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Home My WebLink About02_Newport Beach Country Club - Tennis Club Site Coastal Development Permit_PA2017-09103/13/2018 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 20, 2018 Agenda Item No. 2 SUBJECT:Newport Beach Country Club-Tennis Club Site CDP Coastal Development Permit No. CD2017-039 (PA2017-091) SITE LOCATION:1602 E. Coast Highway APPLICANT:Golf Realty Fund OWNER:NBCC Land PLANNER:Makana Nova, Associate Planner (949) 644-3249, mnova@newportbeachca.gov LAND USE AND ZONING x General Plan:MU-H3/PR (Mixed-Use Horizontal/Parks and Recreation) x Zoning District : PC-47 (Newport Country Club Planned Community) x Coastal Land Use Category: MU-H/PR (Mixed-Use Horizontal/Parks and Recreation) x Coastal Zoning District:PC-47 (Newport Beach Country Club Planned Community) PROJECT SUMMARY A Coastal Development Permit (CDP) for the following: x Redevelopment of the Tennis Club Site including the demolition of an existing 3,725 square feet tennis clubhouse, a 125-space surface parking lot, and 18 out of 24 tennis courts; x Construction of a new 3,725 square foot tennis clubhouse with 38 parking spaces, a stadium-style tennis court, five single-family residential units (from 2,200 to 6,385 square feet in size) with a minimum of two enclosed parking spaces for each unit, 27 hotel units (from 570 to 2,426 square feet in size) with 50 parking spaces, a 2,200-square-foot concierge and guest center, a 7,490 square foot spa/fitness center, and a swimming pool; and x Subdivisions consisting of Vesting Tentative Tract Map No. NT2005-003 (TTM15347), subdividing the combined parcels into 11 lots for the proposed development, and Tentative Parcel Map No. NP2016-013 (PA2016-124) for the consolidation of the 11 lots (Lots 1 through 7 and Lots A through D) into four parcels for conveyance purposes. RECOMMENDATION 1) Conduct a public hearing; 2) Adopt Draft Zoning Administrator Resolution No. _ finding that all environmental effects of the project have been addressed by the previously adopted Mitigated Negative Declaration No. ND2010-008 (SCH No. 20100091052) under the California 1 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 2 Tmplt: 04/03/18 Environmental Quality Act (CEQA) and approving Coastal Development Permit No. CD2017-039 (Attachment No. ZA 1). DISCUSSION The subject property is approximately seven acres in size and currently improved with a private tennis club which consists of 24 tennis courts, a 3,725 square-foot tennis clubhouse, and 125 surface parking spaces. The subject property is located adjacent and east of the Newport Beach Country Club Golf Course and west of the Corporate Plaza West Planned Community, which consists of several office buildings. The site is also located directly south of the Granville residential community. On January 24, 2012, the City Council adopted a Mitigated Negative Declaration and approved a Site Development Review, Tentative Vesting Tract Map, and Temporary Structures Use (Limited Term) Permit for the project. On March 27, 2012, the City Council adopted Ordinance No. 2012-2 for a Planned Community Development Plan Amendment and Ordinance No. 2012-3 for a Development Agreement for the project. On April 10, 2013, the California Coastal Commission issued a notice of intent to issue Coastal Development Permit No. 5-12-160 for the project. A one-year extension was granted on June 2, 2015; However, the CDP subsequently expired. The City obtained Coastal Development Permit authority in January of 2017 and the applicant is now requesting a Coastal Development Permit for the project in accordance with the requirements of the previously approved entitlements for the site. The project design and components of the proposed development have not changed in any notable way since the original entitlements were adopted for the project in 2012. Construction plans for the project have been submitted for City review. However, as the subject property is located in coastal zone, no building permits will be issued and/or the subdivision maps will be recorded until the effective date of a coastal development permit. General Plan x The subject property is located in the MU-H3/PR (Mixed-Use Horizontal/Parks and Recreation) land use designation in the Land Use Element of the General Plan. The MU-H3/PR designation is intended to apply to properties located in Newport Center. It provides for the horizontal intermixing of regional commercial office, hotel, multi-family residential and ancillary commercial uses. Within the Tennis Club site, residential uses may be developed as single-family units. The proposed Tennis Club site demolition, development, and associated subdivisions are consistent with the intermixing of regional commercial, hotel, and single-family uses intended for this site by the Land Use Element of the General Plan. 2 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 3 Tmplt: 04/03/18 x Land Use Policy LU 6.14.2 (Newport Center [“MU-H3,” “CO-R,” “CO-M,” and “RM” designations]) of the General Plan, states, “Provide the opportunity for limited residential, hotel, and office development in accordance with the limits specified by Tables LU1 and LU2. (Imp 2.1)” The MU-H3 district allows for a maximum of 450 dwelling units in Newport Center as identified in Table LU1 of the Land Use Element of the General Plan. Of these 450 dwelling units, the Tennis Club Site is allocated five dwelling units per City Council Ordinance No. 2012-2. Further, Anomaly No. 46 of Table LU2 in the Land Use Element of the General Plan states that the site is limited to 3,725 square feet of nonresidential floor area, 24 tennis courts, and residential units in accordance with the MU-H3 land use designation for the Tennis Club Site. Hotel units are authorized by City Council Resolution No. 2012-10 converting 17 existing tennis courts to 27 hotel units. The proposed development is in accordance with the land use allocations allotted by Tables LU1 and LU2 of the General Plan. x Land Use Policy LU 6.14.8 (Development Agreements) of the General Plan, states, “Require the execution of Development Agreements for residential and mixed-use development projects that use the residential 450 units identified in Table LU2 (Anomaly Locations). Development Agreements shall define the improvements and benefits to be contributed by the