -LV Specific Use Regulations See Part 7 of this title for land use definitions. See Chapter 20.12 for unlisted uses. Industry, Manufacturing and Processing, Warehousing Uses Handicraft Industry P P P Industry, Marine- Related P P — Research and Development P P — Recreation, Education, and Public Assembly Uses Assembly /Meeting Facilities Small -5,000 sq. ft. or less (religious assembly may be larger than 5,000 s . ft. CUP CUP NIUP Commercial Recreation and Entertainment CUP CUP P Cultural Institutions P P — Parks and Recreational Facilities CUP CUP P Schools, Public and Private CUP CUP — Residential Uses Single -Unit Dwellings Located on tat floor Located above let floor P (1) P (2) — Section 20.48.130 Multi -Unit Dwellings Located on tat floor — — P' Located above tat floor P (1) P (2) P Section 20.48.130 Two -Unit Dwellings Located on tat floor Located above tat floor P (1) P (2) — Home Occupations P P (2) P Section 20.48.110 Care Uses Adult Day Care Small (6 or fewer) P P P. Child Day Care Small (8 or fewer) P P P Section 20.48.070 Day Care, General — MUP — Section 20.48.070 25 TABLE 2 -9 ALLOWED USES AND PERMIT REQUIREMENTS Mixed -Use Zoning Districts Permit Requirements P Permitted by Right CUP Conditional Use Permit (Section 20.52.020) MUP Minor Use Permit (Section 20.52.020) LTP Limited Term Permit (Section 20.52.040) — Not allowed" Land Use MU -W1 (5)(6) MU-W2 MU -LV Specific Use Regulations See Part 7 of thistitle for land use definitions. See Chapter 20.12 for unlisted uses. Retail Trade Uses Alcohol Sales (of( -sale) MUP MUP MUP Section 20.48.030 Alcohol Sales (off- sale), Accessory Only P P P Marine Rentals and Sales Boat Rentals and Sales P P P Marine Retail Sales P P P Retail Sales P P P Visitor - Serving Retail P P P Service Uses — Business, Financial, Medical, and Professional ATMs P P P Emergency Health Facilities /Urgent Care — P — Financial Institutions and Related Services (above 1st floor only) P P P Financial Institutions and Related Services (1st floor) P Offices— Business P P P Offices — Medical and Dental (above 1st floor only) — P — Offices—Profession P P — Service Uses — General Animal Retail Sales MUP MUP — Section 20.48 050 Artists' Studios P P P Eating and Drinking Establishments Accessory Food Service (open to public) P P P Section 20.48.090 Fast Food (no late hours) (3)(4) P /MUP P /MUP P /MUP Section 20.48.090 Fast Food (with late hours) (3) MUP MUP MUP Section 20.48.090 Food Service (no alcohol, no late hours) (3)(4) P /MUP P /MUP P /MUP Section 20.48.090 Food Service (no late hours) (3) MUP MUP MUP Section 20.48.090 Food Service (with late hours) (3) CUP CUP CUP Section 20.48.090 Take -Out Service Limited (3) (4) P /MUP P /MUP P /MUP Section 20.48.090 Health /Fitness Facilities Small -2,000 sq. ft. or less P P P Maintenance and Repair Services P P P Marine Services Boat Storage CUP CUP — Beat Yards CUP CUP — Entertainment and Excursion Services P P — Marine Service Stations CUP CUP — WaterTransportationServices P P — Personal Services Massage Establishments MUP MUP MUP Chapter 5.50 Section 20.48.120 Personal SeMCes, General P P P Personal Services, Restricted MUP MUP — Smoking Lounges 20 TABLE 2 -9 ALLOWED USES AND PERMIT REQUIREMENTS Mixed -Use Zoning Districts Permit Requirements P Permitted by Right CUP Conditional Use Permit (Section 20.52.020) MUP Minor Use Permit (Section 20.52.020) LTP Limited Term Permit (Section 20.52.040) — Not allowed Land Use MU-WI (5)(6) MU -W2 MU -LV Specific Use Regulations See Part 7 of thistitle for land use definitions. See Chapter 20.12 for unlisted uses. Visitor Accommodations Hotels, Motels, Bed and Breakfast Inns, and Time Shares CUP CUP CUP Transportation, Communications, and Infrastructure Parking Facilities MUP MUP MUP Communication Facilities P P P Heliports and Helistops (7) CUP CUP — Marinas Title 17 Marina Support Facilities MUP MUP — Utilities, Minor P P P Utilities, Major CUP CUP CUP Wireless Telecommunication Facilities Chapter 15.70 Other Uses Accessory Structures and UsesMUP MUP MUP Outdoor Storage and Display MUP MUP MUP Section 20.48.140 Personal Property Sales P P P Section 20.48.150 Special Events Chapter 11.03 Temporary Uses LTP LTP I LTP Section 20.52.040 Uses Not Listed. Land uses that are not listed in the table above, or are not shown in a particular mning district, are not allowed, emept as otherwise prodded by Section 20.12.020 (Rules of Interpretation). (1) May only be located on lots with a minimum of two hundred( 200) lines] feet offrontage on Coast Highway. Refer to Section 20.48.130(Mxed -Use Projects) for addifional development standards. (2) May only be located above a com in ercial use and not a parkin g use. Refer to Section 20.48. 