HomeMy WebLinkAboutSS2 - Presentation of Revised Baloboa Bay Club Development Plan`
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CITY OF NEOORT BEACH
o F
COMMUNITY AND ECONOMIC DEVELOPMENT
PLANNING DEPARTMENT
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92658
(714) 644-3200; FAX (714) 644-3250
Hearing Date.
Study Session Item No.:
Staff Person:
REPORT TO THE MAYOR AND CITY COUNCIL
PROJECT: Presentation of Revised Balboa Bay Club
ACTION: Receive and file.
BACKGROUND:
C32�
September 14, 1998
2
Patricia L. Temple
(949)644-3200
On June 24, 1996 the City Council approved the Balboa Bay Club Option and Lease Agreement.
Within these documents were specific performance obligations of the Balboa Bay Club regarding
the submittal of a development plan. Included in these obligations is a commitment to deliver to the
City design development plans within certain time frames. Based upon the various prior approvals,
the design development plan package was required by August 31, 1998. The submittal was received
by the City as required.
DISCUSSION:
As part of this study session item, representatives of the Balboa Bay Club and the project architect
will present to the City Council an overview of the revised project. Large-scale exhibits will be
available at the meeting.
Review of Design Development Plan
The Lease and Option Agreements set forth the specific requirements of the design development
plans, as follows:
• site plan, including principal utilities, setback lines, and drainage plans
• lighting and circulation plans for both vehicular and pedestrian travel
• building plans, sections and elevations
• designs for lighting and project identification
• sufficient information to allow the City to determine if the project is "first class" as defined in
the lease agreement
The full, detailed design development plan package is available for review in the Planning
Department.
Staff has reviewed the package submitted by the Balboa Bay Club, and finds that the specific
criteria set forth for the design development plan have been met. Additionally, in order to get a
professional assessment of the project in relation to the requirement for a "first class hotel," staff
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requested the Mariner's Mile design assistance team to review the submittal. In summary, it is the
opinion of the design team that the project meets the quality specified in the ground lease.
The Mariner's Mile design team has been retained by the City to provide project design review
and recommendations for all development projects in the Mariner's Mile area. In keeping with
this program, comments and recommendations on the project design in regards to exterior
landscaping, building materials and roof design have also been made. It should be noted that
these recommendations are advisory in nature only. The comments from the design team are
attached for the information of the City Council.
Proiect Changes
In working with the Balboa Bay Club's new architect, a discrepancy was discovered in the plans
originally approved by the City Council. Specifically, the building size calculations shown on the
plans were actually the net floor area of the building, and not the gross floor area staff believed it to
be. This is an important error, since the zoning adopted for the property established a gross floor
area limit of 189,000 sq. ft. based on the calculations on the plans. The actual gross floor area of the
original plans was 214,000 sq. ft.
As the Balboa Bay Club's new architect worked to refine the project design to meet the City's
desire for a "first class" hotel, an increase in the size of the service support areas of the building and
the athletic facility was recommended. With these increases, the overall gross floor area of the
project is now proposed at 235,000 sq. ft. A letter dated July 7, 1998 (attached) from Lee &
Sakahara Architects details the changes to the size of various parts of the project.
Because of the combined effect of the miscalculation of floor area of the original approval, and
the floor area increase of the revised plan, an amendment to the zoning document (PC Text) and
the Coastal Development Permit is required. Staff has retained the environmental consulting firm
of Culbertson Adams and Associates (the original EIR consultant) to review the project changes
to make sure that the original EIR will be adequate for the revised project. Once that review is
complete, staff will schedule the project for public hearings on the necessary amendments before
the Planning Commission and City Council.
Submitted by:
SHARON Z. WOOD
Assistant City Manager
i /, 17
/
Attach-nents:
Prepared by:
PATRICIA L. TEMPLE
Planning Director
July 7, 1998 letter from Lee & Sakahara Architects
Memo from City Lights Design Alliance
Plans and Elevations
Balboa Bay Club
Page 2
July 7, 1998
Ms. Patricia L. Temple
Director, Planning Dept.