developer in exchange for the City’s commitment for the number, density, and location of the housing units. (Imp 13.1)” On March 27, 2012, the City Council adopted Ordinance No. 2012-3, approving the Development Agreement (DA) for the redevelopment of the Newport Beach Country Club, Tennis Club Site. The DA became effective on September 27, 2012, and the term is for 10 years, or upon completion of the project in accordance with the terms and conditions of the DA, whichever comes first. The applicant is required to pay the following public benefit fees at the issuance of permits: o $93,000 per each residential dwelling unit; and o $10 per square foot of new construction to the existing tennis clubhouse The Zoning Administrator conducted an annual review of the DA on April 27, 2017, and a subsequent annual review is planned in the near future. x The property is part of the 145-acre PC-47 (Newport Beach Country Club Planned Community)zoning district, which has been adopted to regulate development within the subject property and the Golf Club Site, and is in conformance with the General Plan designation pursuant to City Council Ordinance No. 2012-2. 3 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 4 Tmplt: 04/03/18 Coastal Land Use Plan/Local Coastal Program x The Coastal Land Use Plan designates the Tennis Club site as Mixed-Use Horizontal/Parks and Recreation (MU-H/PR). Policy 2.1.8-1 of the Coastal Land Use Plan allows the horizontal intermixing of short-term rental bungalows and single-family homes with the expanded tennis club facilities on this site (formerly known/referenced as the Balboa Bay Tennis Club). Permitted uses include those permitted by the MU-H and PR land use designations. A complete consistency analysis of each of the applicable Coastal Land Use Plan policies is included in Table 11 of the Land Use and Planning Section of the previously adopted Mitigated Negative Declaration (MND), pages 82 through 87 (Attachment No. ZA 3). In summary, the proposed project is consistent with the Coastal Land Use Plan. o The MU-H/PR coastal land use designation identifies a maximum density/intensity limit of 1.5 floor area ratio (FAR), with a minimum FAR of 0.25 and a maximum FAR of 0.5 for retail uses and a maximum of 1.0 for residential. The project proposes 37,990 square feet of nonresidential floor area (0.26 FAR) for the bungalow hotel units, concierge & guest center, and spa, and five residential dwelling units totaling 19,367 square feet (0.13 FAR). The proposed density/intensity of the hotel and single-family units comply with the FAR limitations identified in the Coastal Land Use Plan. o The PR category applies to land used or proposed for active public or private recreational use. Permitted uses include parks (both active and passive), golf courses, marina support facilities, aquatic facilities, tennis clubs and courts, private recreation, and similar facilities. The PR designation on this site is applicable to the existing and proposed private tennis club and tennis courts. The density/intensity limitations include incidental buildings, such as maintenance equipment sheds, supply storage, and restrooms, not included in determining intensity limits. The proposed tennis club and ancillary uses are consistent with this land use designation. x The property is part of the 145-acre PC-47 (Newport Beach Country Club Planned Community)Coastal zoning district, which has been adopted to regulate development within the subject property and the Golf Club Site, and is in conformance with the Coastal Land Use Plan designation pursuant to Section 21.26.055 (S)(2)of the Local Coastal Program. Refer to the comparison of development standards in Table 1 and the proposed project plans provided as Attachment No. ZA 6. 4 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 5 Tmplt: 04/03/18 Table 1 –Development Standards Project Component Development Standard Standard Proposed Tennis Club Allowable Floor Area 3,725 square feet 3,725 sq. ft. Tennis Courts 7 maximum 7 Parking 28 spaces 38 spaces Height 30 feet maximum 30 feet maximum Villas (5 single- family dwelings) Lot Size 5,000 square feet minimum 5,557-17,266 square feet Setbacks (min.) Front 5 feet 5 feet Sides 3 feet 3 feet Allowable Floor Area 40-70% Maximum Lot Coverage (designated for each lot) 30%-56% Lot Coverage Parking two or three per unit + one guest space per unit two or three per unit + one guest space per unit Height 39 feet maximum 39 feet maximum Bungalows (27 hotel units and ancillary concierge office/guest facilities, swimming pool and jacuzzi, and spa facility) Setbacks (min.)5 feet from any property line 5 feet from any property line Allowable Floor Area 28,300 square feet (hotel units) 28,300 square feet (hotel units) 2,200 square feet (Concierge & guest center) 2,200 square feet (Concierge & guest center) 7,500 square feet (spa facility) 7,490 square feet (spa facility) Parking 34 spaces 34 spaces and 20 spaces for spa Height 31 feet 18' 6" (concierge & guest center), 15' max. (bungalows), x Additionally, the proposed project and minor accessory structures as identified on the project plans conform to all applicable development standards in the Planned Community text (Project plans provided as Attachment No. ZA 6). 5 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 6 Tmplt: 04/03/18 Hazards x The property is not located in an area known for the potential of seismic activity or liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. x Elevations on the project site range from 104 feet up to 120 feet North American Vertical Datum of 1988 (NAVD88) above mean sea level. These site elevations are well above projected sea level rise in Newport Bay for the next 75 years and the site is not subjected to other coastal hazards. Water Quality x The proposed project is required to develop and implement a Stormwater Pollution Prevention Plan (SWPPP) since the proposed project involves clearing, grading, and ground disturbance of more than one acre. