HomeMy WebLinkAbout2.0_The Champions Club Staff Approval Appeal_PA2023-0138CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
October 19, 2023
Agenda Item No. 2
SUBJECT: The Champions Club Staff Approval Appeal (PA2023-0138)
▪Staff Approval
SITE LOCATION: 1107 and 1171 Jamboree Road
APPLICANT: Champion Management Group, Inc.
OWNER: JK Kallins Investments Newport LLC
APPELANT Thomas Duddy
PLANNER: David Lee, Senior Planner
949-644-3225, dlee@newportbeachca.gov
PROJECT SUMMARY
An appeal of the Community Development Director’s August 3, 2023, Staff Approval,
authorizing Champion Management Group, Inc. to separately operate six of 16 existing
tennis courts previously operated by the Palisades Tennis Club and finding said change to
be minor and in substantial conformance with Use Permit No. UP1697 approved in 1973.
There are no physical improvements proposed for the continued tennis operations, and
pickleball activities are not proposed at this time. The Palisades Tennis Club will continue to
operate the remaining ten existing tennis courts and clubhouse adjacent to the proposed
use.
This item was continued from the September 21, 2023, Planning Commission meeting,
at the request of the appellant due to scheduling conflicts.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3)Adopt Resolution No. PC2023-034 upholding the action of the Community
Development Director and approving with modifications the Staff Approval (PA2023-
0138) with the attached Findings and Conditions (Attachment No. PC 1).
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The Champions Club Staff Approval Appeal (PA2023-138)
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Parks and Recreation
(PR)
Parks and Recreation
(PR) Recreation, Tennis Courts
NORTH PR PR Recreation,
Palisades Tennis Club
SOUTH Visitor Serving
Commercial (CV)
Commercial Visitor-
Serving (CV) Hyatt Hotel
EAST Multiple Residential (RM) Sea Island Apartments
(PC21) Sea Island Apartments
WEST CV CV Hyatt Hotel
Champions Club
(Parcel 2)
Palisades Club
(Parcel 1)
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The Champions Club Staff Approval Appeal (PA2023-138)
Planning Commission, October 19, 2023
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INTRODUCTION
Project Setting
The subject property is developed with six tennis courts and a 72-space surface parking
lot, and is located on Jamboree Road between Back Bay Drive and San Joaquin Hills
Road. Previously, the Palisades Tennis Club operated 16 total tennis courts between
Parcel 1 and Parcel 2 of Resubdivision No. 413 (see Vicinity Map on Page 2), which are
owned separately. The lease between the Palisades Club and the property owner of
Parcel 2 was recently discontinued and a separate operator, the Champions Club, has
subsequently entered into a lease agreement to operate the existing six tennis courts on
Parcel 2. The Palisades Tennis Club will continue to operate the remaining 10 courts and
clubhouse on Parcel 1. The property is adjacent to the Hyatt Hotel to the west and south,
the Palisades Tennis Club and the Harbor Cove residential community to the north, and
the Sea Island residential apartments to the east across Jamboree Road. Although the
original tennis club was approved with 78 on-site spaces, subsequent re-striping of the
parking lot to accommodate disable parking spaces as well as other changes has resulted
in a 72-space parking lot that exists today.
Background
On October 4, 1973, Use Permit No. UP1697 was approved by the Planning Commission,
authorizing the construction of a private tennis club with lighted tennis courts, known as the
John Wayne Tennis Club at the time. At the time of the approval, the tennis club consisted
of two separate parcels, Parcel 1 and Parcel 2 of Resubdivision No. 413, but jointly owned
by The Irvine Company. In addition to the Vicinity Map on Page 2, the parcel map for
Resubdivision No. 413 (Attachment No. PC 5) also demonstrates the layout of the parcels.
The approval included a total of 16 lighted tennis courts (15 regular courts and one tennis
ball machine court), and an approximately 8,100-square-foot, two level clubhouse consisting
of restrooms and locker rooms, lounges, offices, and snack and apparel shops. Hours of
operation for the club were limited to between 7 a.m. to midnight, daily. A total of 78 on-site
surface parking spaces were provided for the tennis club use and located on Parcel 2. Parcel
1 does not include any parking. Since both parcels were solely operated by the John Wayne
Tennis Club, the parking was intended to be provided for all 16 courts. Ingress and egress
to both clubs are provided by easement through the Hyatt Hotel overflow parking lots on the
eastern side of the hotel near Jamboree Road. As conditioned by UP1697, overflow parking
during tournaments was provided through an off-site parking agreement at the hotel
property.
In 1992, the Irvine Company sold the two parcels to separate owners. Although there were
two separate property owners, the courts had remained under a single operator, which was
renamed the Palisades Tennis Club. The Palisades Club operated the courts under two
separate leases until the lease with Parcel 2, which is now owned in common with the
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adjacent Hyatt Hotel, was recently discontinued. Subsequently in August of 2023, the
Champions Club entered into a lease agreement to operate a tennis club on the six courts
of Parcel 2. Use of the six courts for tennis play and instruction has not commenced pending
resolution of the subject appeal.
Staff Approval and Subsequent Appeal
On August 3, 2023, the Community Development Director approved Staff Approval No.
PA2023-0138 authorizing a new operator, Champion Management Group, Inc. to operate
the six existing tennis courts located on Parcel 2 under the name “The Champions Club”
(Attachment No. PC 2). The staff approval included conditions of approval which ensured
that there would be adequate parking for the Palisades Tennis Club within the Hyatt
Regency Hotel property. It also ensured that any special events for the Champions Club
would be coordinated with the Hyatt Hotel to avoid parking issues. As conditioned, members
of the Champions Club would have access to restroom facilities at the Hyatt because the
new club would not have access to the existing Palisades clubhouse facilities. The staff
approval also specifically conditioned that no pickleball activities of any kind were permitted
at the Champions Club. Hotel guests will have fee-based access to the club facilities.
Members of the club will have access to the Hyatt hotel’s restroom facilities as they will not
have access to the Palisades clubhouse.
The operation is separate from the Palisades Tennis Club, which will remain in operation on
Parcel 1 with 10 existing courts and clubhouse. The applicant is proposing hours of
operation between 8 a.m. to 8:30 p.m., daily, which is within the allowed hours of operation
per UP1697. No physical improvements are proposed for the request to continue tennis
operations. Any future changes or improvements to the project site will require further review
by City staff and may require additional entitlements and/or building permits. Pickleball
would also require additional analysis due to the intensification of use, and as such,
pickleball at the project site is not allowed.
On August 14, 2023, an appeal of Staff Approval No. PA2023-0138 was filed by Thomas
Duddy. The appeal application, which include the appellant’s grounds for appeal, are
included in Attachment No. PC 3. Further discussion of the appeal is addressed on Page 7
of this report.
Conduct of Hearing
Pursuant to Municipal Code Section 20.64.030.C.3 (Filing and Processing of Appeals and
Calls for Review - Conduct of Hearing), a public hearing on an appeal is conducted “de
novo,” meaning that it is a new hearing and the prior action of the Community
Development Director has no force or effect. The Planning Commission is not bound by
the Community Development Director’s prior decision or limited to the issues raised by
the appeal.
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DISCUSSION
Analysis
General Plan, Zoning Code, and Local Coastal Plan
The property is categorized as Parks and Recreation (PR) by the General Plan Land Use
Element and located in the PR Zoning District. Additionally, the property is located PR
coastal land use and coastal zoning district. These designations are intended to provide for
areas appropriate for land used or proposed for active public or private recreational use. A
tennis club is a listed example of an allowed use within the PR Zoning District. The six
existing tennis courts on Parcel 2 are part of the tennis club originally authorized by UP1697.
A new operator on Parcel 2 does not conflict with the allowances of UP1697, as the courts
will continue to be used for tennis play and instruction. As conditioned, no pickleball is
permitted on any courts as a part of the new operation. Adequate and available parking for
both Champions Club and Palisades is also included and all activities are subject to all
conditions of UP1697.
Modified Parking
Use Permit UP1697 requires 78 parking spaces for all tennis operations. As noted, the lot
was restriped to improve the layout. As a result, the parking lot on Parcel 2 accommodates
72 spaces. The staff approval authorized parking for the Champions Club tennis uses in
both the on-site parking lot (14 spaces) as well as the off-site parking lot of the Hyatt Hotel
(43 spaces). An additional 53 parking spaces on-site were designated as hotel parking on
Parcel 2 and did not disclose the location of parking for the Palisade Tennis Club. After the
appeal, the applicant submitted a modified site plan, showing all 72 existing parking spaces
on Parcel 2 as dedicated to the use of both tennis clubs, as well as an additional 6 parking
spaces located in the adjacent Hyatt parking lot proximate to the courts. Overall, the site
plan demonstrates that a minimum of 78 parking spaces, a majority which are Parcel 2, are
provided for both tennis club operators. Staff believes this is substantially conforming to
UP1697, which requires 78 parking spaces for the tennis use.
As previously stated, Parcel 2 is owned in common with the Hyatt Regency Hotel. Therefore,
the Champions Club will have affiliation with the hotel. In addition to the on-site parking lot,
the tennis club uses will have the exclusive use of the six aforementioned parking spaces
located on the adjacent hotel parking lot, as well as access to overflow parking spaces for
special events on an as-needed basis. The larger hotel parcel accommodates
approximately 700 spaces well over the minimum parking for the 402-room hotel, so
dedicating the six spaces to the tennis uses as well as continued use of the Hyatt parking
lot for special events and tournaments as allowed by UP1697 will continue.
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Staff Approval Findings
Pursuant to Section 20.54.070 (Changes to an Approved Project) of the Newport Beach
Municipal Code (NBMC), the Community Development Director may authorize minor
changes to an approved site plan, architecture, or the nature of the approved use without
a public hearing, and waive the requirement for a new use permit application. In this case,
since the Community Development Director has been appealed, the Planning
Commission must determine that the new club operator is in substantial conformance
with UP1697 because the project’s changes:
a. Are consistent with all applicable provisions of this Zoning Code;
b. Do not involve a feature of the project that was a basis for or subject of findings or
exemptions in a negative declaration or Environmental Impact Report for the
project;
c. Do not involve a feature of the project that was specifically addressed or was the
subject of a condition(s) of approval for the project or that was a specific
consideration by the applicable review authority in the project approval; and
d. Do not result in an expansion or change in operational characteristics of the use.