City of Newport Beach
3300 Newport Blvd.
P.O. Box 1768
Newport Beach, CA 92658-8915
LEE & SAKAHARA
ARCHITECTS AIA
ARCHITECTURE PLANNING INTERIORS
16842 Von Karman Ave., Suite 300, Irvine, CA 92606-4950
TEL: (714) 261-1100 FAX: (714) 261-1144
RE: THE BALBOA BAY CLUB AND RESORT
PROJECT AREA
Lee & Sakahara Project No. 98021
Dear Ms. Temple,
Per your request, we have completed a detailed floor area analysis of the approved
Schematic Design Floor Plans prepared by C.Y.P. International dated Feb. 3, 1994, July
19, 1994 and Dec. 14, 1995. We have uncovered that the 189,000 SF tabulation shown
on the design documents and referenced in the approved E.I.R. actually represents net
floor area excluding certain service related areas. Based on our detailed take off, the
actual gross building area as illustrated in the same approved drawings is 214,000 SF.
Mr. Jay Garcia has reviewed our area take off and has confirmed our findings.
The revised design documents prepared by C.Y.P. International dated June 20, 1997
represented an area increase to 235,000 SF net and over 270,000 SF of gross floor area.
Based on your Memorandum dated August 22, 1997, we have re -designed the project to
reduce the gross floor area to approximately 235,000 SF. This increase in floor area from
the approved documents is within the 10% range established in our meeting of June 3,
1998 (see attached Meeting Minutes No. 5, April 14, 1998). It is our hope that an
amendment to the text can be made at the staff level to allow for an area increase from
189,000 SF net or 214,000 SF gross to our current design of 235,000 SF gross).
Following is a floor area comparison by specific functions and reasons for the changes:
(NOTE: all areas are expressed as gross floor area):
C.Y.P. Design LeeSak's Current Design
HOTEL: 112,806 SF 108,422 SF
Reason: Current design has reduction of two hotel modules (from 175 modules
to 173 modules)
0
Ms. Patricia L. Temple, Dir. Planning Dept. July 7, 1998
City of Newport Beach Page 2
ASSEMBLY: 45,386 SF 42,790 SF
Reason: Two of the meeting rooms were converted into an exerdse room and
children's pool changing room
ADMINISTRATION: 16,950 SF 12,858 SF
Reason: Negligible change
SERVICE: 23,776 SF 46,835 SF
Reason: In order to develop a rive -star quality facility with appropriate service
amenities, it was necessary to increase these areas to meet the
operational needs.
ATHLETIC
STRUCTURE: 15,216 SF
22,818 SF
Reason: The Balboa Bay Club has retained the services of Sylvia Resorts and
Spa, a health and fitness center expert. Based on her
recommendations for a first class spa, the area was increased.
The foregoing comparison demonstrates that the floor areas from high intensity public use
has been decreased while the low intensity service use and health spa has been
increased. In addition, the overall site coverage of the current design is measurably less
than the previously approved site plan.
To further address the comments made in your Memorandum dated August 22, 1997, our
current design incorporates the following enhancements:
East View Corridor
Our building setback varies from 153 ft. to 165 ft., an increase of 3 ft. to 15 ft.
West View Corridor
The view corridor between the hotel building and the spa building is increased from
approved 83 ft. to 93 ft.
Spa Building
The building mass is substantially reduced by pushing the building towards the
Coast Highway away from the harbor, thereby improving the view site lines.
E
•
Ms. Patricia L. Temple, Dir. Planning Dept. July 7, 1998
• City of Newport Beach Page 3
► Hotel Building
The new design incorporates building height under 36 to approximately 35% of
building elevation along the harbor. This elevation change occurs adjacent to the
159 east side yard setback which will substantially improve the east view corridor.
Parking
The new design consolidates all subterranean parking to better serve the public
needs. We have also increased the number of stalls.
With regards to establishing the existing grade datum, our engineers have recommended
el. 11.5 ft. The existing grades on the site vary from 12.3 to 8.2 ft. The proposed datum
will allow us to mitigate proper on site surface drainage while staying above the high tide
line. EI. 11.5 will also resolve the building vertical envelope of 36 while meeting all of the
ADA Accessible concerns. We are enclosing a site section study which illustrates
negligible impact on view site lines.
We believe the revised designs have properly addressed your concerns as it relates to the
size of the project, view corridors, parking issues and the building vertical envelope. We
hope that you will give this request your careful consideration and thank you for your
favorable response.
Sincerely,
LEE & KAHARA ARCHITECTS AIA, INC.
Douglas H. Lee, AIA
CEO
DHL/hea
cc: Mr. Jay Garcia, Planning Dept.
Mr. Dave Wooten IBC
Mr. Jerry Johnson, TBBC
Mr. Jay Todisco, LeeSak
i
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CITY
Urban
LIGHTS
Design
DESIGN ALLIANCE
Architecture
Community Planning
•.,
To: Sharon Z. Wood, Assistant City Manager
City of Newport Beach
From: Keenan E. Smith, A.I.A.