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan)of the Municipal Code, when a SWPPP is required, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been prepared and will be reviewed by the City’s Engineer Geologist prior to issuance of grading/building permits for site grading. Construction plans and activities will be required to adhere to the approved CPPP/SWPPP. x A Water Quality and Hydrology Plan (WQHP) is required Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan)of the Newport Beach Municipal Code since the project is considered a development of water quality concern and includes the development of five dwelling units, more than 10,000 square feet of impervious surface area, and a parking area in excess of 5,000 square feet. The WQHP/WQMP will be reviewed and approved by the City’s Engineer Geologist prior to the issuance of building permits for site grading. The WQHP/WQMP includes a polluted runoff and hydrologic site characterization, a description of site design BMPs, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP/WQMP prior to building permit issuance. 6 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 7 Tmplt: 04/03/18 Coastal access x The project site is not located between the nearest public road and the sea or shoreline. The project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to Newport Bay is available via existing public access at 1601 Bayside Drive, which is located approximately 1,600 feet southwest of the subject property. x Coastal Land Use Plan, Policy 4.4.1-6 and Figure 4-3 (Coastal Views)identify the closest public view road as Newport Center Drive, located approximately 170 feet east of the project site and the closest public view point as Irvine Terrace Park, located 525 feet south of the project site. Coastal views from these view corridors and viewpoints are directed toward the Newport Bay and the Pacific Ocean. Since the proposed project is located to the north of Irvine Terrace Park, the proposed project will not affect coastal views due to its orientation. From Newport Center Drive, there is a 0 to 40-foot grade difference to the project area below. The maximum height allowed under the Planned Community Development Plan is 39 feet for the five single-family villas, 30 feet for the Tennis Club, and 31 feet for the 27 hotel bungalows. Therefore, the majority of the project would sit below the existing grade elevations along Newport Center Drive, minimizing the visibility of the project site and would not obstruct public coastal views. During construction, construction equipment would be obscured by vegetation and the grade differential so it would not obstruct coastal views from motorists traveling along Newport Center Drive. The project will not impact coastal views. Affordable visitor accommodations x An Analysis of the Fiscal and Economic Impacts was prepared on November 8, 2018, by CBRE Hotels (Attachment No. ZA 4) to analyze the construction of new visitor accomodations in the coastal zone in accordance with the requirements of Section 21.48.025 (Visitor Accomodations)of the Local Coastal Program. The report provides a feasiblity analysis stating that the anticipated average daily room rate for all 27 rooms is approximately $900 and the statewide average daily room rate is $161.80. Therefore, the proposed accomodations are not considered lower cost accomodations. The report considers the specific location of the property as an inappropriate location for low cost accomodations. The site does not currently provide accomodations of any kind and implementation of the project would not impact low cost accomodations. The report further includes an impact analysis and concludes while the project does not include any lower cost rooms, and the Local Coastal Program defines it as an impact, there is no impact on the provision of lower-cost visitor accomodations in the Coastal Zone. Because there is no nexus to an impact, no mitigation is required. 7 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 8 Tmplt: 04/03/18 Public Comments x To date, one public comment letter has been received regarding the proposed project (Attachment No. ZA 5). Ms. Pamela Spears expressed concern regarding the number of hotel units in Statistical Area L1 and the number of parking spaces provided for the project. ENVIRONMENTAL REVIEW All significant environmental concerns for the proposed project have been addressed in the adopted Mitigated Negative Declaration No. ND2010-008 (PA2005-140), State Clearinghouse No. 20100091052,per City Council Resolution No. 2012-9 (MND). Since the adoption of the MND in 2012, no substantial changes have occurred with respect to the circumstances under which the MND was adopted and no substantial changes to the environmental setting of the project or the project itself have occurred. No new information of substantial importance has become available with regard to environmental effects since no new information relating to significant effects or mitigation measures have become available. Thus, the project does not require additional environmental review pursuant to CEQA. Copies of the previously prepared environmental document are available for public review and inspection at the Planning Division or at the City of Newport Beach website at www.newportbeachca.gov/ceqa. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants 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: This action shall become final and effective 14 days following the date the Resolution is 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 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. 8 Newport Beach Country Club-Tennis Club Site CDP Zoning Administrator, November 20, 2018 Page 9 Tmplt: 04/03/18 Prepared by: GR/mkn Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 CLUP Policy Analysis (MND Pages 82-87) ZA 4 Analysis of the Fiscal and Economic Impact ZA 5 Public Comments ZA 6 Project Plans 9 Tmplt: 04/03/18 Attachment No. ZA 1 Draft Resolution 10 05-01-2018 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-039 TO ALLOW DEMOLITION OF EXISTING STRUCTURES ON-SITE, REDEVELOPMENT OF THE TENNIS CLUB SITE, AND ASSOCIATED SUBDIVISIONS LOCATED AT 1602 E. COAST HIGHWAY (PA2017-091) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Golf Realty Fund, with respect to property located at 1602 E. Coast Highway, legally described as Parcels 1 and 2 of Parcel Map 94-102, requesting approval of a coastal development permit. 2. The lot at 1602 E. Coast Highway is legally described as Parcels 1 and 2 of Parcel Map 94-102. 