As previously discussed, the continuation of a tennis club use on Parcel 2 with a new
operator is consistent with the PR zone, as the purpose of the zone is to provide for areas
of land used for active public or private recreational use. The operator is proposing tennis
instruction and play, consistent with UP1697, which authorized a private tennis club with
78 parking spaces on-site. The project will include all existing 72 parking spaces on-site
to tennis club uses, which include both the Champions Club and Palisades operations.
An additional six off-site spaces at minimum will be provided on the adjacent Hyatt hotel
parking lot.
UP1697 included Environmental Impact Report (EIR) No. 73-038, which discussed the
construction of the tennis club, clubhouse, associated parking, etc. and its potential impact
on human resources, geologic hazards, flooding, ground water, noise, air resources,
vegetation and animal life, traffic, and public recreational facilities (Attachment No. PC 7).
The report concludes that the tennis club does not have a significant effect on the
environment. Since there is no change in use of the tennis courts and no new construction,
there are no features of the project that can potentially affect the environment.
The proposed change of operator on Parcel 2 does not involve a feature that was
specifically conditioned or addressed by UP1697. The Champions Club is proposing to
operate within the conditioned hours of operation (7 a.m. to midnight, daily). Additional
conditions of approval for the club have been included as a part of this Staff Approval to
ensure adequate parking is provided for both operators and that there is no pickleball use
allowed.
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The Appeal
As previously stated, an appeal of Staff Approval No. PA2023-0138 was filed by Thomas
Duddy on August 14, 2023 (Attachment No. PC 3). The appellant is requesting that the
Planning Commission reverse the decision based on the following:
1. The Director’s decision did not proceed in the manner required by law.
2. The Director’s decision was an abuse of discretion and was not supported by the
findings and the findings are not supported by the evidence.
3. The Director’s decision violated the California Environmental Quality Act (Pub.
Resources Code § 21000, et seq.) because it did not consider the “whole of an
action,” as required by CEQA Guidelines section 15378.
4. The Director’s decision did not properly consider the relevant provisions of the
Coastal Act (Pub. Resources Code, §§30000, et seq.) as it did not properly
consider the whole of the action.
Pursuant to Section 20.54.070 (Changes to an Approved Project) of the NBMC, the
Director may authorize minor changes to an approved site plan, architecture, or the nature
of the approved use, without a public hearing, if the required findings could be made. Staff
believes that the issuance of a staff approval was appropriate for the request of a different
operator for six of the existing tennis courts. The findings required by Section 20.54.070
(Changes to an Approved Project) were addressed in the Staff Approval and are
reiterated in the attached draft resolution (Attachment No. PC 1). The request does not
authorize a new use, new development, or a change of the existing use; instead, it allows
a new and separate operator to continue the existing use authorized by UP1697 given
the changed lease arrangements. The additional modification that the applicant has made
which provides a majority of the parking for the tennis uses onto Parcel 2 further improves
the substantial compliance finding. In summary, staff believes there are not facts that
suggest that a new or amended use permit would be required.
Staff believes that the Class 1 (Existing Facilities) exemption of the California
Environmental Quality Act (CEQA) is appropriate since Class 1 exempts the operation or
leasing of existing private facilities. No new development or change in the existing
intensity of use is authorized. What is authorized is a continuation of the existing use only
and the Coastal Act requirement for a Coastal Development permit is not justified as no
new development will occur.
Staff believes the appellant is concerned the applicant will convert the courts to
accommodate pickleball and that the City has not adequately examined the whole of what
the applicant intends. The applicant has not filed an application to change the existing
use, the applicant simply wants to continue the existing authorized use. The staff approval
preserves existing rights to continue tennis use consistent with UP1697. Should the
applicant or other party intend to modify the allowed tennis use of the site in the future to
potentially accommodate pickleball, a Conditional Use permit and Coastal Development
permit would be required.
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Summary
The site has been utilized as a tennis club since the Planning Commission originally
authorized the use in 1973. Although it has been historically been run by one operator,
the club is located on two parcels which now has two separate property owners. Parking
is exclusively located on the lot proposed to be operated by the Champions Club, whereas
Palisades does not have any on-site parking. Aside from clarifying that the new operator
has a vested land use right for the tennis operation through the existing use permit, the
Community Development Director’s staff approval includes conditions of approval which
ensured that parking would be made available to the Palisades Club. It also includes
conditions which prohibit pickleball and ensures that restrooms are available for
Champions Club members at the Hyatt Hotel.
Public correspondence received during staff report preparation (Attachment No. PC 9)
and the applicant’s response to correspondence (Attachment No. PC 10) has been
included as attachments to this report.
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3 because it has no potential to have a significant effect on
the environment. The Class 1 exemption allows for the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of existing public or private structures,
facilities, mechanical equipment, or topographical features, involving negligible or no
expansion of existing or former use. The Staff Approval authorizes a new operator for six
existing tennis courts for tennis play and instruction.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways) including the applicant, and posted on the subject property at least 10 days
before the scheduled meeting, 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.
Prepared by: Submitted by:
_____________________
David Lee, Senior Planner
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ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Director’s Staff Approval PA2023-0138 (No Attachments)
PC 3 Appeal Application
PC 4 Correspondence from Property Owner Regarding Parking
PC 5 Parcel Map for Subdivision No. 413
PC 6 Use Permit No. UP1697
PC 7 Environmental Impact Report No. 73-038
PC 8 Project Plans
PC 9 Public Correspondence
PC 10 Applicant Response to Correspondence
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. PC2023-034
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA UPHOLDING THE
COMMUNITY DEVELOPMENT DIRECTOR’S APPROVAL
AUTHORIZING A NEW OPERATOR FOR SIX EXISTING TENNIS
COURTS AND FINDING SUBSTANTIAL CONFORMANCE WITH
USE PERMIT NO. UP1697 FOR THE PROPERTY LOCATED AT
1107 AND 1171 JAMBOREE ROAD (PA2023-0138)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Sean Matsler of Cox, Castle, & Nicholson LLP (“Applicant”),
concerning property located at 1107 and 1171 Jamboree Road, and legally described as
Parcel 2 of Resubdivision No. 413 (“Property”).
2. On October 4, 1973, Use Permit No. UP1697 was approved by the Planning Commission,
authorizing the construction of a private tennis club with lighted tennis courts, known as
the John Wayne Tennis Club at the time. At the time of the approval, both Parcel 1 and
Parcel 2 were owned by The Irvine Company. The approval included a total of 16 tennis
courts (15 regular courts and one tennis ball machine court), an approximately 8,100-
square-foot, two-level tennis clubhouse consisting of restrooms and locker rooms, lounges,
offices, and snack and apparel shops. Additionally, 78 parking spaces were provided in an
on-site surface parking lot located on Parcel 2, which accommodated the clubhouse and
all tennis courts. Parcel 1 does not include on-site parking. Since both parcels were solely
operated by the John Wayne Tennis Club, the parking was intended to be provided for all
16 courts. Use Permit No. UP1697 limited the hours of operation for the club to the hours
of 7 a.m. to midnight, daily. Subsequent to the approval of Use Permit No. UP1697, the
John Wayne Tennis Club began operations in 1974. In 1992, the Irvine Company sold the
two parcels to two separate owners. Although there were two separate property owners,
the courts had remained under a single operator, which was renamed the Palisades Tennis
Club. The Palisades Club operated the courts under two separate leases until the lease
with Parcel 2, which is now owned in common with the adjacent Hyatt Hotel, was recently
discontinued. Subsequently in August of 2023, the Champions Club began a lease
agreement to operate a tennis club for the six courts of Parcel 2.
3. The Applicant proposes to operate the six existing tennis courts on Parcel 2 for tennis play
and instruction, under the name “The Champions Club,” independent of The Palisades
Tennis Club, but in substantial conformance with Use Permit No. UP1697 (“Project”). The
operation is separate from the Palisades Tennis Club, which will remain in operation on
Parcel 1 of Resubdivision No. 413 with 10 existing courts.
4. The Property is designated Parks and Recreation (PR) by the General Plan Land Use
Element and is located within the Parks and Recreation (PR) Zoning District.
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5. The Property is located within the coastal zone. The Coastal Land Use Plan category is
Parks and Recreation (PR) and it is located within the Parks and Recreation (PR) coastal
zoning district. Since the Project is to change the operator of the existing six tennis courts,
there is no physical change to the Property and therefore no intensification of use, a coastal
development permit is not required for the Project.
6. The Community Development Director approved a Staff Approval for the Project on August
3, 2023. The proposed change of operator on Parcel 2 is considered minor and does
not involve a feature that was specifically conditioned or addressed by Use Permit No.
UP1697. Additionally, the proposed hours of operation between the hours of 8:00 am
and 8:00 p.m. are within the hours of operation authorized by Use Permit No. UP1697.
The Staff Approval included additional conditions of approval to ensure adequate
parking for the existing Palisades Tennis Club of Parcel 1 and that there would be no
pickleball activities of any kind on the Property.
7. On August 14, 2023, Thomas Duddy filed an appeal of the Community Development
Director’s decision, objecting to the facts in support of the findings in the Staff Approval,
compliance with the California Environmental Quality Act, and consistency with the Coastal
Act.
8. A public hearing was held on September 21, 2023 in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of the time, place, and purpose of the hearing
was given in accordance with California Government Code Section 65950 et seq.
(“Ralph M. Brown Act”) and Chapter 20.62 (Public Hearings) of the Newport Beach
Municipal Code (“NBMC”). The Planning Commission voted to continue the item date-
certain to the October 5, 2023, meeting at the request of the appellant. The item was
continued to the October 19, 2023 meeting due to the lack of a quorum.
9. A public hearing was held on October 19, 2023 in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of the time, place, and purpose of the hearing
was given in accordance with California Government Code Section 65950 et seq.
(“Ralph M. Brown Act”) and Chapter 20.62 (Public Hearings) of the Newport Beach
Municipal Code (“NBMC”). Evidence, both written and oral, was presented to and
considered by, the Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. Environmental Impact Report No. EIR038 analyzed all environmental impact associated
with Use Permit No. UP1697 and was certified with the original project. The Project does
not result in any physical changes to the original project. Rather, the Project would
authorize a different operator on Parcel 2 than what was originally approved, therefore, all
impacts of the operation of a tennis club were fully analyzed by EIR038.
2. Additionally, this Project is exempt from the California Environmental Quality Act (“CEQA”)
under Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential
to have a significant effect on the environment.
