HomeMy WebLinkAboutPA2021-260_20221202_NBCC Project Description (Pickleball)NBCC Tennis Property
Pickleball Courts
Entitlement Amendment
Project Description
The 145-acre Newport Beach Country Club Planned Community District (PCD) is in
the Newport Center Planning Area and is comprised of the existing Golf Club
Property and the Tennis Club Property, both located in the Ll Statistical Area of the
2006 General Plan.
The Tennis Property is currently used as a Tennis & Pickleball Club and is improved
with a 1,100 square foot clubhouse, a 500 square foot office, sixteen (16) tennis
courts, and thirty-one (31) pickleball courts.
The Tennis Property is represented as Anomaly 46 in the General Plan Land Use
Element with a Land Use Designation of MU-H3/PR with a California Coastal
Development Permit and all subject to a Development Agreement. The existing
approved entitlements also consist of NBCC Planned Community Zoning with the
Bungalows, Villas, and Tennis Club/Spa/Fitness PC Sub-Areas and Vesting Tentative
Tract Map No. 15347. There is no Amendment to any approved entitlement proposed
for the Golf Club Sub-Area.
The project proposes 63,336 square feet of nonresidential floor area (0.43 FAR) for
the hotel units, concierge & guest center, clubhouse, and spa & fitness center, and
20,632 total square feet of residential floor area (0.14 FAR) for five residential
dwelling units. The proposed density/intensity of both uses comply with the FAR
limitations identified in the Coastal Land Use Plan.
Proposed Amendment Project:
•Decrease the number of approved tennis courts by three (3) for a total of four
(4) approved tennis courts, and preserve fourteen (14) existing pickleball
courts, as shown on the revised Master Plan.
•Amend the approved number of visitor-serving boutique hotel units from
twenty-seven (27) to forty-one (41), increasing the visitor-serving use by
fourteen (14) hotel units which are referred to as “The Bungalows &
Lofts.”
•Add areas designed for Performance Therapy, Yoga Pavilion, and related
Hotel/Spa/Fitness Office space on the first floor of the Bungalow Loft
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Building shown on the revised Master Plan, and which will be ancillary
to the boutique hotel.
•Eliminate three of the five residential homes, referred to as Villas C, D, and E,
and replace them with three Penthouse condominiums. Two of the
condominiums (Monarch Penthouse Condominium and Catalina
Penthouse Condominium) will be in the Bungalow Loft Building located
in Lot 4 and the other condominium (Fairway Penthouse Condominium)
will be in the Fairway Loft Building located in Lot 3.
•The Tennis Clubhouse and Fitness & Spa Building remain unchanged but the
architectural construction documents, need to be brought up to the new
California Building Code requirements.
•The Vesting Tract Map No. 15347, Final Vesting Tract Map No. 15347, and
Improvement Plans have been revised to eliminate the three single family
lots with homes, referred to as “Villas C, D, and E” on the existing
approved entitlements and are replaced with two lots for the Fairway
Lofts and Mayacama Bungalow as shown on the revised Master Plan.
Impacts:
There are currently noise impacts from the existing pickleball courts, of which 14 will
be preserved in the Proposed Amended Project. We will mitigate those impacts by
installing sound buffer screens, made by Anderson Special Industries, on the fences
that line the outside perimeter of the courts. The pickleball courts will also be on the
interior of the property, with the tennis courts, which produce less noise than
pickleball courts, on the perimeter nearest to the Granville residences. Based on the
fact there will be fewer pickleball courts, in conjunction with our proposed mitigation
efforts, it is expected that the noise impacts at project completion will be less than
they are today.
The Fiscal and Economic Impact Study, completed by Kosmont in August 2022,
indicated that the approved entitlements will have a total economic impact of
$26,315,091 annually for the City of Newport Beach and support 179 jobs. This also
results in $1,267,200 in annual tax revenue for the City of Newport Beach.
The approved and the proposed Amendments to the entitlements are consistent with
and supportive of the policies and goals of the Land Use Element of the 2006 General
Plan and the certified Local Coastal Plan. Vesting Tentative Tract Map 15347 as
presented, addresses relevant findings within Sec. 19.12.70 of Title 19 (Subdivisions)
of the Municipal Code, and is consistent with the Tennis Club residential, boutique
hotel and ancillary commercial uses permitted by the MU-H3/PR designation.
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Implementation:
The NBCC Tennis Property will be ground leased to a hotel developer who will be
required to build the planned improvements substantially similar to the site
improvements, Clubhouse, Spa & Fitness Center, and Villas A & B shown on the
Construction Documents, and the Bungalows and Lofts shown on the Schematic
Drawings. The developer will also be required to complete these improvements in one
phase and to maintain the current operator of the Tennis & Pickleball Club, Grand
Slam, as the operating Tenant. There will be no physical change to the 26 existing
pickleball courts to be legally approved by this entitlement. Grand Slam will keep the
Club open during construction per the Phasing Plans.
Limited Term Information:
There will be 2 modular trailers during the course of project construction. Both
modular trailers will be roughly 33 feet in length by 13 feet in width. One modular
trailer will be for the Construction offices and will be located in the Southwest corner
of the site and the other trailer will be for the Tennis office and will be located at the
Northern end of Court 14. The trailer containing the Tennis office will last through the
completion of Phase IV and the trailer containing the Construction offices will last
through the entire duration of the project.
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