3. The applicant proposes a Coastal Development Permit (CDP) for the following: a. Redevelopment of the Tennis Club Site including the demolition of an existing 3,725 square feet tennis clubhouse, a 125-space surface parking lot, and 18 out of 24 tennis courts; b. Construction of a new 3,725 square foot tennis clubhouse with 38 parking spaces, a stadium-style tennis court, five single-family residential units (from 2,200 to 6,385 square feet in size) with a minimum of two enclosed parking spaces for each unit, 27 hotel units (from 570 to 2,426 square feet in size) with 50 parking spaces, a 2,200- square-foot concierge and guest center, a 7,490 square foot spa/fitness center, and a swimming pool; and c. Subdivisions consisting of Vesting Tentative Tract Map No. NT2005-003 (TTM15347), subdividing the combined parcels into 11 lots for the proposed development, and Tentative Parcel Map No. NP2016-013 (PA2016-124) for the consolidation of the 11 lots (Lots 1 through 7 and Lots A through D) into four parcels for conveyance purposes. 4. The subject property is designated MU-H3/PR (Mixed-Use Horizontal/Parks and Recreation) by the General Plan Land Use Element and is located within the PC-47 (Newport Beach Country Club) Zoning District. 5. The subject properties are located within the coastal zone. The Coastal Land Use Plan category is PC-47 (Newport Beach Country Club Planned Community) and it is located within the MU-H/PR (Mixed-Use Horizontal/Parks and Recreation) Coastal zoning district. 6. A public hearing was held on November 20, 2018, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal 11 Zoning Administrator Resolution No. #### Page 2 of 8 05-01-2018 Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. All significant environmental concerns for the proposed project have been addressed in the adopted Mitigated Negative Declaration No. ND2010-008 (PA2005-140), State Clearinghouse No. 20100091052,per City Council Resolution No. 2012-9 (MND). Since the adoption of the MND in 2012, no substantial changes have occurred with respect to the circumstances under which the MND was adopted and no substantial changes to the environmental setting of the project or the project itself have occurred. No new information of substantial importance has become available with regard to environmental effects since no new information relating to significant effects or mitigation measures have become available. Thus, the project does not require additional environmental review pursuant to California Environmental Quality Act (CEQA). Copies of the previously prepared environmental document are available for public review and inspection at the Planning Division or at the City of Newport Beach website at www.newportbeachca.gov/ceqadocuments. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Coastal Land Use Plan designates the Tennis Club site as Mixed-Use Horizontal/Parks and Recreation (MU-H/PR). Policy 2.1.8-1 of the Coastal Land Use Plan allows the horizontal intermixing of short-term rental bungalows and single-family homes with the expanded tennis club facilities on this site (formerly known/referenced as the Balboa Bay Tennis Club). Permitted uses include those permitted by the MU-H and PR land use designations. A complete consistency analysis of each of the applicable Coastal Land Use Plan policies is included in Table 11 of the Land Use and Planning Section of the previously adopted Mitigated Negative Declaration (MND), pages 82 through 87. In summary, the proposed project is consistent with the Coastal Land Use Plan. 2. The MU-H/PR coastal land use designation identifies a maximum density/intensity limit of 1.5 floor area ratio (FAR), with a minimum FAR of 0.25 and a maximum FAR of 0.5 for retail uses and a maximum of 1.0 for residential. The project proposes 37,990 square feet of nonresidential floor area (0.26 FAR) for the bungalow hotel units, concierge & guest center, and spa, and five residential dwelling units totaling 19,367 square feet (0.13 FAR). The proposed density/intensity of the hotel and single-family units comply with the FAR limitations identified in the Coastal Land Use Plan. 12 Zoning Administrator Resolution No. #### Page 3 of 8 05-01-2018 3. The PR category applies to land used or proposed for active public or private recreational use. Permitted uses include parks (both active and passive), golf courses, marina support facilities, aquatic facilities, tennis clubs and courts, private recreation, and similar facilities. The PR designation on this site is applicable to the existing and proposed private tennis club and tennis courts. The density/intensity limitations include incidental buildings, such as maintenance equipment sheds, supply storage, and restrooms, not included in determining intensity limits. The proposed tennis club and ancillary uses are consistent with this land use designation. 4. The property is part of the 145-acre PC-47 (Newport Beach Country Club Planned Community)Coastal zoning district, which has been adopted to regulate development within the subject property and the Golf Club Site, and is in conformance with the Coastal Land Use Plan designation pursuant to Section 21.26.055 (S)(2)of the Local Coastal Program. 5. The proposed project and minor accessory structures as identified on the project plans conform to all applicable development standards in the Planned Community text. 6. The property is not located in an area known for the potential of seismic activity or liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7.Elevations on the project site range from 104 feet up to 120 feet North American Vertical Datum of 1988 (NAVD88) above mean sea level. These site elevations are well above projected sea level rise in Newport Bay for the next 75 years and the site is not subjected to other coastal hazards. 8. The proposed project is required to develop and implement a Stormwater Pollution Prevention Plan (SWPPP) since the proposed project involves clearing, grading, and ground disturbance of more than one acre. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan)of the Municipal Code, when a SWPPP is required, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been prepared and will be reviewed by the City’s Engineer Geologist prior to issuance of grading/building permits for site grading. Construction plans and activities will be required to adhere to the approved CPPP/SWPPP. 