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3. The Class 1 exemption allows for the operation, repair, maintenance, permitting,
leasing, licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving negligible or no expansion
of existing or former use. Use Permit No. UP1697 was approved by the Planning
Commission, authorizing the construction of total of 16 tennis courts (15 regular courts and
one tennis ball machine court), an approximately 8,100-square-foot, two-level tennis
clubhouse consisting of restrooms and locker rooms, lounges, offices, and snack and
apparel shops on Parcel 1 and Parcel 2. Additionally, 78 parking spaces were provided in
an on-site surface parking lot located on Parcel 2, which accommodated the clubhouse
and all tennis courts. on Parcel 1 and Parcel 2 were owned by The Irvine Company. The
Staff Approval authorizes a new operator for six existing tennis courts for tennis play
and instruction with hours of operation within the time frames authorized by Use Permit
No. 1693. Therefore, the Project is also categorically exempt under Section 15301.
SECTION 3. REQUIRED FINDINGS.
Pursuant to Section 20.54.070 (Changes to an Approved Project) of the NBMC, the Community
Development Director may authorize minor changes to an approved site plan, architecture, or
the nature of the approved use without a public hearing and waive the requirement for a new
use permit application. In this case, the Community Development Director has determined that
the new club operator is in substantial conformance with Use Permit No. UP1697 based upon
the following findings and facts in support of such findings:
Finding:
A. Are consistent with all applicable provisions of this Zoning Code.
Facts in Support of Finding:
1. The Property is located in the Parks and Recreation (PR) Zoning District, which is intended
to provide for areas appropriate for land used or proposed for active public or private
recreational use. A tennis club is a listed example of an allowed use within the PR Zoning
District. The six existing tennis courts on Parcel 2 are part of the tennis club originally
authorized by Use Permit No. UP1697.
2. A new operator on Parcel 2 does not conflict with the allowances of Use Permit No.
UP1697, as the courts will continue to be used for tennis play and instruction. As
conditioned, no pickleball is permitted on any courts as a part of the new operation.
Adequate and available parking for both the Project and Palisades is also included as a
condition of approval.
3. Although the original tennis club was approved with 78 on-site spaces, subsequent re-
striping of the parking lot has resulted in a 72-space parking lot which exists today. The
Applicant is proposing for all 72 on-site parking spaces to be dedicated to the use of both
tennis clubs, as well as an additional six parking spaces minimum located on the Hyatt
parking lot. Overall, the Applicant is proposing a minimum of 78 parking spaces, a majority
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which are Parcel 2, to be provided for both tennis club operators, which is in substantial
conformance to Use Permit No. UP1697.
Finding:
B. Do not involve a feature of the project that was a basis for or subject of findings or
exemptions in a negative declaration or Environmental Impact Report for the project.
Facts in Support of Finding:
1. Environmental Impact Report No. EIR038, fully analyzed environmental impacts
associated with the construction of the tennis club, clubhouse, associated parking, etc. and
its potential impact on human resources, geologic hazards, flooding, ground water, noise,
air resources, vegetation and animal life, traffic, and public recreational facilities. The EIR
was certified contemporaneous with approval of Use Permit No. UP1697 and concluded
that the tennis club did not have a significant effect on the environment.
2. There are no physical changes proposed by the Project. The Project proposes a new
operator for six of the existing 16 tennis courts on Parcel 2, separately from the existing
Palisades Tennis Club on Parcel 1. Since there is no change in use of the tennis courts,
the hours of operation are consistent with the original approval, and parking would still
be provided to both Parcel 1 and Parcel 2, there are no features of the project that can
potentially affect the environment.
3. The findings set forth in SECTION 2 (CALIFORNIA ENVIRONMENTAL QUALITY ACT
DETERMINATION) are incorporated herein by reference.
Finding:
C. Do not involve a feature of the project that was specifically addressed or was the subject
of a condition(s) of approval for the project or that was a specific consideration by the
applicable review authority in the project approval.
Facts in Support of Finding:
1. The proposed change of operator on Parcel 2 does not involve a feature that was
specifically conditioned or addressed by Use Permit No. UP1697. The Champions Club
is proposing to operate between 8 a.m. to 8:30 p.m., daily, which are within the
conditioned hours of operation (7 a.m. to midnight, daily).
2. There are no physical changes proposed by the Project. Any future changes are subject
to building permits and a potential amendment to Use Permit No. UP1697.
3. Additional conditions of approval for the club have been included as a part of this Staff
Approval to ensure that the existing tennis use does not expand or change where it
would become inconsistent with Use Permit No. UP1697.
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Finding:
D. Do not result in an expansion or change in operational characteristics of the use.
Facts in Support of Finding:
1. Fact A.2 is hereby incorporated by reference.
2. Fact C.2 is hereby incorporated by reference.
The following facts in support of findings support that the Director’s decision proceeded in the
manner required by law, was not an abuse of discretion and was supported by the findings and
the findings are not supported by the evidence, did not violate the California Environmental
Quality Act, and considered the relevant provisions of the Coastal Act:
Finding:
E. The Staff Approval Proceeded in a Manner Required by Law.
Facts in Support of Finding:
1. A staff approval by the Community Development Director was appropriate for the
request of a different operator on six of the existing tennis courts. The findings required
by Section 20.54.070 (Changes to an Approved Project) were addressed in the
approved Staff Approval. Section 20.54.070 does not require a public hearing.
Therefore, the Staff Approval was not noticed to the public.
2. The request does not authorize a new use, new development, or a change of the existing
use; instead, it allows a new and separate operator to continue the existing use given
the changed lease agreements.
Finding:
F. The Staff Approval was not abuse of discretion and are supported by the evidence.
Fact in Support of Finding:
1. The recitals above and facts in support of findings A through D above are incorporated
herein by reference.
Finding:
G. The Staff Approval complies with CEQA.
Fact in Support of Finding:
1. SECTION 2 (CALIFORNIA ENVIORNMENTAL QUALITY ACT DETERMINATION) and
Finding B are incorporated herein by reference.
19
Planning Commission Resolution No. PC2023-034
Page 6 of 8
Finding:
H. The Staff Approval complies with the California Coastal Act.
Fact in Support of Finding:
1. No new development or change in the existing intensity of use is authorized. Instead, a
continuation of the existing use is authorized. The Coastal Act requirement for a Coastal
Development Permit is not justified as no new development will occur.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15301
under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
2. The Planning Commission of the City of Newport Beach hereby upholds the Community
Development Director’s approval of the Staff Approval (PA2023-0138), subject to the
conditions outlined in Exhibit “A,” which is attached hereto and incorporated by reference.
The conditions of approval in Exhibit “A” are in addition to the conditions of approval set
forth in Use Permit No. UP1697.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk by the
provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code.
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Planning Commission Resolution No. PC2023-034
Page 7 of 8
PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF OCTOBER, 2023.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Curtis Ellmore, Chair
BY:_________________________
Tristan Harris, Secretary
21
Planning Commission Resolution No. PC2023-034
Page 8 of 8
EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
1. The development shall be in substantial conformance with the approved site plan and floor
plan stamped and dated with the date of this approval (except as modified by applicable
conditions of approval).
2. All applicable conditions of approval for Use Permit No. UP1697 shall remain in effect.
3. All parking located within Parcel 2 of Resubdivision No. 413 shall available for tennis club
use per the approved plans. A minimum of 78 spaces shall be available for use within
Parcel 2 of Resubdivision No. 413 and the adjacent hotel property per the approved plans.
4. Any special events for the tennis clubs shall be coordinated with the Hyatt Regency Hotel
to avoid potential issues with parking.
5. Members of the Tennis Club on Parcel 2 shall have access to restroom facilities at the
Hyatt Regency Hotel.
6. There shall be no pickleball activities of any kind within the tennis clubs unless an
amendment to the use permit is approved.
7. The Community Development Director may add to or modify conditions to this staff
approval or revoke this staff approval upon determination that the operations, which is the
subject of this staff approval, causes injury, or is detrimental to the public health, safety,
peace, or general welfare of the community or if the property is operated or maintained so
as to constitute a public nuisance.
8. 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 The Champions Club including, but not
limited to, a staff approval under PA2023-0138. This indemnification shall include, but
not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees,
and other expenses incurred in connection with such claim, action, causes of action, suit
or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing
such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The Applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
22
Attachment No. PC 2
Director’s Staff Approval PA2023-0138 (No
Attachments)
23
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COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
COMMUNITY DEVELOPMENT DIRECTOR ACTION LETTER
Subject: The Champions Club (PA2023-0138)
▪ Staff Approval
Site Location 1107 Jamboree Road
Applicant Champion Management Group, Inc.
Legal Description Parcel 2 of Resubdivision No. 413
On August 3, 2023, the Community Development Director approved a staff approval
authorizing a new operator, Champion Management Group Inc. (“Applicant”), to operate six
existing tennis courts located on Parcel 2 of Resubdivision No. 413 (“Property”) under the
name “The Champions Club”. These six (6) courts were previously a part of the Palisades
Tennis Club, which will continue to separately operate the ten (10) existing tennis courts and
clubhouse located on Parcel 1 of Resubdivision No. 413. The Community Development
Director finds that the change in operator for the six (6) courts on Parcel 2 to be in substantial
conformance with the previously approved Use Permit No. UP1697.
LAND USE AND ZONING
• General Plan Land Use Plan Category: PR (Parks and Recreation)
• Zoning District: PR (Parks and Recreation)
• Coastal Land Use Category: PR (Parks and Recreation)
• Coastal Zoning District: PR (Parks and Recreation)
BACKGROUND
On October 4, 1973, Use Permit No. UP1697 was approved by the Planning Commission,
authorizing the construction of a private tennis club with lighted tennis courts, known as the
John Wayne Tennis Club at the time. At the time of the approval, both Parcel 1 and Parcel
2 were owned by The Irvine Company. A vicinity map (Attachment No. CD 1) and the parcel
map for Resubdivision No. 413 (Attachment No. CD 2) has been to demonstrate the layout
of the parcels.
The approval included a total of 16 tennis courts (15 regular courts and one (1) tennis ball
machine court), an approximately 8,100-square-foot, two (2)-level tennis clubhouse
consisting of restrooms and locker rooms, lounges, offices, and snack and apparel shops.