130 ( Magid -Use Projects) for add ifional developm ant standards. (3) Late Hours. Facilities with late hours shall mean facilities that otter service and are open to the public past 11:00 p.m. any day of me week. (4) Perm itted or Mnor Use Perm it Required a. A minor use permit shall be required for any use located within five hundred (500) feet, property line to property line, ofany residential mning district. b. Ammer use permit shall be required for any use that maintains late hours. (5) Approval ofa minor site development review, in compliance with Section 20.52. 080, shall be required priorto anydevelopment to ensure thatthe uses are fully integrated and that potential impacts from their differing activities are fully mitigated. (6) Am i nimum offifly(50) percent of the square footage of a mixed -use development shall be used for nonresidential uses. (7) Applicants for City approval of a heliport or helistop shall provide evidence that the proposed heliport or helislop complies fullywith State of Califomia permit procedures and with any and all conditions of approval imposed by the Federal Aviation Administration (FAA), the Apart Land Use Commission for Orange County (ALUC), and bythe Caltems Division of Aaronaufics. 27 EXHIBIT E Amend 20.22.030 (Mixed -Use Zoning Districts General Development Standards) to add development standards for the new MU -LV zoning district within Table 2 -11 highlighted as follows: TABLE 2 -11 DEVELOPMENT STANDARDS FOR WATERFRONT MIXED -USE ZONING DISTRICTS Development Feature 1 (3) 1 MU -W2 i Additional Requirements Lot Dimensions (1)(2) Minimum dimensions required for each newly created lot. Lot Area Mixed -use structures 20,000 sq. ft. 2,500 sq. ft. 20,000 sq. ft. Non -mixed -use structures 10,000 an. fl. 2,500 sq. ft. 10,000 sq. fl. Lot Width Mixed -use structures 200 ft. 25 ft. 200 ft. Non -mixed -use structures 50 ft. 25 1. 50 ft. Density (4) Minimum /maximum allowable density range for residential uses. Lot area required per unit Minimum: 7,260 sq. ft. per unit Minimum: 1,631 Maximum: 2,167 N/A Floor Area Ratio (FAR) (5) N/A Mixed -use development Min. 0.35 and Max. 0.5 for Min. 0.35 and Max. 0.5 for 99 dwelling units and 15,000 at nonresidential uses. nonresidential. commercial (6) Max. 0.5 for residential uses. (3) Max. 0.75 far residential uses. Max. 1.0 for mixed -use projects Lida Marina Village Min. 0.35 Max. 0.7 for nonresidential and 0.8 residential. Nonresidential only 0.5 commercial only (3) 10.5 commercial only 198,725 sf of hotel (6) Setbacks The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. Front 0 0 Newport Boulevard: 0 ft. for below grade structures 20 ft. for structures up to 26 feet In height 35 ft. for structures over 26 fast in height Side 0 0 32nd Street: 0 ft. for below grade structures 0 fl. for structures up to 26 feel in height 10 ft. for structures over 26 feet in height Intenor: 0 ft. for below grade structures 5 ft for above grade structures Side adjoining a residential 5 ft. 5 R. 5 ft. district Rear 0 0 5 ft. Rear residential portion of N/A 5 ft. 5 ft, mixed use Rear nonresidential adjoining a N/A 5 ft. 5 ft, residential disldct. Rear adjoining an alley 1 N/A 10 fl. 10 fl. Bulkhead setback 1 10 ft. 1 10 fl. 10 ft. TABLE 2 -11 DEVELOPMENT STANDARDS FOR WATERFRONT MIXED -USE ZONING DISTRICTS Open Space N/A I N/A 1 20% of property Common open space Minimum 75 square feet dwelling unit. (The minimum dimension (length and width) shall be 15 feet.) Private open space 5% of the gross floor area for each dwelling unit. (The minimum dimension (length and width) shall be 6 feet.) Minimum distance between detached structures on same lot. Separation Distance 10 ft. 1 10 ft. 0 ft. 