9. A Water Quality and Hydrology Plan (WQHP) is required Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan)of the Newport Beach Municipal Code since the project is considered a development of water quality concern and includes the development of five dwelling units, more than 10,000 square feet of impervious surface area, and a parking area in excess of 5,000 square feet. The WQHP/WQMP will be reviewed and approved by the City’s Engineer Geologist prior to the issuance of building permits for site grading. The 13 Zoning Administrator Resolution No. #### Page 4 of 8 05-01-2018 WQHP/WQMP includes a polluted runoff and hydrologic site characterization, a description of site design BMP’s, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP/WQMP prior to building permit issuance. 10. An Analysis of the Fiscal and Economic Impacts was prepared on November 8, 2018, by CBRE Hotels to analyze the construction of new visitor accomodations in the coastal zone in accordance with the requirements of Section 21.48.025 (Visitor Accomodations) of the Local Coastal Program. The report provides a feasibility analysis stating that the anticipated average daily room rate for all 27 rooms is approximately $900 and the statewide average daily room rate is $161.80. Therefore, the proposed accomodations are not considered lower cost accomodations. The report considers the specific location of the property as an inappropriate location for low cost accomodations. The site does not currently provide accomodations of any kind and implementation of the project would not impact low cost accomodations. The report further includes an impact analysis and concludes while the project does not include any lower cost rooms, and the Local Coastal Program defines it as an impact, there is no impact on the provision of lower- cost visitor accomodations in the Coastal Zone. Because there is no nexus to an impact, no mitigation is required. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Fact in Support of Finding: 1. The project site is not located between the nearest public road and the sea or shoreline. The project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to Newport Bay is available via existing public access at 1601 Bayside Drive, which is located approximately 1,600 feet southwest of the subject property. 2.Coastal Land Use Plan, Policy 4.4.1-6 and Figure 4-3 (Coastal Views)identify the closest public view road as Newport Center Drive, located approximately 170 feet east of the project site and the closest public view point as Irvine Terrace Park, located 525 feet south of the project site. Coastal views from these view corridors and viewpoints are directed toward the Newport Bay and the Pacific Ocean. Since the proposed project is located to the north of Irvine Terrace Park, the proposed project will not affect coastal views due to its orientation. From Newport Center Drive, there is a 0 to 40-foot grade difference to the project area below. The maximum height allowed under the Planned Community Development Plan is 39 feet for the five single-family villas and 30 feet for the Tennis Club, and 31 feet for the 27 bungalows. Therefore, the majority of the project would sit below the existing grade elevations along Newport Center Drive, minimizing the visibility of the project site and would not obstruct public coastal views. During construction, construction equipment would be obscured by vegetation and the grade 14 Zoning Administrator Resolution No. #### Page 5 of 8 05-01-2018 differential so it would not obstruct coastal views from motorists traveling along Newport Center Drive. The project will not impact coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No.CD2017-039,subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. 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 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. The project site is not located within the appeal area of the coastal zone; therefore, final action by the City may not be appealed to the California Coastal Commission. PASSED, APPROVED, AND ADOPTED THIS 20 TH DAY OF NOVEMBER, 2018. _____________________________________ Patrick J. Alford, Zoning Administrator 15 Zoning Administrator Resolution No. #### Page 6 of 8 05-01-2018 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2.The applicant shall comply with all project design features, mitigation measures, and standard conditions contained within the approved mitigation monitoring reporting program (MMRP) of MND SCH No. 20100091052 for the project. 3.The applicant shall comply with all project design features and conditions of approval contained within City Council Resolution No. 2012-10. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 5. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 6. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 7. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sides, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 8. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 9. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 10. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11. 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 Coastal Development Permit. 16 Zoning Administrator Resolution No. #### Page 7 of 8 05-01-2018 12. This Coastal Development 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. 13. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 14. Prior to issuance of a building permit, the approved CPPP and WQHP/WQMP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 15. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 16. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 17. 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 the current property owner or agent. 18. This Coastal Development Permit No. CD2017-039 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions)of the Newport Beach Municipal Code, unless an extension is otherwise granted. 19. 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 Newport Beach Country Club-Tennis Club Site including, but not limited to, Coastal Development Permit No. CD2017-039 (PA2017-091). 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 17 Zoning Administrator Resolution No. #### Page 8 of 8 05-01-2018 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. 