Additionally, 78 parking spaces were provided in an on-site surface parking lot located on
Parcel 2, which accommodated the clubhouse and all tennis courts. Parcel 1 does not
include parking. Since both parcels were solely operated by the John Wayne Tennis Club,
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The Champions Club (PA2023-0138)
August 4, 2023
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Tmplt: 07/25/19
the parking was intended to be provided for all 16 courts. UP1697 limited the hours of
operation for the club to the hours of 7 a.m. to midnight, daily. All conditions of approval are
included in Attachment No. CD 3.
Subsequent to the approval of UP1697, the John Wayne Tennis Club began operations in
1974. In 1995, the change of ownership led to the change of name to the Palisades Tennis
Club. Parcel 1 and Parcel 2 have become separately owned, with Parcel 2 being owned in
common with the Hyatt Regency Hotel.
PROPOSED CHANGES
The Applicant is proposing to operate the six (6) existing tennis courts on Parcel 2 for tennis
play and instruction, under the name “The Champions Club.” The operation is separate from
the Palisades Tennis Club, which will remain in operation on Parcel 1 with ten (10) existing
courts. The Applicant is proposing hours of operation between 8 a.m. to 8:30 p.m., daily.
Pickleball of any form is strictly prohibited at the club unless an amendment is filed for a new
use permit (Condition of Approval No. 6).
Since the on-site parking lot is located on Parcel 2, the property owner has provided
confirmation that parking will continue to be provided to members of the Palisades Tennis
Club (Attachment No. CD 5). This has been included as Condition of Approval No. 3 as a
part of this Staff Approval.
As previously stated, Parcel 2 is owned in common with the Hyatt Regency Hotel. Therefore,
the Champions Club will have affiliation with the hotel. In addition to the on-site parking lot,
the club will have the exclusive use of 43 parking spaces located on the adjacent hotel
parking lot, as well as access to overflow parking spaces for special events on an as-needed
basis. Hotel members will have fee-based access to the club facilities. Members of the club
will have access to the hotel’s restroom facilities. Since the clubhouse and restrooms are
located within the Palisade’s property, members of the Champions Club will not have access
to Palisade’s facilities.
No physical improvements are proposed for the Applicant’s request to continue tennis
operations. Any future changes or improvements to the club will require further review by
City staff and may require additional entitlements and/or building permits.
FINDINGS
Pursuant to Section 20.54.070 (Changes to an Approved Project) of the Newport Beach
Municipal Code (NBMC), the Community Development Director may authorize minor
changes to an approved site plan, architecture, or the nature of the approved use without
a public hearing, and waive the requirement for a new use permit application. In this case,
the Community Development Director has determined that the new club operator is in
substantial conformance with UP1697 because the project’s changes:
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The Champions Club (PA2023-0138)
August 4, 2023
Page 3
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Finding:
A. Are consistent with all applicable provisions of this Zoning Code.
Facts in Support of Finding:
1. The Property is located in the Parks and Recreation (PR) Zoning District, which is
intended to provide for areas appropriate for land used or proposed for active public
or private recreational use. A tennis club is a listed example of an allowed use within
the PR Zoning District. The six (6) existing tennis courts on Parcel 2 are part of the
tennis club originally authorized by UP1697.
2. A new operator on Parcel 2 does not conflict with the allowances of UP1697, as the
courts will continue to be used for tennis play and instruction. As conditioned, no
pickleball is permitted on any courts as a part of the new operation. Adequate and
available parking for both the Project and Palisades is also included as a condition
of approval.
Finding:
B. Do not involve a feature of the project that was a basis for or subject of findings or
exemptions in a negative declaration or Environmental Impact Report for the
project.
Fact in Support of Finding:
1. UP1697 included an Environmental Impact Report which discussed the construction
of the tennis club, clubhouse, associated parking, etc. and its potential impact on
human resources, geologic hazards, flooding, ground water, noise, air resources,
vegetation and animal life, traffic, and public recreational facilities. The report
concludes that the tennis club does not have a significant effect on the environment.
2. There are no physical changes proposed. The Applicant is proposing to operate
the six (6) existing courts on Parcel 2, separately from the existing Palisades
Tennis Club on Parcel 1. Since there is no change in use of the tennis courts, there
are no features of the project that can potentially affect the environment,
Finding:
C. Do not involve a feature of the project that was specifically addressed or was the
subject of a condition(s) of approval for the project or that was a specific
consideration by the applicable review authority in the project approval.
Facts in Support of Finding:
1. The proposed change of operator on Parcel 2 does not involve a feature that was
specifically conditioned or addressed by UP1697. The Champions Club is
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The Champions Club (PA2023-0138)
August 4, 2023
Page 4
Tmplt: 07/25/19
proposing to operate within the conditioned hours of operation (7 a.m. to midnight,
daily).
2. There are no physical changes proposed. Any future changes are subject to
building permits and a potential amendment to UP1697.
3. Additional conditions of approval for the club have been included as a part of this
Staff Approval to provide zoning clearance for the new use.
Finding:
D. Do not result in an expansion or change in operational characteristics of the use.
Facts in Support of Finding:
1. Fact A.2 is hereby incorporated as reference.
2. Fact C.2 is hereby incorporated as reference.
CONDITIONS
1. The development shall be in substantial conformance with the approved site plan
and floor plan stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
2. All applicable conditions of approval for Use Permit No. UP1697 shall remain in
effect.
3. Adequate parking for the Palisades Tennis Club of Parcel 1 shall be provided on the
Hyatt Regency Hotel property.
4. Any special events for the Tennis Club on Parcel 2 shall be coordinated with the
Hyatt Regency Hotel to avoid potential issues with parking.
5. Members of the Tennis Club on Parcel 2 shall have access to restroom facilities at
the Hyatt Regency Hotel.
6. There shall be no pickleball activities of any kind within the Tennis Club on Parcel 2.
7. The Community Development Director may add to or modify conditions to this staff
approval, or revoke this staff approval upon determination that the operations, which
is the subject of this staff approval, causes injury, or is detrimental to the public health,
safety, peace, or general welfare of the community or if the property is operated or
maintained so as to constitute a public nuisance.
8. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
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The Champions Club (PA2023-0138)
August 4, 2023
Page 5
Tmplt: 07/25/19
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 the
The Champions Club including, but not limited to, a staff approval under PA2023-
0138. This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorney’s fees, and other expenses incurred
in connection with such claim, action, causes of action, suit or proceeding whether
incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions
set forth in this condition. The Applicant shall pay to the City upon demand any
amount owed to the City pursuant to the indemnification requirements prescribed
in this condition.
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community
Development or City Clerk, as applicable, within fourteen (14) days following the date the
action or decision was rendered. For additional information on filing an appeal, contact the
Planning Division at 949-644-3200.
Prepared by:
____________________
David S. Lee
Senior Planner
Approved by:
Assistant City Manager
JM/dl
Attachments:
CD 1 Vicinity Map
CD 2 Parcel Map for Subdivision No. 413
CD 3 Use Permit No. UP1697
CD 4 Applicant’s Project Description
CD 5 Correspondence from Property Owner Regarding Parking
CD 6 Project Plans
29
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Attachment No. PC 3
Appeal Application
31
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33
34
Newmeyer & Dillion LLP
895 Dove Street
Fifth Floor
Newport Beach, CA 92660
949 854 7000
Michael W. Shonafelt
Michael.Shonafelt@ndlf.com July 18, 2023
VIA EMAIL
Seimone Jurjis
Community Development Director
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
sjurjis@newportbeachca.gov
Re: Palisades Tennis Club: Proposal to Convert Tennis Courts
Dear Mr. Jurjis,
This office represents Tom Duddy, a member of the Palisades Tennis Club (“Tennis
Club”), which operates the 15 tennis courts, clubhouse and related facilities at or near
the premises of the Hyatt Regency (“Hyatt”) at 1171 Jamboree Road in the City of
Newport Beach (“City”).
It is our understanding that a proposal has been presented to Hyatt to convert at least
six of the Tennis Club’s courts to make way for 18 to 24 pickleball courts and displace a
number of parking spaces currently used for the tennis courts. We further understand
that the Tennis Club operates under a 1973 conditional use permit (“UP1697”), which
runs with the land and has expressly authorized the ongoing uses of the Tennis Club,
including the 15 tennis courts on site, for some 50 years now. The uses authorized by
UP1697 are very specific, and the environmental review, findings and conditions of
approval for UP1697 are tightly tailored to the number of courts allowed (15), the uses
of the courts (exclusively tennis), and the specific amenities and features of the Tennis
Club.
The proposed conversion of six tennis courts to pickleball will result in obvious
disruptions to the time-honored uses approved by the City for this site. Because it will
allow as many as four courts of play to each tennis court, it will significantly increase the
intensity of use and increase impacts on parking, traffic, light and noise, not to mention
the character of the activities at the Tennis Club. As just one example, the Tennis Club
is currently parked based on a four space-per-court ratio. The proposed conversion will
result in a fourfold increase in demand on those limited spaces.
35
Seimone Jurjis
Community Development Director
City of Newport Beach
July 18, 2023
Page 2
9999.MWS / 15244732.1
Las Vegas | Newport Beach | Walnut Creek
newmeyerdillion.com
At a minimum, the proposed conversion will require a material revision or amendment to
UP1697. Additionally, because the Tennis Club lies within the City’s Coastal Zone, and
because the City’s Local Coastal Program requires a Coastal Development Permit for
any kind of “development” as broadly defined in the Coastal Act, the conversion will
have to proceed through some sort of Coastal Development Permit (“CDP”) review and
approval. (See, e.g., Pub. Resources Code, § 30106 [defining “development” in the
Coastal Act].) Any amendment to UP1697 and any CDP review would, presumably, be
discretionary in nature and therefore would require review in a public hearing with
administrative appeals, along with appropriate analysis or exemption from the California
Environmental Quality Act. (See, e.g., City of Newport Beach Municipal Code, §
20.52.020 [describing discretionary character of use permits].)
While we are sensitive to the community benefits that a vibrant range of sporting
opportunities brings to the City, we also are interested in ensuring that any such
proposals proceed through the required public review process. We look forward to
participating in that process as it proceeds.
If you have any question concerning this letter, please do not hesitate to call us.