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. 26 ft. with flat roof, less than 3/12 roof pitch 31 ft. with sloped roof, 3/12 mof pitch or greater 55 ft. with flat roof, less than 3/12 roof pitch (7) 60 ft. with sloped mof, 3/12 mof pitch or greater (7) Fencing See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls), Landscaping See Chapter 20.36 ( Landscaping Standards). Lighting See Section 20.30.070 (Outdoor Lighting). Outdoor Storage /Display See Section 20.40.140 (Outdoor Storage, Display, and ACtlNtles). Parking See Chapter 20.40 (Off-Street Parking). Satellite Antennas See Section 20.46.190 (Satellite Antennas and Amateur Radio Facilities). Signs See Chapter 20.42 (Sign Standards). Notes: (1) At deoelopment and the subdivision of land shall complywith the requirements of Title 19(8ubdiNsions). (2) The standards for m inimum lot area and lot width are intended to regulate sites for development purposes only and are not Intended to establish minimum dimensions for the creation ofownership or leasehold m,,, condominium) purposes. (3) Aminimum offlfty(50) percent ofthe square footage in a mired -use development shall be used for nonresidential uses. (4) For the purpose of determining the allowable number of units, portions of legal lots that are submerged lands or tidelands shall be Included inland area of the site (5) Portions of legal lots that are submerged lands or tidelands shall be included In the net area ofMe lot for the purpose ofcalculaling the allowable floor area of structures. (6) My com bination ofdwelling units and hotel roams provided it does not exceed 99 dwelling units or 98,725 at of hotel use. Municipal facilities are not restricted byor included in anydewlopmenttrelp. (7) Architectural features such as domes, towers. cupolas, spires, and similar structures may exceed 55 feet by 10 feet. INTENTIONALLY BLANK PAGE so Attachment 5 Project Plans (large format drawings) htto: / /www. newportbeachca.gov /eir Lido House Hotel folder 31 Correspondence Item No. 0.1a Study Session - Lido House Hotel PA2013 -217 & PA2012 -031 From: cynthia koller [mai Ito: aracenbl @ vahoo.com] Sent: Thursday, June 05, 2014 9:23 AM To: Brown, Leilani; fred; Hillgren, Bradley; Kramer, Kory; iavmeyers5C0)cox.net; Brown, Tim; Lawler, Ray; Tucker, Larry; Brandt, Kim; Campbell, James Subject: Lido House EIR Gentlemen: There is the possibility I will be unable to attend the Planning Commission Study Session so I would like these comments to be entered into the record and addressed. My understanding is the city needs to Amend the General Plan and the Coastal Land Use for new zoning on the Old City Hall Site for the proposed Hotel project from Public Facilities to Mix Use. In the Negative Declaration the city's response to the California Coastal Commission letter date November 19th, 2012 Comment #5: 'As recommended the City of Newport Beach will complete the Coastal Land Use Plan amendment process through the California Coastal Commission prior to taking any action to approve any specific Land Use on the project site ". I hope you could help me understand and address why we haven't done this by this point in the process or are we doing this now? Last year a Consultant was hired at a considerable cost to prepare a Mitigated Negative Declaration and to my knowledge it was never presented to the City Council. I have been following this issue from the beginning and wonder why after such expense this report was never moved forward? Will not having these amendments at this point negatively affect the timeline on this project? I see the finish date seems to have been pushed out by an additional two years from what was first projected. We realize projects like this have many issues and nuances and as a "resident" I am not familiar with these processes so it can become a bit confusing at times. Any clarification would be greatly appreciated. We look forward to a beautiful successful Hotel and thank you for your time and consideration. Respectfully, Cindy Koller ➢AAitinn�l M�tnri�le RnnnivnA ciao na and Use PI. momma r -law ,won low- IF 7 lu �MM ♦ d aQ -a1 wom 4 7I ♦ pr p: 1 e m wdroject Settinq q<,FOaN Community Development Department June 5, 2014 M July 2010 -Planning for Lido Village began January 2011- City Council approved Lido Village "Alternative 5B" vision ■ January 2012 -City Council approved Lido Village Design Guidelines June 2012 - City Council initiates land use amendments for City Hall property September 2012 — City Council sets parameters for amendments October 2012 — RFQ process initiated Community Development Department June 5, 2014 3 January 2013 — RFP process directed January 2013 — Planning Commission recommends approval of amendments ■ March 203.3 —City Council postpones consideration of the amendments April 2013 — Proposals for development projects received July 2013 — Exclusive negotiating agreement approved with RD Olson October 203.3 — EIR process started Community Development Department June 5, 2014 Background (continued) January 2013 — RFP process directed January 2013 — Planning Commission recommends approval of amendments ■ March 203.3 —City Council postpones consideration of the amendments April 2013 — Proposals for development projects received July 2013 — Exclusive negotiating agreement approved with RD Olson October 203.3 — EIR process started Community Development Department June 5, 2014 1. General Plan - Public Facilities to Mixed Use (MU -H5) �. Coastal Land Use Plan - Public Facilities to Mixed Use & amend Policy 4.4.2 -1 to allow taller buildings 3. Zoning District —Public Facilities to M U -LV (includes use and development standards) Community Development Department June 5, 2014 Plan and Zoning 1. General Plan - Public Facilities to Mixed Use (MU -H5) �. Coastal Land Use Plan - Public Facilities to Mixed Use & amend Policy 4.4.2 -1 to allow taller buildings 3. Zoning District —Public Facilities to M U -LV (includes use and development standards) Community Development Department June 5, 2014 �o ivy r�r y1 CN 0.3 FA.F <. Iw_ �N _ Y n z 32NO 5r V 3531 ND — u o ail m u 50) SIO 3421 m s 503 rl 3915 0 506 7rj 3017 m CV 0.5 FAR V � J U -^ 504 iii 340S p ��\V)y� =� 502 1i I l�h��(� _ 9�1` 500 _ ! - iIV!(Y 410 1rz AVF p09 4081 '2 3345 406 , 3341 3 32 3JJ3 i�t 402 3325 �J 400 112 3315 400 3305 3 CC 0.5 FAR CN 0.3 FA.F <. Iw_ �N _ Y n z 32NO 5r m m Q ND — u o ail m u 31— a a m y 3112 3110 a � 0 CV 0.5 FAR V � J U 0 ®761ft Community Development Department June 5, 2014 MU -H4 u � I k 1. Public Facilities to Mixed -use z. 93 dwelling units and 15,000 sf of commercial; or 98,725 sf of hotel. Any combination of dwelling units and hotel rooms provided it does not exceed density and intensity limits - No vote of the electorate required by Charter j. Building height 55 ft, sloping roofs 6o ft and architectural projections 65 ft Community Development Department June 5, 2014 New Mixed -Use Category "The MU -H5 designation provides for the horizontal or vertical intermixing of commercial, visitor accommodations, residential, and /or civic uses. Civic uses may include, but center, public plazas, parking." are not limited to, a community a fire station and /or public Community Development Department June 5, 2014 3 New Mixed -Use Category "The MU category is intended to provide for the development a mix of uses, which may include general, neighborhood or visitor - serving commercial, commercial offices, visitor accommodations, multi- family residential, mixed -use development, and /or civic uses." Community Development Department June 5, 2014 9 Plan .i. j.• •uw U w.w L Amend Policy 4.4.2 -1 to provide: "Buildings and structures up to 55 feet in height, provided it is demonstrated that development does not negatively impact public views. Peaks of sloping roofs and elevator towers may exceed SS feet by up to S feet and architectural features such as domes, towers, cupolas, spires, and similar structures may exceed SS feet by zo feet. The purpose of allowing buildings, structures and architectural elements to exceed 35 feet is to promote vertical clustering resulting in increased publically accessible on -site open space and architectural diversity while protecting existing coastal views and providing new