18 03/13/2018 Attachment No. ZA 2 Vicinity Map 19 03/13/2018 VICINITY MAP Coastal Development Permit No. CD2017-039 (PA2017-091) 1602 E. Coast Highway Subject Property 20 03/13/2018 Attachment No. ZA 3 CLUP Policy Analysis 21 22 23 24 25 26 27 03/13/2018 Attachment No. ZA 4 Analysis of the Fiscal and Economic Impact 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 03/13/2018 Attachment No. ZA 5 Public Comments 60 From: Jesse W Spears <jwspears@pacbell.net> Sent: November 13, 2018 7:08 PM To: Nova, Makana Cc: Paul Christ Subject: Newport Beach Country Club Tennis Club Site Follow Up Flag: Follow up Flag Status: Flagged Dear Makana, I received the Notice of Public hearing for this project and went to city website to search for the environmental impact study. I was not able to find it or the Revised Economic Impact Analysis from 8/15/2018 or the Revised Fiscal Analysis Submitted 10/5/2018. Please send me the links to these and the proper file to review the complete project. As I recall, the original submission was for 24 hotel units and that was when the 79 Marriott units were still available. I am extremely concerned about the number of hotel rooms and the loss of parking. It is my understanding that the remaining hotel rooms in L1 are under the control of the Irvine company and that since the city traded the 79 extra Marriott hotel rooms to add additional units in the San Joaquin apartments there are no more available hotel rooms to be built in Fashion Island. Please explain how zoning is even considering this. Also in the mailer, it appears that there will be only 50 parking spots for a hotel with 27 suites, 2170 square foot guest center, 7490 square foot spa and swimming pool. The 3725 square foot Tennis clubhouse and 6 tennis courts will have 38 parking spots. 61 The five homes will have 2 parking spots each equaling 10. Two parking spots for a 6385 square foot house?????? At a minimum, what happened to chapter 20.40 of the Oct 2010 zoning update? This is not nearly enough parking for Newport Beach. Every person sixteen or older has a car in Newport Beach so heaven forbid they decide to play doubles at the tennis club and have other people in the clubhouse having lunch. The adjacent office parking is full during working hours. There is simply not enough parking for the proposed plan. Thank you Pam Spears 62 03/13/2018 Attachment No. ZA 6 Project Plans 63 PRACTICEGREEN02550100 FTNorthN E W P O R T C E N T E R D R I V E P A C I F I C C O A S T H I G H W A Y G R A N V I L L EF A R A L L O N IRVINE TERRACE9THGREEEN1stTEE18thGREEN02550100 FTNorthN E W P O R T C E N T E R D R I V E P A C I F I C C O A S T H I G H W A Y G R A N V I L L EF A R A L L O N IRVINE TERRACE15thGREEN6574321TC O U N T R Y D R I V E C L U B PUTTINGGREEN VANPHASE 11THE GOLF CLUB - PHASE 4• Golf Clubhouse new building new siteworkexisting structures (on property)LEGENDP H A S I N G P L A N SNBCCPlanned Communitys t e a r n sA R C H I T E C T U R E500 Broadway Laguna Beach,CA 92651949 376 7160 FAX 949 376 1560M A S T E R P L A N EXHIBIT11 OF 1THETENNIS CLUBSUB-AREATHE VILLASSUB-AREAC O U N T R YC L U BD R I V E THEBUNGALOWSSUB-AREATHE GOLF CLUBSUB-AREANOT A PARTNovember 07, 2018• THE TENNIS CLUB - Sub-Area- 1 new stadium court- Tennis Clubhouse • THE VILLAS - Sub Area - 5 single family homes• THE BUNGALOWS - Sub Area- 27 guest rental units • THE GOLF CLUB - Sub AreaBuilding Area SummaryTennis Club 3,725 SFBungalows 28,300 SFConcierge Building 2,200 SFSpa 7,500 SF64 PRACTICEGREEN02550100 FTNorthN E W P O R T C E N T E R D R I V E P A C I F I C C O A S T H I G H W A Y G R A N V I L L EF A R A L L O N IRVINE TERRACE9THGREEEN02550100 FTNorthN E W P O R T C E N T E R D R I V E P A C I F I C C O A S T H I G H W A Y G R A N V I L L EF A R A L L O N HCHCHCHCHCHC6574321TC O U N T R YD R I V E C L U B PHASE 11THE GOLF CLUB - PHASE 4• Golf Clubhouse new building new siteworkexisting structures (on property)LEGENDP H A S I N G P L A N SNBCCPlanned Communitys t e a r n sA R C H I T E C T U R E500 Broadway Laguna Beach,CA 92651949 376 7160 FAX 949 376 156038 stalls13 stalls8 stalls8 stallsEXHIBITP A R K I N G & C I R C U L A T I O N P L A N1 OF 1 Tennis Club Sub-Area parking - 38 stalls Bungalows Sub-Area parking - 50 stalls Parking easement area - 188 stalls +/- - 366 stalls +/-8NOTE: 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HSPTTTRVBSFGFFU4JUF1MBO$PEF372VBOJUZ0'2'4'8'16'3"/$)07"-&/$*"3"/$)07"-&/$*"3"/$)07"-&/$*"3"/$)07"-&/$*"86 %HGURRP%DWK&RDW%DWK'LQLQJ/LYLQJ)R\HU%HGURRP'UHVVLQJ'UHVVLQJ&9)*#*5/#$$1MBOOFE$PNNVOJUZ5)&#6/("-084'-0031-"/4,&:1-"/PG3"/$)07"-&/$*" HSPTTTRVBSFGFFU4JUF1MBO$PEF372VBOJUZ0'2'4'8'16'3"/$)07"-&/$*"3"/$)07"-&/$*"3"/$)07"-&/$*"3"/$)07"-&/$*"87 88 89 90 91 92 93 94 95 1To:ZONING ADMINISTRATOR - NOVEMBER 20, 2018Subject:ADDITIONAL MATERIALS RECEIVEDAttachments:Tennis Club Zoning Admin Hearing_181120.pdf2a_Additional Material Received_SPON_PA2017‐091 From: SPON: Still Protecting Our Newport <Info@SPON‐NewportBeach.org> Sent: Monday, November 19, 2018 2:21 PM To: Alford, Patrick <PAlford@newportbeachca.gov> Cc: Jurjis, Seimone <sjurjis@newportbeachca.gov>; Leung, Grace <gleung@newportbeachca.gov> Subject: November 20 Zoning Administrator Hearing Agenda Item No. 2: Newport Beach Country Club CDP No. CD2017‐039 (PA2017‐091) SPON respectfully requests a continuance of this item, or short of that, a denial. CD2017‐039 is a request for approval of major new development in Newport Beach. It is also a matter of considerable public interest with potential Greenlight implications. The attached statement addresses these concerns in detail. Thank you for your review and consideration of this request. Sincerely, Dorothy Kraus SPON Vice President PO Box 102 | Balboa Island, CA 92662 | VM/Text 949.864.6616 PO Box 102 | Balboa Island, CA 92662 | 949.864.6616 A 501(c)(3) non‐profit public education organization working to protect and preserve the residential and environmental qualities of Newport Beach. www.SPON‐NewportBeach.org | Info@SPON‐NewportBeach.org FB SPON‐Newport Beach | Twitter @SPONNewport November 19, 2018 By Email Patrick Alford PAlford@newportbeachca.gov Zoning Administrator City of Newport Beach Subject: November 20, 2018, Zoning Administrator Agenda Item No. 2 ‐‐ Hearing for Newport Beach Country Club ‐Tennis Club Site Coastal Development Permit No. CD2017‐039 (PA2017‐091) Dear Mr. Alford, SPON respectfully requests a continuance of this item, or short of that, a denial. CD2017‐039 is a request for approval of major new development in Newport Beach. It is