Very truly yours,
Michael W. Shonafelt
cc: James Campbell, Deputy Director, Community Development
(jcampbell@newportbeachca.gov)
Aaron C. Harp, Esq., City Attorney (aharp@newportbeachca.gov)
Eric Davidson, Manager, Palisades Tennis Club
(edavidson@breakerstennis.com)
Annie Painting, General Manager, Hyatt Corporation (annie.painting@hyatt.com)
George Kallins (Gkallins@mac.com)
Michael McClellan, Esq., Newmeyer & Dillion LLP (Michael.McClellan@ndlf.com)
36
Attachment No. PC 4
Correspondence from Property Owner
Regarding Parking
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From: Murillo, Jaime
Sent: August 01, 2023 7:55 AM
To: Lee, David
Subject: FW: Hyatt Regency Newport Beach - Tennis Court Sublease
From: Gary Stougaard <gstougaard@chelseahp.com>
Sent: August 01, 2023 2:14 AM
To: Murillo, Jaime <JMurillo@newportbeachca.gov>
Cc: Matsler, Sean <SMatsler@coxcastle.com>
Subject: Hyatt Regency Newport Beach - Tennis Court Sublease
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Mr. Murillo –
My name is Gary Stougaard and I am the Owners Representative for WCP Newport LLC, the owner of
the Hyatt Regency Newport Beach Hotel.
As you are aware, we are currently finalizing a sublease agreement with Champion Management Group
(“CMG”) for the use of the six tennis courts located on the land which WCP Newport LLC leases from
JGKallins Investments Newport, LLC.
CMG plans to covert these courts for future Pickleball use, but have applied to the City of Newport
Beach for an interim use agreement for their continued use as tennis courts.
While we finalize the terms of this agreement and related parking facilities with CMG, the purpose of
this correspondence is to confirm that we will also provide interim access to on-site parking to Palisades
Tennis Club members while negotiations proceed on a new parking lease with the Palisades Tennis Club.
Please contact me directly if you have any questions or I can provide any additional information relative
to our agreement with CMG and the status of our negotiations with Palisades for future parking for Club
members.
I can be reached anytime at (619) 709-4461.
Thank you,
Gary Stougaard
Authorized Representative WRC Newport LLC.
Gary A. Stougaard
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Attachment No. PC 5
Parcel Map for Subdivision No. 413
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Attachment No. PC 6
Use Permit No. UP1697
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Attachment No. PC 7
Environmental Impact Report No. 73-038
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Attachment No. PC 8
Project Plans
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10'-1/2"Planted Area Planted Area
Planted Area 59'-11 1/2"60'-1/2"59'-11 3/4"130'-1"Drive Aisle
120'-0"
Tennis Parking (35 Angled Stalls)Hyatt Regency DrivePlanted Area
Hyatt ValetParking Area
Planted AreaHyatt ValetParking AreaHyatt Regency Drive
Planted AreaSidewalkSidewalk TennisParking(3 Stalls)Golf Parking
(7 Stalls)
Tennis Parking
(4 Stalls)NExhibit A
Parking
Tennis Parking
Hyatt Valet Parking
Golf Parking
ValetONLY
Entrance
Drive Aisle
N.T.S.Hyatt Valet Parking28'-3"Tennis Parking (37 Stalls)
Drive Aisle
Drive Aisle
Hyatt Valet
Parking AreaHyatt Valet Parking(Tennis parking area to serve Champion Tennis Club and,
subject to negotiation of a lease, Palisades Tennis Club)
99
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Attachment No. PC 9
Public Correspondence
101
INTENTIONALLY BLANK PAGE102
From: pmchrist@earthlink.net
Sent: August 17, 2023 5:20 PM
To: Lee, David
Subject: The Pickleball Club's move to the Palisades Tennis Club
Importance: High
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Hello David,
As a member of the Granville ?Community Association’s Board of Directors, I have been
asked to comment on Granville’s relationship with the Pickleball Club’s operations relative to
the Pickleball Club’s proposed move to Courts 1 thru 6 at the Palisades Tennis Club.
It can be noted that Granville’s experience with the Pickleball Club has been less than
satisfactory:
The following examples describe this conclusion:
1) The City of Newport Beach Recreation Department Permit #SERSS2023-0091 issued on
06/23/2023 describes on Page 2 the necessity to notify Community
Associations/Businesses of a pending Pickleball tournament thirty (30) days in
advance.
I can assure you that during several years that the Pickleball Club has conducted
tournaments, no advance notice was ever given.
2) Noise Complaints – I personally have made innumerable calls to the City’s Code
Enforcement and Police Depts. when the tournament directors cause excessive noise to
occur.
A typical example has been the amplified sound directing players to proceed to one
court or another as play progressed.
Another example has been the frequent playing of a loud monotowns drum beat as the
day progresses, I was never sure of the purpose of the drum beat but it was consistently
Annoying to Granville residents.
3) On site contact- With rare exception, this requirement has largely been ignored. On the
few occasions where someone at the Pickleball Club answered my phone call, I was
assured that I would receive a return call from a Club Manager and this never
happened.
Although additional comments can be noted, I suggest that the above information provides
sufficient background for the City’s evaluation of the Pickleball Club’s application for courts 1
thru6 at the Palisades Tennis Club.
103
Thank you, David, for taking the time to read my evaluation and please forward this to the
appropriate people who may be interested in my comments.
Best regards,
Paul Christ
940-212-8426
104
To: Newport Beach Planning Commission
From: Ken Montgomery (kentennis@cox.net) 949-231-0846 cell
Subject: Conversion of Palisades Tennis Club into 2 Private Tennis Clubs - Appeal of Changes to Use
Permit 1697
Date: October 3, 2023
I am asking the Newport Beach Planning Commission to reject the proposal to convert the 16 court
Palisades Tennis Club into 2 private clubs, a 6 court club and a 10 court club. The staff report states that
no physical improvements would be made as part of this proposal. The report also has the 2 clubs
sharing the parking lot that has been used by Palisades Tennis club exclusively for the last 50 years.
These 2 “conditfons” will lead to:
1) A private tennis club that has no practfcal access to get to the 6 courts for members or guests
2) Noncompliance with the ADA
3) A parking situatfon that won’t work for either Palisades or Champions.
By way of my background, I am the retfred Director of Public Works/City Engineer for the City of Laguna
Niguel (18 years). I served in the same positfons for the Citfes of Redondo Beach and Norwalk. For 40
years I reviewed private development plans and made access recommendatfons to the Planning
Commissions. I retfrement, I am the Chair of the Irvine Transportatfon Commission. Our commission
reviews traffic access to proposed private developments and makes recommendatfons to the Planning
Commission. I am also a Tennis Umpire. I have umpired tennis events at dozens of tennis clubs all over
Southern California over the last 2 decades.
Splitting Palisades TC into 2 clubs sounds simple enough, but it is anything but simple. Here are the 3
problems that I see that should be enough reason to not approve the conversion of Palisades TC into 2
Private Tennis Clubs.
ACCESS: Courts 1 through 6 were accessed through the Palisades Club House and then through the
outdoor patfo, just like the other 10 court are accessed. Under the 2 club plan with no improvements
antfcipated, there is only one access point to the 6 Courts. That is a pedestrian gate to Court 3 leading
directly to the back of Court 3. This gate is in the landscaped area adjacent to the parking lot. You would
have to eliminate at least one parking space to create an entrance. If this is the only entrance to the 6
court club, you would not be able to play tennis on that court with people constantly walking back and
forth the back of Court 3 to get to the central corridor so they could access the other 5 courts. Plus,
having the main entrance to a busy facility positfoned between parking cars is really poor planning,
certainly not up to Newport Beach standards.
The only realistfc access point for the Champions Club would be to create a large attractfve entry by
eliminatfng Court 4 and having people enter Court 4 near the golf course starters shack. Eliminatfng
Court 4 would provide enough room to build a check-in facility, restrooms, a players viewing and waitfng
area, a rebound wall for warming up, bicycle parking - things that a normal private tennis club would
offer its members, but you are down to 5 courts. By splitting Palisades into 2 clubs, you will lose a court.
105
ADA ACCESS. The conversion of Court 4 into an entry plaza would give them wheelchair access to just
Court 3. I doubt if this would comply with ADA requirements which would be triggered by the creatfon of
a new tennis club. Creatfng ADA access all the way down to Court 1 would require a considerable
amount of constructfon as the 2 long raised viewing platiorms would have to be removed and replaced
by a walkway. Palisades TC has excellent wheelchair access for playing, viewing and dining and to the
locker rooms.
PARKING: The parking plan for this 2 club proposal keeps changing. The latest plan has the 2 clubs
sharing the 72 spaces used by Palisades now. The original 1973 parking plan required 78 parking spaces
for the 16 court club. That number was developed based on some incorrect tennis club parking
assumptfons. Thus the thinking is that if 78 parking spaces are provided for 16 courts, that should be
adequate even if there are 2 separate clubs using those 78 spaces.
The problem with that thinking is that the 78 parking spaces (later restriped to 72) was not enough for
the 16 court Palisades TC on all Saturdays, most Sundays and whenever there was a special event, like a
club party. To manage the overflow parking, Palisades used “managed parking” on the busy days. The
club was able to park over 100 cars using managed parking. This required a staff member to be out in the
parking lot moving cars around all day and often into the evening. The parking attendant knew the
driver was a Palisades member as their car had a Palisades parking permit on the windshield. If 2 clubs
are sharing a “managed parking” situatfon, it’s not likely to work unless the 2 clubs have a close working
relatfonship, which is not likely.
FINAL THOUGHTS: Palisades TC is the elite tennis club in Orange County. The club hosts 2 prestfgious
tournaments every year that brings in many visitors and many hotel nights and restaurant sales. The new
5 Court Club wouldn’t even be as good as many Homeowners Tennis Clubs in the area. Why divide a first
class tennis club into a good but small Palisades and a tennis club too small to justffy the staff needed to
manage it. And having to walk all the way to the Hotel restrooms is just not workable. That would put a
10 minute delay to your match.
I urge you to deny the request to create 2 tennis clubs at this locatfon.
106
From: Jurjis, Seimone
Sent: October 09, 2023 8:58 AM
To: Lee, David
Subject: FW: PROTECT PALISADES NOW
Follow Up Flag: Follow up
Flag Status: Flagged
Seimone Jurjis
Assistant City Manager /
Director of Community Development
Community Development Department
Office: 949-644-3282 100 Civic Center Drive
Newport Beach, CA 92660
From: Michael Stuhley <mstuhley@formtran.com>
Sent: October 07, 2023 4:18 PM
To: planningcommissioners@newportbeachca.gov
Cc: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6
tennis courts with the pickleball operator at the Newport Beach Country Club. We are not opposed to
pickleball. We have learned from your October 22, 2022 city council meeting that one of TTC’s landlords
testified that he should be replaced for financial and operational reasons. I am opposed to a pickleball
operation at Palisades with no city permits. Please require any pickleball operator at Palisades to have a
city approved permit that details restroom use, parking, and other operational details. We don’t want a
line of porta-potties at our Club or cars parking on Jamboree Road. Our members and ownership have
invested in Palisades to make it a top-rated facility.