coastal view opportunities." Community Development Department January 17, 2013 yo Amend Sections 20.14.020, 20.22.olo, and 20.14.020 to create and apply the MU -LV zoning district to the site. "The MU -LV designation provides for the horizontal or vertical intermixing of commercial, visitor accommodations, residential, and /or civic uses. Civic uses may include a community center, public plazas, fire station and /or public parking." Community Development Department June 5, 2014 11 :)ning Code Amendment Amend Sections 20.14.020, 20.22.olo, and 20.14.020 to create and apply the MU -LV zoning district to the site. "The MU -LV designation provides for the horizontal or vertical intermixing of commercial, visitor accommodations, residential, and /or civic uses. Civic uses may include a community center, public plazas, fire station and /or public parking." Community Development Department June 5, 2014 11 • I f • wiTl- r7! Amend Section 20.22.020 to establish allowed uses and permit requirements for the MU -LV zone. Amend Section 20.22.03o to establish development standards for the MU -LV zone. Open Space 20% of net acreage Setbacks Newport Boulevard: 32nd Street: 20 ft. for buildings up to 26 ft. o ft. for buildings up to 26 ft. 35 ft. for taller structures to ft. for taller structures Building 55 feet, 6o feet for sloping roofs, and 65 feet for architectural Height features Community Development Department June 5, 2014 12 • l ■ 3 9i4 ri 1. Site Development Review Application & Conditional Use Permit for the Hotel z Draft Environmental Impact Report Prepared — 45 -day comment period 4/29/2014 through 6/13/2014 Less than significant impact with mitigation measures applied Community Development Department June 5, 2014 13 1. Review project and provide direction to staff and the applicant 2. Schedule a public hearing on 7/17/2014 3. Future City Council hearing 8 /3.2/203.4 Coastal Commission approval required Community Development Department June 5, 2014 iz, QUESTIONS? For more information contact: Kim Brandt, Community Development Director or James Campbell, Principal Planner 949-644-3228 949-644-3210 kbrandt@newportbeachca.gov jcampbell@newportbeachca.gov www.newportbeachca.gov HORi[G1I1•`l:Ai[6lK: worw- ./." �r ioottqus�itorEi4— r� Correspondence Item No. 0.1d Study Session - Lido House Hotel PA2013 -217 & PA2012 -031 Comments on Draft EIR re: Lido House Hotel Study Session June 5, 2014 Commenter - Kathryn H. K. Branman The below comments were prepared by me in anticipation of delivering them to the Planning Commission and Staff at the Study Session on 615. Because of timing, I had to leave before I could speak. For this reason, I am submitting them to you now, with the request that they be included in the minutes as comments/questions from the audience. I want to go on the record as objecting to the manner in which the June 5 Memorandum re: PA2013 -217 and PA2012 -031 was made available to the public. This document was not on the City website prior to the Study Session. Nevertheless, the slick Powerpoint presentation shared at the beginning of the Study Session showed these proposed Amendments were finalized well in advance and should have been made available to the general public in time for the public to read, understand and comment on them at the 615 Study Session. To the uninitiated, this looks like deliberate obfuscation and I want to register my objection to this behavior by City staff and the Planning Commission. Zoning: 1. Why has the zoning not been changed? This was recommended and is necessary to go forward with the hotel project. It is still zoned "public facilities ". 2. Why is there still a reference to "mixed use /residential or hotel ". 3. Mixed use /Residential is strongly opposed by the community. We continue to oppose any persistent reference to this language. 4. The EIR has internal inconsistencies in this respect which need to be corrected after the zoning is changed. 5. If LHH is not the project then we want another hotel to be the project - not some mixed use or residential use. 6. Why has the Coastal Land Use Plan not been amended at this juncture? 