also a matter of considerable public interest with potential Greenlight implications. Despite this complexity, a 95‐page staff report was released late Thursday, leaving scant time for individuals, let alone a multi‐member organization to formulate a thoughtful position. Based on one member’s very quick review, SPON has identified the following concerns:  Section 21.10.030 of the City’s LCP‐IP holds that “in no case shall the policies of the Coastal Land Use Plan be interpreted to allow a development to exceed a development limit established by the General Plan.” SPON is unable to find any voter‐approved limit in the City’s GP that would allow this project as described. o The staff report notes the site is listed as Anomaly No. 46 in Table LU2 of the GP, and that development of nonresidential floor area is limited to 3,725 square feet – a limit approved by voters in 2006. o The staff report goes on to suggest that even though it can’t be found in the voter‐approved Table LU2, a much larger amount of nonresidential floor area can be found consistent with the GP because of Resolution No. 2012‐10 in which the City Council “converted” 17 of the tennis courts approved by voters in 2006 into a new non‐voter‐ approved allocation (not shown in Table LU2) for 27 hotel units. OFFICERS PRESIDENT Marko Popovich VICE PRESIDENT Dorothy Kraus TREASURER Dennis Baker SECRETARY Allan Beek ___ BOARD MEMBERS Nancy Alston Dennis Baker Tom Baker Bruce Bartram Allan Beek Jo Carol Hunter Dorothy Kraus Donald Krotee Andrea Lingle Elaine Linhoff Bobby Lovell Jennifer McDonald Rita Phillips Marko Popovich Jeanne Price Melinda Seely Nancy Skinner Jean Watt Portia Weiss PO Box 102 | Balboa Island, CA 92662 | 949.864.6616 A 501(c)(3) non‐profit public education organization working to protect and preserve the residential and environmental qualities of Newport Beach. www.SPON‐NewportBeach.org | Info@SPON‐NewportBeach.org FB SPON‐Newport Beach | Twitter @SPONNewport Page Two City Zoning Administrator November 19, 2018 o Since SPON finds no policy allowing such “conversions” of voter‐approved development limits, SPON strongly believes Resolution No. 2012‐10 is being treated by staff in all but name, not as a finding of “consistency,” but rather as a Council‐directed GP Amendment. SPON does not understand why the Council chose not to update Table LU2 to correctly reflect its wishes, but be that as it may, if the increase in the previous limits for Anomaly 46 proposed by Resolution No. 2012‐10 exceeds the thresholds specified in Charter Section 423 (Greenlight) that change to the GP is, and will (per our Charter) remain, of no force or effect until validated by voters. o Given that, a proper analysis of the amount of development remaining in Statistical Area L1 that could be added to Anomaly 46 without voter approval would be much appreciated.  The “PROJECT SUMMARY” suggests the CDP will in some way be approving a Vesting Tentative Tract Map (or “Tentative Vesting Tract Map” in the “DISCUSSION”) locally approved in 2012. o It is our understanding that under Title 19 of the Municipal Code, Tentative Maps are valid for at most five years, even if extensions were applied for. o We have trouble understanding how any rights conferred by the map could still be valid. o Whatever its status, the map the CDP is being asked to approve is not provided.  The staff report refers to a Development Agreement approved by the City Council in 2012, which staff and the applicant may have relied on as protecting the map and certain other Council approvals. o SPON believes there are grounds to question whether the Development Agreement was ever effective, particularly in the context of a CDP application, since no evidence is presented that it was ever submitted to the California Coastal Commission for its approval, as would have been required in the absence of a fully certified Local Coastal Program.  SPON was under the impression that notice of pending CDP applications was supposed to be prominently and continuously posted on the site. We are unaware of any public notice of this application prior to postings about the present hearing. (NBMC Sec. 21.50.080 Posting Notice). PO Box 102 | Balboa Island, CA 92662 | 949.864.6616 A 501(c)(3) non‐profit public education organization working to protect and preserve the residential and environmental qualities of Newport Beach. www.SPON‐NewportBeach.org | Info@SPON‐NewportBeach.org FB SPON‐Newport Beach | Twitter @SPONNewport Page Three City Zoning Administrator November 19, 2018 In short, SPON does not believe the application in its current form can be approved, and should approval be considered, feels this hearing should be continued until more thought can be given to the options for development that may be available with or without a proper General Plan Amendment and, potentially, a Greenlight vote. Yours sincerely, Dorothy Kraus SPON Vice President cc: Seimone Jurjis Community Development Director SJurjis@newportbeachca.gov Grace Leung City Manager GLeung@newportbeachca.gov November 20, 2018, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item 2. Newport Beach Country Club-Tennis Club Site Coastal Development Permit No. CD2017-039 (PA2017-091) 1. I generally agree with the comments I see in the SPON comment letter posted to the hearing materials site. 2. Although this application is not a total surprise to me, I think it would be a surprise for most of the public, since I travel through the subject parking lot frequently and until seeing the notices about this hearing posted a week or so ago, I do not recall ever seeing a notice of this pending CDP application – even though, as the SPON letter indicates, Sec. 21.50.080 of the LCP-IP requires conspicuous posting and maintenance of signs, by the applicant, throughout the application process (for the application, not just for the hearing). 