Mike Stuhley
mstuhley@formtran.com
Cell: 714-402-5526
204 Main Street #571
107
From: Jurjis, Seimone
Sent: October 09, 2023 8:58 AM
To: Lee, David
Subject: FW: PROTECT PALISADES NOW
Follow Up Flag: Follow up
Flag Status: Flagged
Seimone Jurjis
Assistant City Manager /
Director of Community Development
Community Development Department
Office: 949-644-3282
100 Civic Center Drive
Newport Beach, CA 92660
-----Original Message-----
From: C. McCaa LaRoche <cissymccaa@gmail.com>
Sent: October 08, 2023 10:06 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6
tennis courts with the pickleball operator at the Newport Beach Country Club. We are not opposed to
pickleball. We have learned from your October 22, 2022 city council meeting that one of TTC’s landlords
testified that he should be replaced for financial and operational reasons. I am opposed to a pickleball
operation at Palisades with no city permits. Please require any pickleball operator at Palisades to have a
city approved permit that details restroom use, parking, and other operational details. We don’t want a
line of porta-potties at our Club or cars parking on Jamboree Road. Our members and ownership have
invested in Palisades to make it a top-rated facility.
108
[[Cissy LaRoche ]]
Sent from my iPhone
109
From: Jurjis, Seimone
Sent: October 09, 2023 8:58 AM
To: Lee, David
Subject: FW: PROTECT PALISADES NOW
Follow Up Flag: Follow up
Flag Status: Flagged
Seimone Jurjis
Assistant City Manager /
Director of Community Development
Community Development Department
Office: 949-644-3282 100 Civic Center Drive
Newport Beach, CA 92660
From: Bob and Pat <rjonesirv@aol.com>
Sent: October 08, 2023 3:19 PM
To: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear Mayor Blom and City Council Members,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6 tennis
courts with the pickleball operator at the Newport Beach Country Club. We are not opposed to pickleball. We have
learned from your October 22, 2022 city council meeting that one of TTC%2��s landlords testified that he should
be replaced for financial and operational reasons. I am opposed to a pickleball operation at Palisades with no city
permits. Please require any pickleball operator at Palisades to have a city approved permit that details restroom
use, parking, and other operational details. We don%2��t want a line of porta-potties at our Club or cars parking
on Jamboree Road. Our members and ownership have invested in Palisades to make it a top-rated facility.
Bob Jones
Sent from AOL on Android
110
From: Jurjis, Seimone
Sent: October 09, 2023 8:57 AM
To: Lee, David
Subject: FW: PROTECT PALISADES NOW
Follow Up Flag: Follow up
Flag Status: Flagged
Seimone Jurjis
Assistant City Manager /
Director of Community Development
Community Development Department
Office: 949-644-3282
100 Civic Center Drive
Newport Beach, CA 92660
-----Original Message-----
From: Michael Peltz <msap224@gmail.com>
Sent: October 07, 2023 2:56 PM
To: planningcommissioners@newportbeachca.gov
Cc: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6
tennis courts with the pickleball operator at the Newport Beach Country Club. We are not opposed to
pickleball. We have learned from your October 22, 2022 city council meeting that one of TTC’s landlords
testified that he should be replaced for financial and operational reasons. I am opposed to a pickleball
operation at Palisades with no city permits. Please require any pickleball operator at Palisades to have a
city approved permit that details restroom use, parking, and other operational details. We don’t want a
line of porta-potties at our Club or cars parking on Jamboree Road. Our members and ownership have
invested in Palisades to make it a top-rated facility.
111
Michael Peltz
Palisades Tennis Club member
Sent from my iPhone
112
From: Jurjis, Seimone
Sent: October 09, 2023 8:57 AM
To: Lee, David
Subject: FW: PROTECT PALISADES NOW
Follow Up Flag: Follow up
Flag Status: Flagged
Seimone Jurjis
Assistant City Manager /
Director of Community Development
Community Development Department
Office: 949-644-3282
100 Civic Center Drive
Newport Beach, CA 92660
-----Original Message-----
From: Debra last <bubbleslast@yahoo.com>
Sent: October 07, 2023 3:37 PM
To: planningcommissioners@newportbeachca.gov
Cc: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6
tennis courts with the pickleball operator at the Newport Beach Country Club. We are not opposed to
pickleball. We have learned from your October 22, 2022 city council meeting that one of TTC’s landlords
testified that he should be replaced for financial and operational reasons. I am opposed to a pickleball
operation at Palisades with no city permits. Please require any pickleball operator at Palisades to have a
city approved permit that details restroom use, parking, and other operational details. We don’t want a
line of porta-potties at our Club or cars parking on Jamboree Road. Our members and ownership have
invested in Palisades to make it a top-rated facility.
113
[[FIRSTNAMELASTNAME OR RESIDENT]]
Sent from my iPhone
114
From: Jurjis, Seimone
Sent: October 09, 2023 8:57 AM
To: Lee, David
Subject: FW: PROTECT PALISADES NOW
Follow Up Flag: Follow up
Flag Status: Flagged
Seimone Jurjis
Assistant City Manager /
Director of Community Development
Community Development Department
Office: 949-644-3282
100 Civic Center Drive
Newport Beach, CA 92660
-----Original Message-----
From: Kim Vieira <kimtpcs@me.com>
Sent: October 07, 2023 3:53 PM
To: planningcommissioners@newportbeachca.gov
Cc: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6
tennis courts with the pickleball operator at the Newport Beach Country Club. We are not opposed to
pickleball. We have learned from your October 22, 2022 city council meeting that one of TTC’s landlords
testified that he should be replaced for financial and operational reasons. I am opposed to a pickleball
operation at Palisades with no city permits. Please require any pickleball operator at Palisades to have a
city approved permit that details restroom use, parking, and other operational details. We don’t want a
line of porta-potties at our Club or cars parking on Jamboree Road. Our members and ownership have
invested in Palisades to make it a top-rated facility.
Hyatt pickle ball takeover a travesty.
115
Kim Vieira
Member of John Wayne and Palisades tennis club.
Born and raised in N B
911 W Bay
N B
[]]
Sent from my iPad
116
From: Jurjis, Seimone
Sent: October 09, 2023 8:58 AM
To: Lee, David
Subject: FW: PROTECT PALISADES NOW
Follow Up Flag: Follow up
Flag Status: Flagged
Seimone Jurjis
Assistant City Manager /
Director of Community Development
Community Development Department
Office: 949-644-3282
100 Civic Center Drive
Newport Beach, CA 92660
-----Original Message-----
From: Hellene Thurston <hellene.thurston@sbcglobal.net>
Sent: October 07, 2023 4:11 PM
To: planningcommissioners@newportbeachca.gov
Cc: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6
tennis courts with the pickleball operator at the Newport Beach Country Club. We are not opposed to
pickleball. We have learned from your October 22, 2022 city council meeting that one of TTC’s landlords
testified that he should be replaced for financial and operational reasons. I am opposed to a pickleball
operation at Palisades with no city permits. Please require any pickleball operator at Palisades to have a
city approved permit that details restroom use, parking, and other operational details. We don’t want a
line of porta-potties at our Club or cars parking on Jamboree Road. Our members and ownership have
invested in Palisades to make it a top-rated facility.
Hellene Thurston
117
118
119
120
121
INTENTIONALLY BLANK PAGE122
Attachment No. PC 10
Applicant Response to Correspondence
123
INTENTIONALLY BLANK PAGE124
David,
Thank you for providing me with the letter from Mr. Montgomery. I respect his concerns about
the changes to the Palisades Tennis Club and have responded to them below:
1. Access – Mr. Montgomery correctly notes that the proposed access to Champion
Management Group’s (CMG) six tennis courts is through an existing pedestrian gate to
Court 3, which is the southeastern most court. Mr. Montgomery refers to this
pedestrian gate as “poor planning” and “not up to Newport Beach standards.” This gate
was originally installed by Palisades’ former owner many years ago in order to facility
ADA access to the tennis courts. It was a good idea then, and it’s a good idea now. If
Mr. Montgomery believes alternative access to be more appropriate, I would ask for his
help facilitating CMG access through the Palisades’ tennis club property, which is how
Courts 1-6 operated when they were under Palisades control. To date, Palisades has not
been interested in continuing that arrangement. However, it seems that solution would
address many of Mr. Montgomery’s access concerns. Mr. Montgomery’s other
technical questions regarding ADA access to CMG’s courts will be addressed through the
City’s plan check process as necessary given that the pending proposal is simply to
operate a tennis use on existing tennis courts. CMG will fully comply with all applicable
ADA requirements and has the cooperation of the property owner, WRC Newport LLC,
in the event additional or alternative ADA access.
2. Parking – Mr. Montgomery’s comments about Palisades existing parking arrangement
raise more questions about Palisades’ operation than CMG’s operation. Mr.
Montgomery states that “Palisades used ‘managed parking’ on the busy days. The club
was able to park over 100 cars using managed parking. This required a staff member to
be out in the parking lot moving cars around all day and often into the evening.” As you
know, in Newport Beach valet parking operations typically require a Parking
Management Plan (NBMC Sections 20.40.110, 21.40.110), which Palisades has not
secured.
Conspicuously absent from Mr. Montgomery’s letter is the single most important fact
about parking: Palisades neither owns nor holds any lease to serve its own parking
needs. All of Palisades required parking is on leased land from WRC Newport LLC. Use
Permit 1697, which authorized Palisades’ use in 1973, contemplated that 78 parking
spaces to serve Palisades would be located on WRC land adjacent to CMG’s Courts 1-6
(highlighted in yellow below) while 200 overflow parking spaces for tournaments would
be provided in WRC’s parking lot adjacent to Back Bay Drive. As of Monday October 9,
2023, WRC terminated Palisades’ right to use the 78 parking spaces. This creates a Use
Permit compliance issue for Palisades because the 200 spaces that Palisades still has
access to were not contemplated in the Use Permit to serve Palisades’ daily needs.
As with the letters received by the City from other Palisades members, I gather that Mr.