7. Has the City's failure to deliberately pursue these zoning changes contributed to the delays we seem to be seeing (completion now pushed to 2018)? Forecast should be 2017. Goals & Objectives: 1. What is the reference to "Assembly "? If this contemplates events such as weddings at the hotel, then that language, like "special event opportunities' should be used. If other special events, those should be identified by the hotel. 2. What is meant by the "extended stay" identification for suites and villas? The public strongly opposes the concept of a residential use in connection with the hotel. A guest can stay as long as they wish but marketing these suites or villas in this manner is not a use we want to encourage — leads in a direction that is undesirable. 3. Why is the goal a "viable" hotel? We want a hugely successful, money- making hotel that will operate in this location forever and give rise to other successful operations in nearby areas like Lido Marina Village. Lido Design and Architecture: 1. Lido Village Design Guidelines are not regulatory and should not be set forth as such - do not belong here. 2. Need explanation of the view limit 3. Land use amendments cannot be combined with the ERI for this project — there is no Lido Village Master Plan. 4. Name of the hotel should not include the word, "house ". The imagery unfortunately connotes uses we are trying to eliminate, not the concept of "cozy ". The direction we should be going in is "resort". 5. Ficus trees, if eliminated, could allow for shifts in food service set -up which would make for a more efficient hotel operation. Alternative Uses to this Project: 1. There is no better use for this land than the hotel (and if not LHH then another high -end hotel should be identified). The reasons this project was selected need to be spelled out with particularity. 2. It is not environmentally better to reduce the density of the project. We need the rooms planned in order for the project to be successful. This reference should be eliminated. 3. The old City Hall had just as great a burden on parking and traffic with visitors, city - owned vehicles and employees as this hotel will have — perhaps even more. 4. If the Coastal Development Plan is pursued, this discussion will be rendered moot. 5. We do not need another park or public facility in this location. Such uses will not complement the Lido Marina Village revitalization. General Observation: We need a better understanding of why the negotiation of the Ground Lease is taking so long. Perhaps the City should include a Right of First Refusal for Olson in the Lease. Including land use amendments in the DEIR needs to be explained. Correspondence Item No. 0.1e Session - Lido House Hotel From: Brown, Leilam Sent. Thursday, June 05, 2014 9:33 AM To: Burns, Marlene Subject: FW: Lido House EIR Follow Up Flag: Follow up Flag Status: Completed Leilani I. Brown, MIMIC City Clerk City of Newport Beach 100 Civic Center Drive I Newport Beach I CA 192660 T (949) 644 -30051 F (949) 644 -3039 1 Ibrom9newportbeachca.gov Regular Business Hours, Excluding Holidays: Monday to Thursday: 7:30 a.m. to 5:30 p.m. Friday: 7:30 a.m. to 4:30 p.m. Aft VOTE Newport Beach's General Municipal Election - Tuesday, November 4, 2014 qWRegister to Vote Today From: cynthia koller rmailto:gracenbl @yahoo.com] Sent: Thursday, June 05, 2014 9:23 AM To: Brown, Leilani; fred; Hillgren, Bradley; Kramer, Kory; iavmevers5(a cox.net; Brown, Tim; Lawler, Ray; Tucker, Larry; Brandt, Kim; Campbell, James Subject: Lido House EIR Gentlemen There is the possibility I will be unable to attend the Planning Commission Study Session so I would like these comments to be entered into the record and addressed. My understanding is the city needs to Amend the General Plan and the Coastal Land Use for new zoning on the Old City Hall Site for the proposed Hotel project from Public Facilities to Mix Use. In the Negative Declaration the city's response to the California Coastal Commission letter date November 19th, 2012 Comment #5: As recommended the City of Newport Beach will complete the Coastal Land Use Plan amendment process through the California Coastal Commission prior to taking any