3. My understanding is that in the City’s 2006 General Plan voters allocated enough future development potential in Statistical Area L1 to accommodate a project similar to the one currently being proposed. But as noted in the comment letter from Pam Spears (handwritten page 61 of the staff report) all the otherwise unused hotel room allocations were converted into residential entitlements in what is now called the Villas Fashion Island Apartments, leaving none (as far as I know) for the present request. a. Although not strictly a Coastal Act issue, CDP’s are not, as the SPON letter says, supposed to be approved for development that exceeds the City’s General Plan limits. b. The City’s L1 Tracking Table shows 21,000 sf of non-residential square footage having been added to the General Plan, with Council (but without voter) approval, in 2012 to accommodate construction of the golf clubhouse. That leaves just 23,200 sf more available to add in all of Area L1 through 2022 without a voter-approved amendment to the General Plan. This project proposes to exceed the current General Plan non-residential floor area allotment for this site by 37,990 sf (a number, by itself, even without the prior increases, close to the Greenlight threshold of 40,000 sf). c. Like SPON, I believe that per Charter Section 423, any interpretation of the General Plan that increases the stated limits by more than the available amount shown in the Tracking Table, as this project appears to do, is not effective until it has been approved by the City’s voters. d. Until such approval is obtained, I believe the CDP must be denied. 4. I also believe the Development Agreement referred to in the staff report was never effective, because, to the best of my knowledge, it was never approved by the Coastal Commission, as is clearly required by Gov. Code Sec. 65869 for cities that lack certified local coastal programs, as Newport Beach did at the time. Zoning Administrator - November 20, 2018 Item No. 2b - ADDITIONAL MATERIALS RECEIVED Newport Beach Country Club - Tennis Club Site CDP (PA2017-091) 5. It is also unclear if the subdivision proposed by the Tentative Tract map mentioned in the staff report was ever approved by the Coastal Commission. Whether it was, or not, because the City’s approval was not protected by a valid Development Agreement, I would think the map must have expired some years ago. NBMC Chapter 19.16 says tentative maps expire after two years and can be extended for a maximum of five years total. I do not think CDP approval should be granted for something, like this, that doesn’t have current local approval. If the City’s approval is still current, the public needs to be shown the extensions. Furthermore, if the map being reviewed is in the agenda packet, it is not clearly labeled. 6. As to the specifics of the proposed Resolution of Approval (which I don’t think should be adopted at all): a. Section 1.5 (handwritten page 11) has the land use nomenclature reversed: PC-47 is a Coastal Zoning District and MU-H/PR is a CLUP category (although there really is no such separate category: CLUP Policy 2.1.8-1 permits uses on this site from a mix of uses permitted in the MU-H and PR categories. b. Section 2 (handwritten page 12) says “no substantial changes to the environmental setting of the project or the project itself have occurred” since 2012. The construction of the adjacent golf clubhouse with attendant increased activity was obviously a fairly major change in the setting. It would appear it’s substantially larger than the golf clubhouse analyzed in the MND referenced in the resolution. So it’s not clear the cumulative impact of the two projects was ever properly considered. c. Fact A.10 (handwritten page 14) asserts “The report considers the specific location of the property as an inappropriate location for low cost accomodations [sic].” No reason the site is inappropriate can be found in the resolution. d. Fact B.1 (handwritten page 14), which I’m not sure is necessary, cites 1601 Bayside Drive as the location of existing vertical public access to Newport Bay. Google identifies 1601 Bayside Drive as the Bahia Corinthian Yacht Club, which I thought was at least semi-private. Zoning Administrator - November 20, 2018 Item No. 2b - ADDITIONAL MATERIALS RECEIVED Newport Beach Country Club - Tennis Club Site CDP (PA2017-091) From:Alford, Patrick To:Achis, Patrick; Garciamay, Ruby Subject:FW: Newport Beach Country Club Tennis club site CD 2017-039 PA 2017 -091 Hotel room size is trending smaller Date:Monday, November 19, 2018 2:09:20 PM From: Jesse W Spears <jwspears@pacbell.net> Sent: Monday, November 19, 2018 5:49 AM To: Nova, Makana <MNova@newportbeachca.gov>; Alford, Patrick <PAlford@newportbeachca.gov>; Dixon, Diane <ddixon@newportbeachca.gov>; Muldoon, Kevin <kmuldoon@newportbeachca.gov>; Peotter, Scott <speotter@newportbeachca.gov>; Avery, Brad <bavery@newportbeachca.gov>; Duffield, Duffy <dduffield@newportbeachca.gov>; Herdman, Jeff <jherdman@newportbeachca.gov> Cc: Paul Christ <pmchrist@earthlink.net>; Steve and Nancy Nelson <thenelsons2@cox.net>; Phil Diorio <phil@gondola.com>; Mark Susson <mark@susson.com> Subject: Newport Beach Country Club Tennis club site CD 2017-039 PA 2017 -091 Hotel room size is trending smaller Dear Zoning Committee, I am writing to request postponement and reevaluation this project for two reasons. 1. I believe the 2012 city council vote to change tennis courts into hotel rooms for this project is a gross violation of the trust of residents and voters in Newport Beach as well as a complete disregard for the General Plan. I cannot fathom the logic and reasoning that make the two categories of tennis courts and hotel rooms interchangable. 2. The current plans for the site are vastly short of parking space in a confined area with no place for overflow parking. The adjacent office parking lot is completely full during business hours. The plan includes a tennis club, spa, restaurant, private homes and hotel rooms. The proposed hotel rooms are 1.72 to 7.53 times larger than the average hotel room (330 square feet) in the USA with no commensurate increase in parking spaces for increased occupancy . In Newport Beach every one drives their own car once they are over 16 years of age so every patron of the tennis, spa, hotel, homes and restaurant facilties will require a parking space. This plan does not provide nearly enough parking for the reality of Newport Beach life and will only make an already miserable parking and traffic situation in L1 worse. Thank you for your consideration. Pamela Spears http://hotelmarketing.com/index.php/content/article/hotel_room_size_is_trending_smaller Sent from Yahoo Mail on Android Zoning Administrator - November 20, 2018 Item No. 2c - ADDITIONAL MATERIALS RECEIVED Newport Beach Country Club - Tennis Club Site CDP (PA2017-091)