Montgomery’s chief concern is not CMG so much as it is the reduction in size of the Palisades
125
Tennis Club. It is unfortunate that Mr. Montgomery has directed his attention to CMG rather
than Palisades’ management, which had the first opportunity to lease CMG’s six courts.
Regards,
Sean
Sean Matsler
direct: 949.260.4652 | mobile: 714.330.0797
smatsler@coxcastle.com | vcard | bio | website
126
5698.101 / 15388829.1
Newmeyer & Dillion LLP
895 Dove Street
Second Floor
Newport Beach, CA 92660
(949) 854-7000
Las Vegas | Newport Beach | Walnut Creek
newmeyerdillion.com
Michael W. Shonafelt
Michael.Shonafelt@ndlf.com October 17, 2023
VIA E-MAIL
Curtis Ellmore, Chair, and Members
City of Newport Beach Planning Commission
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
planningcommission@newportbeachca.gov
Re: The Champions Club Staff Approval Appeal (PA2023-0138)
Dear Chair Ellmore and Members of the Planning Commission:
This office continues to represent Thomas Duddy, a member of the Palisades Tennis
Club (“PTC” or “Palisades”) and the appellant in the above-referenced appeal of the
Community Development Director’s August 3, 2023, approval of Champion
Management Group Inc.’s (“CMG”) request to separately operate six of the 16 existing
tennis courts once operated by Palisades Tennis Club (“Director’s Approval”). This
letter elaborates on some of the bases for the Appeal.
1. Introduction and Background.
As noted in the October 19, 2023, Planning Commission Staff Report (“Staff Report”),
CMG’s pending request for separate operation of the six lower tennis courts arises in
the context of a 1973 planning approval for a single operator to manage an integrated
tennis club with 16 tennis courts (Use Permit UP1697, defined herein as “UP1697”).1
This month, it will be 50 years since the City of Newport Beach Planning Commission
approved UP1697 on October 4, 1973. Operation of a single tennis facility under that
permit has been a stable community feature for the duration of those 50 years.
The Director’s Approval raises more issues than might appear on first review. It
fractures the formerly integrated tennis club, seals off amenities, such as parking,
restrooms and clubhouse features from each facility, potentially gives rise to
interference with reciprocal easement rights and disrupts the letter and spirit of UP1697,
1 Since 1992, the 16 courts have been located on two adjoining parcels, with the nine PTC tennis courts
on the northern parcel (Parcel 1) and the six CMG tennis courts on the southern parcel (Parcel 2).
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
Curtis Ellmore, Chair, and Members
City of Newport Beach Planning Commission
Ocotober 17, 2023
Page 2
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which envisioned a single, comprehensive tennis facility under unified management.
Worse, and as noted in our initial appeal filing, the Director’s Approval proceeds in the
face of a manifest intention to convert the CMG courts into a pickleball facility.
The plan to convert the six CMG courts to a pickleball facility is not a matter of mere
speculation; it is manifest in the record before the Planning Commission. (See August
1, 2023, email from Gary Stougaard to Jaime Murillo, Attachment Four to September
21, 2023, Staff Report, “Correspondence from Property Owner”). Moreover, we
understand that Sean Bolletieri-Abdali, manager of The Tennis Club at Newport Beach
(“TTC”), is backing the pickleball conversion scheme at PTC and will be the operator of
the converted facility at issue here. It is a matter of record that, in or around 2019, Mr.
Bolletieri-Abdali spearheaded the conversion of seven or more TTC tennis courts into
31 pickleball courts without obtaining necessary permits. Mr. Bollettieri-Abdali added
over 1,000 pickleball memberships and conducted as many as 19 pickleball
tournaments at TTC annually.2 It is therefore obvious that the Director’s Approval is the
first step in a sequenced strategy to convert six of PTC’s prior tennis courts into as
many as 24 pickleball courts.
2. Notwithstanding the Assurances of the Staff Report, the Director’s
Approval Did Not Comply with CEQA because It Did Not Consider the
“Whole of the Project.”
By reviewing the pickleball conversion scheme in isolated “bites,” starting with the
Director’s Approval, the City is evading environmental review of the actual project -- a
pickleball facility -- and therefore is in violation of the statutory mandate of the California
Environmental Quality Act (“CEQA”) to review the “whole of the action.” (Public
Resources Code, § 21080; Cal. Code Regs., tit. 14, § 15378.) Put simply, such a
sequenced, “piecemeal” approach masks the actual impacts that ultimately will result
because it proceeds through serial review. As one court observed, “CEQA mandates
that environmental considerations do not become submerged by chopping a large
project into many little ones, each with a minimal potential impact on the environment,
which cumulatively may have disastrous consequences.” (Bozung v. Local Agency
Formation Commission (1975) 13 Cal. 263, 283; City of Santee v. County of San Diego
(1989) 214 Cal.App.3d 1438, 1452.) For that reason, CEQA mandates review of
… the whole of an action which has a potential for resulting
in a physical change in the environment, directly or
ultimately, and includes the activity which is being approved
and which may be subject to several discretionary approvals
by governmental agencies.
2 See https://inpickleball.com/bobby-riggs-racket-and-paddle-club/
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
Curtis Ellmore, Chair, and Members
City of Newport Beach Planning Commission
Ocotober 17, 2023
Page 3
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(McQueen v. Board of Directors (1988) 202 Cal.App.3d 1136, 1143.) While Staff have
opined that this approval does not expressly approve pickleball, and that any such
proposal would be subject to later discretionary review, that does not sidestep the
prohibition on piecemeal review. A narrow, sequenced review of a project results in
the “fallacy of division,” that is, overlooking the overall impact by “separately focusing on
isolated parts of the whole.” (Id., at p. 1144.)
In this case, it is a matter of record that a pickleball conversion multiplies the impacts of
tennis -- at a minimum -- by a factor of four. The impacts are well illustrated by the
transformation of TTC from its historical, genteel tennis club use to the significantly
more impactful pickleball facility that it is today. Moreover, because this project arises in
the Coastal Zone, its impacts require even higher scrutiny and discretionary oversight
through the issuance of a Coastal Development Permit (“CDP”).
For those reasons, the invocation of a Class One CEQA exemption is misplaced here.
While “mere change of ownership,” in and of itself, may be adequate ground for
invoking a CEQA exemption, is not a sufficient ground for invoking a CEQA exemption,
if substantial evidence reveals that the ownership (or management) change is viewed
“too narrowly” and does not consider greater impacts that the change will bring down
the road. (See, e.g., Los Angeles Dept. of Water & Power v. County of Inyo, 67
Cal.App.5th 1018 (2021).)
3. The Fracturing of the Management of the Tennis Courts Already Has Led to
a Refusal to Grant Parking Access to PTC Members.
As noted in the Staff Report UP1697 “requires 78 parking spaces for all tennis
operations.” (Staff Report, at p. 5, emphasis added.) Unfortunately, a dispute over a
significant rent increase for parking has now led to PTC members being physically
barred from access to the only parking lot for both of the clubs, which is located on
“Parcel 2” -- the CMG parcel featuring the six lower tennis courts. Since Monday,
October 9, 2023, PTC members now are forced either to pay for use of the Hotel’s lower
lot or to pay for valet parking services. The rent amount now being demanded
represents a 250 percent increase from the previously offered rate. That is in addition
to a demand that PTC forfeit over $100,000 in lights, nets and other equipment owned
by PTC as a condition for even discussing parking options.
UP1697 runs with both the PTC parcel (Parcel 1) and the CMG parcel (Parcel 2). It is
inextricably tied to both lots. For that very reason UP1697 envisioned a single operation
to fulfill its conditions and utilize its benefits. It cannot be allowed to be ruptured in such
a manner that undermines the continued viability of the entitlement.
The recent physical “ouster” of PTC members from the parking lot is in direct conflict
with the letter and spirit of UP1697, which allows operation of not just the nine PTC
courts on Parcel 1, but also the lower six CMG courts on Parcel 2. It also collides with
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
Curtis Ellmore, Chair, and Members
City of Newport Beach Planning Commission
Ocotober 17, 2023
Page 4
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superior easement rights that Parcel 1 enjoys over Parcel 2, allowing “ingress on,
over or across” Parcel 2.3 We believe those easement rights are in furtherance of
ensuring continued compliance with UP1697 and its express requirement to allow
continued availability of 78 spaces on the Hyatt (Champion) parcel.4 By physically
blocking access to those 78 spaces, Hyatt Regency, the sublessor of Parcel 2, has
upended PTC’s easement rights, prevented fulfillment of UP1697’s conditions of
approval and precluded PTC from being able to enjoy the property rights to which it is
entitled under UP1697.
The recent actions to bar access to parking for PTC’s members also directly collide with
express findings and conditions tied to CMG’s requested staff approval. Among other
things, those findings mandate that “parking would still be provided to both Parcels 1
and Parcel 2.” (See Staff Approval, Resolution No. PC2023-034 (Sept. 21, 2023),
emphasis added.) This requirement is mirrored in the Planning Commission’s draft
findings. (See, Planning Commission Resolution No. PC2023-034, Finding B.2, p 4.) It
therefore appears that Hyatt’s actions may render it impossible to fulfill conditions of
approval and findings of fact for CMG’s own pending staff approval request.
It is important to note that, despite its own easement rights over Parcel 2, and
without waiving those rights, PTC is on record for continuing to make reasonable
payments for the parking spaces at issue. Even after the expiration of the Hyatt
sublease for the six courts, PTC continued to pay -- and Hyatt continued to accept --
rent payments for continued access to the 72 parking spaces. That said, this parking
issue is not merely a private lease dispute; it goes to the heart of (1) whether CMG can
comply with a vital condition of approval to allow PTC continuing access to parking; and
(2) whether UP1697 can continue to be utilized in a viable manner on either parcel.
4. Conclusion.
For the foregoing reasons, the Planning Commission should grant the Appeal, reverse
the Director’s Approval and direct Staff to require submittal of discretionary permit
applications, including a coastal development permit application, for the “project as a
whole.” Otherwise, the public will not have the benefit of the full disclosure required by
CEQA and will be precluded from understanding the full import of the project that is
3 These easements were conveyed in conjunction with the original grant deed creating both Parcel 1 and
Parcel 2 in 1993. (See, e.g., Corporation Grant Deed from the Irvine Company to Russell E. Fluter (Dec.
10, 1993) (“Fluter Grant Deed”).) PTC reserves the right to contend that the easement rights featured in
the Fluter Grant Deed extend to an ongoing right to use parking spaces.