action to approve any specific Land Use on the project site ". I hope you could help me understand and address why we haven't done this by this point in the process or are we doing this now? Last year a Consultant was hired at a considerable cost to prepare a Mitigated Negative Declaration and to my knowledge it was never presented to the City Council. I have been following this issue from the beginning and wonder why after such expense this report was never moved forward? Will not having these amendments at this point negatively affect the timeline on this project? I see the finish date seems to have been pushed out by an additional two years from what was first projected. We realize projects like this have many issues and nuances and as a "resident" I am not familiar with these processes so it can become a bit confusing at times. Any clarification would be greatly appreciated. We look forward to a beautiful successful Hotel and thank you for your time and consideration. Respectfully, Cindy Koller ni Leto jjo,E)j07L - IRS UZLA RAOLSON DEVELOPMENT AGERDA R.D. OLSOII DPVPLOP ER T HOTEL CORCPPT IN RD OLSOII DEVELOPV[ER T - OVERVIEW BOB OLSOIt RIID R.D. OLS011 DEVE'LOPIIIEIIT -LOCAL PASSI011 RIID UIIIGUE HOTEL DEVELOPIIIEIIT I� E7fPERIEIICE. LIVES 011 BALBOA ISLAIID, TRflCK RECORD OF DEVELOPIDG Al1D � OUIIlIIIG SUCCESSFUL IIEUI HOTELS THRT REFLECT THE LOCRL COIIIII URITJ q REIII HOTELS OPERED Ill THE LRST 18 MOB THS lUITH 2 OPEIIIIIC THIS x T SUMMER* IRVESTED $200 MILLIOR Ill IIEIII-BIIILD LILAHOSPITRLITJ PROPERTIES SIRCE 2010 R11D OVER 51150 IIIILLIOII IRVESTED III nrirr -Rita n unTIR Iq 'Zincn anon SHOI�CASE HOTELS PRSPR HOTEL R SPR SOI+�CASE HOTELS S01ilCASE HOTELS suxeanx REsmEncE rnn euRSen►c, ca OPEIIED 2007 166 RODIII ERTEIlDED STR1J HOTEL -9 im SHOWCASE HOTELS RERRISSRRCE CLUB SPORT ALISO VIEJO, CA OPERED 2005 17K ROOM HOTEL a SHOWCASE HOTELS SRRTR BRRBRRR /6OLETR COURTURRD GOLETA CA OPERED 2012 115 ROOM HOTEL SHBWCASE HOTELS SRR JIIRR CRPISTRRRO RI✓SIDEHCE VIII SRR JIIRR CRPISTRRRO, CA OP1✓RI✓D 2012 130 ROOM HOTEL go THE LIDO HOUSE HOTEL PLAIT • "LIDO HOUSE HOTEL" 130-ROOM UPSCALE SOUTIOUE HOTEL: SERVES RS R TRUE GATEIIIAU TO THE RE[UPOR T PERIRSULA. • W.K. GRILL: THIS UPSCALE PULL SERVICE RESTRURRRT HILL RE R FOCRL POIRT OF RCTIVITU FOR GUESTS ARD LOCALS RLIKE. SPR R FITIIESS CEII TER: THE SPR WILL OFFER FACIALS, MASSAGES, IIIARICURES, PEDICURES AIID TRILL OVERLOOK THE IRTERIOR COURTURD OF THE HOTEL. • ARCHITECTURE: FITS Ill WITH LIDO VILLAGE ARD SURROURDIRG COR11I unITIES WITH "DEIRPORT BRUTICAL'; SIRIILRR TO SPACE: OUR ES FOR THE 01 ED AS R PIIRLI IIID IMPROVES 6Lfl �r WATG DESIGII TEAM ORE OF THE IHORLD'S PREMIER HOSPITALITU DESIGR FIRMS I'I5,000 HOTEL ROOMS COMPLETED SIGRIPTCRR T ORRIIGE COATI T U ERPERIERCE ISLRRD HOTEL REIMPORT BERCH RITR CRRLTOD LRGIIRR RIGIIEL ■ HHHTT REGERCff HIIRTIRGTOR BERCH ■'` HIL TOR HIIR TIRG TOD BEACH ■ MRRRIOTT IIEUIPORT CORST VILLAS RECER T TRRCK RECORD WITH DEVELOPIIIERT IR VIRE SPECTRUM HOTEL 'STRR T COBSTRIICTIOR MRy 1 RD OLSOR S GREG VILLEGHS - ASSOCIATE VICE PRESIDERT,_ DIRECTOR OF nrrrrrrrrre+^�r�r i+ rlirN 2 nrnrvfw"W- SITU AIIALYSIS LLOLSON _ DEVELOPMENT 16 C0I1 TENT DIAGRAMS TO LIDO • TO LIDO VILLAGE &BAY • VILLAGE 8 BAY / (Pedestrian CI.I.t.n through \ ' • •• -��.* • e»sting wall and path) L 1 ♦�� 1/ FINLEY AVEI 1 1 ••• .... \ �r HOT) 6 BUS • :-- +ARRIVAL _.� !, •�' \ STOP ; ----- \ • -� • 41# \ - , \ \ \ X \ TEL �w • \ G \ COUP . . • I o l - \ 1 Ig PUBLIC \ NODES \ -------------- - - 0 I'll- \ r- 3?" STREET jr TO BEACH LLOLSON DEVELOPMENT NEIGHBORHOOD VEHICULAR ;•..,, CONNECTIONS i 71 NEIGHBORHOOD PEDESTRIAN CONNECTIONS 17 a 3 w z OPER SPACE DIAGRAM LLOLSON DEVELOPMENT O�O n i -14 (4) NORTH PALMS TO BE EVALUATED AND LEFT IN PLACE c: f . 