Re: Design Review/Design Assistance:
Balboa Bay Club: Design Development
1221 West Coast Highway,
Newport Beach, CA
cc: •Ontricia Temple) David Baab, Lee Anne Kirby
Sharon,
At your request, the Design Development Submittal for the Balboa Bay Club and Resort, dated
August 31, 1998 has been reviewed by City Lights Design Alliance. A previously issued
"Progress Set" dated August 10, 1998 was also reviewed.
As directed, our review was focused on two specific sets of issues: the first, our opinion as to
whether the proposed improvements "are of first class quality," and second, our comments,
recommendations and suggestions regarding the project's contribution to the City's overall effort
to upgrade Mariner's Mile.
Each set of issues is answered in turn below.
Opinion of Quality
Based on the information contained in the above referenced submittals we conclude that the
design intent of the proposed improvements, both expressed and implied, will produce a project
"of first class quality" as compared to existing or proposed projects in the hospitality industry.
Furthermore, we believe that the proposed projects meets or exceeds the specific design and
development standards represented by the Newport Beach Mariott in Fashion Island.
We have arrived at this conclusion from a detailed evaluation of three categorical characteristics
of the project: Site Utilization, Guest Amenities and Development Quality. In our opinion, the
following specific attributes contribute to distinguishing the proposed improvements as "first
class."
Site Utilization:
• Waterfront orientation (beach, marina, views and waterfront location)
• Respect for public view corridors
• Pedestrian -oriented waterfront promenade
• Easy local and regional access from West Coast Highway
• Porte Cochere provides focal point, links Hotel and Spa
• Parking underground or screened from public view
• Valet Parking
#244 Hill Place, Costa Mesa, Ca. 92627 TEL/FAX (714)645-1455.
0
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CITY LIGHTS DESIGN ALLIANCE
. Urban Design Architecture Community Planning
9!7)98
To: Sharon Z. Wood, Assistant City Manager Page 2
City of Newport Beach
From: Keenan E. Smith, A.I.A.
Re: Design Review/Design Assistance:
Balboa Bay Club: Design Development
1221 West Coast Highway,
Newport Beach, CA
Opinion of Quality (continued)
Guest Amenities:
• Waterfront, view -oriented Hotel, all rooms with balconies
• Bathing Beach and Lawn Function Areas, fully serviced
• Full service Spa and Health Club facilities
• Variety of Dining Facilities and Meeting Rooms
• Concierge Service
• Two Swimming Pools (plus spas, Jacuzzis and children's pool)
• Full-scale Ballroom Facility (500+ guests)
• Variety of room arrangements, including Honeymoon and Presidential Suites
• Retail Concessions and Gift Shops
• On-site Guest Convenience Services (child care, barber, salon)
• Variety of Lounges and Guest Entertainment facilities
Development Quality:
• High -image Entry Statement
• Significant landscape plantings (including trees) at entry, grounds, parking lots
• Upgraded hardscape at entry drive, drop-offs and walkways
• Wrought iron fencing
• Variety of fountains at entry and throughout grounds
• Consistent architectural character (Classical Mediterranean)
• Variety of architectural massing and feature elements (towers, pavilions)
• Quality palette of materials and finishes, including modified plaster finish, precast
columns, planters and balustrades, clay tile roof elements, wrought iron railings,
canvas awnings, wood trellises, copperclad dome and spire, and shutters.
• Mechanical equipment screens provided at roof
• Variety of Architectural and Site Lighting Effects
#244 Hill Place, Costa Mesa, Ca. 92627 TEL/FAX (714)645-1455
17
CITY LIGHTS DESIGN ALLIANCE
Urban Design Architecture
r'/r•:
To: Sharon Z. Wood, Assistant City Manager
City of Newport Beach
From: Keenan E. Smith, A.I.A.
Re: Design Review/Design Assistance:
Balboa Bay Club: Design Development
Mariner's Mile Issues
0
Community Planning
Page 3
Not withstanding the Opinion of Quality offered above, the submittal remains unclear with respect
to a number of design issues affecting the project's overall contribution to an upgraded
Mariner's Mile. These issues are outlined below. Many relate to information and details omitted
from the submittal, and thus may be clarified by supplemental submissions. Where appropriate,
we have included our general suggestions and recommendations regarding the aspects of the
project which intersect the planning interests and design ideas of the emerging Design Framework
for Mariner's Mile. We suggest a Design Workshop with the applicant's design team to discuss
more specific recommendations.
Coast Highway Edge
Clarify extent of new, reconstructed or refmished walls at West Coast Highway (Site Plan
Sht. ALL). Elevations and details of all walls and fences along West Coast Highway
should be requested. Wall and fence finishes and colors should also be clarified. We
recommend light colors for the walls and dark navy blue for the fencing.
Clarify extent of landscaping proposed outside the wall in the West Coast Highway
R.O.W. Existing to remain? We recommend vines and a hedge for consistency with
emerging landscape framework for Mariner's Mile.
Clarify all plant materials visible from West Coast Highway, especially trees and shrubs.
Planting Plan (Sint. L-3) has a Planting Legend but no key relating drawing symbols.
Larger scale drawings are needed to fully understand the quality of proposed landscape.
Architectural Issues
Clarify all exterior materials, colors and finishes visible from West Coast Higbway.
Exterior Elevations (Shts. A4.1 -A4.10) have generic notes but do not key materials to
drawings. A full color and materials board is needed to fully understand the quality of
the proposed palette of materials, colors and finishes.
The project has large areas of flat roof which will be viewed from residential areas above.
Clarify proposed roofing materials, color, etc. We recommend a built-up roof with
colored ballast material, color to match darkest hues in clay tile roof blend.
Sharon, we are available at any time to meet with the applicant's design team to discuss our review
comments and specific recommendations. We would especially invite a dialog on the Mariner's
Mile issues noted above, particularly with regard to details of colors, materials and landscaping.
If you have any questions about this review, please feel free to contact me at (949) 645-1455
#244 Hill Place, Costa Mesa, Ca. 92627 TEL/FAX (714)645-1455
0
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LOCKERS LOUNGE
STOR.
t67 HEN DINING FF.E. 1000
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NEWPORT BAY
SECTION - B (HOTEL)
SECTION - C (SPA)
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BUILDING SECTIONS
16
SCc.L
A-10
LEE & SAIUKARA
M vRE�SAIA
f n. rose
IFT1.1E
CHANICAL--
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C. GUESTRM.FFE 3150
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OFF.
LOCKERS
MEN'S
C. GUESTRM F.: Z, 5D.
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NEWPORTBAY
SECTION - C (SPA)
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BUILDING SECTIONS
16
SCc.L
A-10
LEE & SAIUKARA
M vRE�SAIA
f n. rose
VIEV�/ POINT
BUILDING MASSING PROPOSED SIGHT LINE OVER SIGHT LINE OVER BUILDING
PER APPROVED CYP BUILDING MASSING PROPOSED MASSING PER APPROVED
nvn nl7r ni nr.i In/0 in A
I
130'-0" 91'-0" 120'-0" 80'-0" ±479'-0"
KINGS EXISTING NATURAL EXISTING (NEST PROJECT ,AREA
ROAD RESIDENTIAL SLOPE BUILDING COAST
HWY
�G"46- lej«:
SITE SECTION
KINGS ROAD VIEW
�/�Zlic wezlfea wezff Kx&12 Y"I,Geejrvv
�,'f� l� u��ac� f rac Lia. rz,
PREVIOUSLY
APPROVED
DESIGN
-- - PROPOSED
DESIGN
SITE SECTION
C 25 ,:
A-14
e
lEF A 51NAHAM
n �tE"S�t3cE
.11'1.(1.A 1. PII'/;1C�-A7'
(:AV IMV; 101INb?IN
W.;
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1 (1111.1)CARL'' PLAY AREA
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SEC ONUARY ENYRY
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RAU ROOM
ORM' UFP
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111_1\1 /1)
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R/:'r IMV; 1141/
Y
CONCEPTUAL LANDSCAPE PLAN
0 90 80
SCALE f. M
LEE h SAKAHARA
ARCHRERS ALA
AIIQ n. Ko8
110
•
LANDSCAPE ENTRY ELEVATION
0 8 16 72
scµt •. ve
LEE & SAKAHARA
ARCHMUS AIA
AW M rose
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Existing Condition
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VA
Viewpoint One: Looking south from the main deck of the residence at 1401 Kings Road
1 _+
I WIN -1.
'77
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laws
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HEADRICK CHASE
& ASSOCIATES, iNc.
ARCIMPA-11 R.UAMAGING
(949)661-1955
Viewpoint One: Looking south from the main deck of the residence at 1401 Kings Road.
Viewpoint Two: Looking south from the main deck of the residence at 1121 Kings Road. Red areas indicate massing of previous CYP design.
HEAIRICK CHASE
-:,
Balboa Bay Club & Resort hASSO(IA7Cs..FWW
.,..+.
(949)66 1 .1955