2 n a w (6) SOUTH PALMS TO BE EVALUATED AND MOVED WESTWARD PER NEW SITE PLAN AS POSSIBLE TREE ARALYSIS R.D.OLSON _ DEVELOPMENT 19 FIRE DEPARTMERT ACCESS MLEY AW- ___sae. r:,� l _ i i •. - _ _ _ : \ .., ' y4 �` Pp PYWl i6 1 u�K -v-�nr nr MROUxY�- YYC.Il NWFTrII 1 1 I i s 1 1 1 I -. `� l0llr Mtl9 1 i I YN I O ¢ �.ra,Yr,rw. KUSw o a � YVy� rruMKwax:uw , � I 1 1 1 �I _ _ - • _ (('II FFE DEFT, 1 r I I V - - - - -- IN LLOLSON M DEVELOPMENT 20 SERVICE ACCESS U r - -'- - �` FINLEY AVE. 4�•w I j \\ 1 a \ I 1 1 p 1 1 I o o e- ❑ .d o O -C -9 d \ 1 o o a 1 p I I 1 I o 1 O 1 1 i Efy 1 'I' FIRE DEPT. i l . . . . . . b 1 .7 ;i I 32nd STREET r LLOLSON _ DEVELOPMENT )l b�z 4 138 ROOMS 99PO29 SF 41 WHICH MEETS DERSITU LIMIT REWPORT MARITIM✓ BERCH HOUSE 17RCHITECTURE WHICH IS COMPRTIBLE WITH nFiaunnminnn ti q GROURD FLOOR PLAIT 1e , FW EY AVE FFA'p9E➢ LOT I-M fl FlE CB! LOT).. y0.Oi19 LOTL I C.SAEC LO Oyyl WEl. W� (]IY :I2LLHIIgf. (ve)T9IlL I'1�99EDfl87f)AI � 291ffi� Y $I!E GYY labs tr�eM1MhR1 � ®. ti q GROURD FLOOR PLAIT LLDLSON _ DEVELOPMENT 23 FFA'p9E➢ LOT I-M fl FlE CB! LOT).. y0.Oi19 LOTL I C.SAEC LO Oyyl WEl. W� (]IY :I2LLHIIgf. (ve)T9IlL I'1�99EDfl87f)AI � 291ffi� Y $I!E GYY labs tr�eM1MhR1 � ®. TTRIaRl09f/LL e sMp 1MN N �O tl<WNa Hf/M1L V VPIEIRNCBI 9IXL a5 [E'i HlNO�T R/Il BS f. 5 Y.OMO PMN168iI1L IWPYN HIYL o.oma e5 Wlee f 6 - .., ex vw 6m emmevn� l rorr m m f t3 .off - — _ C . WI MALAGA LLDLSON _ DEVELOPMENT 23 U r 1 1 Q J Q LAIIDSCAPP PLAIT ..-':• •. � '�y �%�, °`'- � '- - LOADING 20MA noroNCOUmoXrewnr nor.. coem.o NRNo \ � - s oecoon ve vXV No ') GATE X?ro ING ACCEEEOWN) EA.A.PVnno a c •� 32nd STREET LLOLSON DEVELOPMENT O HPI p :nwi��-'� MY JIL I ITi 1 FIFE DEPT. WON d 0 o IIIII(/ � I I I =y LOADING 20MA _E MOUNDED NATlWGRUSNS :nwi��-'� MY JIL I ITi 1 FIFE DEPT. WON d 0 o IIIII(/ � I I I =y H ORTH ELEVATIOII GLASS MANDRAIL wo FAST ELEVATIOII wood c.Nle s..T ocn Ak *16,- -. _ , Fwp"� , - WEST ELEVATIOII (1D METAL LOLVERS FAMICAWNUNG �M ACCENT L' MESTONSE BASE �WtCAL PLANTER IF SOUTH ELEVATIOII �� - jE 0425 xNx DR1• ' hYRIC AWN�xD e e.iDixD w000.cctx. 3 woeD SxixD.ec _ - _ — _ — - • w000.wun —� • cvr sox• STAIR ri, - -- n •ROx•xuou• mw x BIB �� • • B4 • ROOF +30.0' am an® II 't u !' _I x�?I H KRr cApr AxnRM RRAC +31. _ 7 wrAS nxuxo _01 w i i i n all on !Y L a .EVEL +lo to .EVEN �sEn uo w an 4' 9, wall - x 1R N" 1111 111i II 11 ■9.9 •'N9 'O A NO 11 1 BALBOA PENINSULA E LINDA ISLE E RAI ISLAND E HARBOR ISLAND 1 BACK RAI 1 1 SUITE 1 sunE 1 SURE 1 SURE 1 SORE 1 I I 1 1 I 1 U T 3 .N !NUI"I L'E-P- - - r--, --I .,r •^m HOTEL GUEST EMPERIERCE R OPERATIRG PLATFORM OUR GORL - PROVIDE OUR GUESTS WITH THE UIIE'ORGETTRBLE ERPERIERCE OF SPERDIRG THE MIGHT III THE IILTIIIIRTE BERCH HOUSE III REIIIPOR T BERCH THE LOCK TIOII - GR TEIIIR U TO REIMPORT PEIIIIISULR THE PLRCE - THE O VIII TESSEII TIRL.. SOUTHERII CRLIEORIIIR BERCH HOUSE THE ERPERIERCE A BERCH CRSIIRL HEIGHBORHOOD ICOB WITI WT CLUR SOPHISTICATION wit. M- �. A. H RCircRsffm I1FICAggRllOOIIIC911 FDl L 9CRL S, Ml 7 OIIR JCL -�W"ii' IF- T ' j 4 _ r VIRTEM OUTIIFTA JOUST' . a �4 1 �DI E I TJ C Q 1_1 1,3m:.r a =irl �w 1 r, 1 _ ==mow : yr kv I� MME STICRTIOR I/FF9STRff UIIITS - IIOIRFRIIIRJTROIII TILL RRLRRCE RRII VRTI9RRETI MER I ti F MILLIOIIS Ill DIRECT REVEII UE TO CITJ • GROURB LERSE PRUMEIITS TRAIISIEnT OCCUPHRUI THK (AVERRCE RRHURL: S1,012,000.00) • SHLES THR • PROPER RI T17H kAh • VISITOR SPEIIDIRG: ADDITIOIIIIL DIRECT RIM IRDIRECT SPERDIIIC FROM HOTEL GUESTS MID '..A Lo VISITORS TO THE HOTEL. 0 1- BEIIEEIT: SWO IIIILLIOR Ill TOM ECOIOIIIIC DELI AEI T, MORE THRII; RPRR TIMER T USE ow COMMURITY BEIIE'EITS SIGRIPICRRT PRIVRTE IIIVESTIIIEIIT Ill LIDO VILLAGE REM SIGRR TARP GR TEIUR Y TO REIIIPOR T PERIIISULA HIGH OURLITY LODGIRG FOR VISITORS RRD ERIIIILIES OF LOCAL RESIDER TS REIGHBORHOOD ERIERBLY HOTEL RIIIERITIES RESTRURRIIT, BAR, ROOF DECK, DRY SPA, RETAIL ATTRRCTIRG IIIELL HEELED VISITORS, SMALL BUSIIIESS COIIEERERCES, RIID LEISURE GUESTS 1UHO SPERD MOREY III LOCAL SHOPS, RESTAURRRTS" PUBLIC BRY TO BEACH OPEII SPRCE HE l ! Elf u ! ILIAM 1 lull up L11IU i`fxLmx 11mi incREnsps mun? nF A LIACRIIT m drill" SUMMARY LOCAL: 111E KIIOIII IIEIIIPORT BEACH. UE LIVE HERE. HOTEL ERPERTS: URIOIIEL U OIIRLIEIED TO BUILD RRD OPERRTE THIS HOTEL, ACHIEVABLE PLIRII: A REALISTIC RIID PIIIRIICERBLE DEVELOPIIIERT STRATEGJ WHICH WE RRE CERTRIII WE CAII EIIIAIICE, CORSTR IICT, Rllil NEIGHBORHOOD PEDESTRIAN DELIVER TO THE COMM VIII T' OF CONNECTIONS 1F�C VIF�C L aN/ v REIIIPOR T BERG% TRRCK RECORD: MORE Il HOTELS OPERED SIRCE THE RECESSIOR THIRII Le:o HOUS[i {piR - � E , rag RAOLSON DEVELOPMENT