4 As the Staff Report notes, the current number of spaces on Parcel 2 is 72 due to a CMG’s modification
of the site plan for Parcel 2. Staff concludes that the provision of 72 spaces is in substantial conformance
wth UP1697. (Staff Report, p. 5.) We nevertheless reference the original number of parking spaces
envisioned by UP1697.
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
Curtis Ellmore, Chair, and Members
City of Newport Beach Planning Commission
Ocotober 17, 2023
Page 5
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newmeyerdillion.com
actually planned for this property. If the Planning Commission is inclined to deny the
Appeal, PTC respectfully requests inclusion of the following conditions of approval:
(1) Parking:
(a) A minimum of 72 parking spaces located within Parcel 2 shall
continue to be made available for both Parcel 1 and Parcel 2 in
accordance with the requirements of UP1697 and the historic
status quo.
(b) In the event an allocation of such spaces is necessary, parking
spaces can be allocated proportionally by number of tennis courts
on each parcel. Parcel 1 shall be allowed to utilize a minimum of
36 spaces; Parcel 2 shall be allowed a minimum of 24 spaces.
(c) Each parcel shall accommodate its own ADA parking requirements.
(d) Reasonable parking rental rates shall be encouraged to ensure the
continued viability of UP1697 (e.g., shall be set at 2019 levels plus
20 percent with an annual cost of living adjustment).
2. Access and Utilities:
(a) CMG shall be responsible for separate ADA approved access.
(b) Each parcel shall be responsible for its own utilities.
3. Tournaments: UP1697 identifies a limit of two annual tournaments. PTC
shall continue to be sole producer of those two tournaments.
We will be on hand at the Planning Commission hearing to answer any questions.
Very truly yours,
Michael W. Shonafelt
MWS
cc: James Campbell, Deputy Community Development Director
(jcampbell@newportbeachca.gov)
Aaron C. Harp, Esq., City Attorney (aharp@newportbeachca.gov)
David Lee, Assistant Planner (dlee@newportbeachca.gov)
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
1
Rodriguez, Clarivel
Subject:FW: PROTECT PALISADES NOW
From: Greg Little <gtlittle@gmail.com>
Sent: October 15, 2023 7:42 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept ‐ City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with a pickleball operator from
another club, removing a big portion of our beloved courts from our tennis community with the intent to convert them
into 24 Pickleball courts without a permit (which i understand was also done at the other club). While losing the courts
may be a fact of life, I am opposed to a pickleball operation next door with no city permits. The prospect of operating 24
courts suggests upwards of 100+ new people in a small area that is not set up for that purpose and would be incredibly
disruptive to our remaining tennis facility and an already congested part of Jamboree Road.
Please require any pickleball operator at Palisades to have a city approved permit that details restroom use, parking, and
other operational details. We don’t want a line of porta‐potties at our Club or cars parking on Jamboree Road. Our
members and ownership have invested in Palisades to make it a top‐rated tennis club and a thriving community with
Newport Beach.
Greg Little
Get Outlook for iOS
Planning Commission - October 19, 2023 Item No. 2a - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
1
Rodriguez, Clarivel
Subject:FW: PROTECT PALISADES NOW
From: Rudy Sanchez <rudy@arkaytextiles.com>
Sent: October 18, 2023 6:48 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept ‐ City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6 tennis courts
with the pickleball operator at the Newport Beach Country Club. We are not opposed to pickleball. We have learned
from your October 22, 2022 city council meeting that one of TTC’s landlords testified that he should be replaced for
financial and operational reasons. I am opposed to a pickleball operation at Palisades with no city permits. Please
require any pickleball operator at Palisades to have a city approved permit that details restroom use, parking, and other
operational details. We don’t want a line of porta‐potties at our Club or cars parking on Jamboree Road. Our members
and ownership have invested in Palisades to make it a top‐rated facility.
[[FIRSTNAMELASTNAME OR RESIDENT]]
Thank you,
Rudy Sanchez
Arkay Textiles Inc. Supplying Fabrics for Fine Hotels and Resorts Since 1982
418 E. Commonwealth Ave
Suite 10
Fullerton, Ca 92832
Office‐562‐9462232 ext.1
Cell‐562‐5369037
Planning Commission - October 19, 2023 Item No. 2b - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
1
Rodriguez, Clarivel
Subject:FW: PROTECT PALISADES NOW
‐‐‐‐‐Original Message‐‐‐‐‐
From: Paƫ Di Tullio <paƫditullio1@gmail.com>
Sent: October 18, 2023 6:50 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept ‐ City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or aƩachments unless you recognize the sender and know the content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the HyaƩ for 6 tennis courts with
the pickleball operator at the Newport Beach Country Club. We are not opposed to pickleball. We have learned from
your October 22, 2022 city council meeƟng that one of TTC’s landlords tesƟfied that he should be replaced for financial
and operaƟonal reasons. I am opposed to a pickleball operaƟon at Palisades with no city permits. Please require any
pickleball operator at Palisades to have a city approved permit that details restroom use, parking, and other operaƟonal
details. We don’t want a line of porta‐poƫes at our Club or cars parking on Jamboree Road. Our members and
ownership have invested in Palisades to make it a top‐rated facility.
[[FIRSTNAMELASTNAME OR RESIDENT]]
Sent from my iPhone
Planning Commission - October 19, 2023 Item No. 2b - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
1
Rodriguez, Clarivel
Subject:FW: PROTECT PALISADES NOW
‐‐‐‐‐Original Message‐‐‐‐‐
From: jacqui rosencrans <jacquirosencrans@me.com>
Sent: October 18, 2023 7:05 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept ‐ City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or aƩachments unless you recognize the sender and know the content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the HyaƩ for 6 tennis courts with
the pickleball operator at the Newport Beach Country Club. We are not opposed to pickleball. We have learned from
your October 22, 2022 city council meeƟng that one of TTC’s landlords tesƟfied that he should be replaced for financial
and operaƟonal reasons. I am opposed to a pickleball operaƟon at Palisades with no city permits. Please require any
pickleball operator at Palisades to have a city approved permit that details restroom use, parking, and other operaƟonal
details. We don’t want a line of porta‐poƫes at our Club or cars parking on Jamboree Road. Our members and
ownership have invested in Palisades to make it a top‐rated facility.
Jacqui Rosencrans
Sent from my iPhone
Planning Commission - October 19, 2023 Item No. 2b - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
1
Subject:FW: PROTECT PALISADES NOW
From: Charles Foss <charlesnfoss@gmail.com>
Sent: October 18, 2023 8:35 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept ‐ City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the Hyatt for 6 tennis courts
with the pickleball operator at the Newport Beach Country Club. We are not opposed to pickleball. We have learned
from your October 22, 2022 city council meeting that one of TTC’s landlords testified that he should be replaced for
financial and operational reasons. I am opposed to a pickleball operation at Palisades with no city permits. Please
require any pickleball operator at Palisades to have a city approved permit that details restroom use, parking, and other
operational details. We don’t want a line of porta‐potties at our Club or cars parking on Jamboree Road. Our members
and ownership have invested in Palisades to make it a top‐rated facility.
Sincerely,
Charles N. Foss
Newport Beach Resident
Planning Commission - October 19, 2023 Item No. 2b - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
1
Subject:FW: PROTECT PALISADES NOW
‐‐‐‐‐Original Message‐‐‐‐‐
From: Elizabeth Hughes <ech90210@aol.com>
Sent: October 18, 2023 10:47 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept ‐ City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or aƩachments unless you recognize the sender and know the content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the HyaƩ for 6 tennis courts with
the pickleball operator at the Newport Beach Country Club. We are not opposed to pickleball. We have learned from
your October 22, 2022 city council meeƟng that one of TTC’s landlords tesƟfied that he should be replaced for financial
and operaƟonal reasons. I am opposed to a pickleball operaƟon at Palisades with no city permits. Please require any
pickleball operator at Palisades to have a city approved permit that details restroom use, parking, and other operaƟonal
details. We don’t want a line of porta‐poƫes at our Club or cars parking on Jamboree Road. Our members and
ownership have invested in Palisades to make it a top‐rated facility.
[[FIRSTNAMELASTNAME OR RESIDENT]]
Sent from my iPhone
Planning Commission - October 19, 2023 Item No. 2b - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
1
Subject:FW: PROTECT PALISADES NOW
‐‐‐‐‐Original Message‐‐‐‐‐
From: Ellen Bryant <etbtennis@icloud.com>
Sent: October 18, 2023 11:33 AM
To: planningcommissioners@newportbeachca.gov
Cc: Dept ‐ City Council <CityCouncil@newportbeachca.gov>
Subject: PROTECT PALISADES NOW
[EXTERNAL EMAIL] DO NOT CLICK links or aƩachments unless you recognize the sender and know the content is safe.
Dear Mayor Blom, City Council Members and Planning Commissioners,
I am a supporter of Palisades Tennis Club. One of our landlords has entered a lease with the HyaƩ for 6 tennis courts with
the pickleball operator at the Newport Beach Country Club. We are not opposed to pickleball. We have learned from
your October 22, 2022 city council meeƟng that one of TTC’s landlords tesƟfied that he should be replaced for financial
and operaƟonal reasons. I am opposed to a pickleball operaƟon at Palisades with no city permits. Please require any
pickleball operator at Palisades to have a city approved permit that details restroom use, parking, and other operaƟonal
details. We don’t want a line of porta‐poƫes at our Club or cars parking on Jamboree Road. Our members and
ownership have invested in Palisades to make it a top‐rated facility.
[[FIRSTNAMELASTNAME OR RESIDENT]]
Planning Commission - October 19, 2023 Item No. 2b - Additional Materials Received The Champions Club Staff Approval Appeal (PA2023-0138)
THE CHAMPIONS CLUB APPEAL
1107 AND 1171 JAMBOREE
Staff Approval
(PA2023-0138)
Planning Commission Public Hearing
October 19, 2023
David Lee, Senior Planner
949-644-3225, dlee@newportbeachca.gov
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
PROJECT LOCATION
2
Lot Area: 185,637 SF
General Plan: General Commercial
Zoning: Commercial General
Hyatt Hotel
Harbor Cove
Sea Island
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
BACKGROUND
•1973: PC approved Use Permit No. 1697, authorizing private tennis club (John Wayne Tennis Club)
•16 lighted tennis courts
•8,100 SF tennis clubhouse
•78 on-site parking spaces
•Single tennis operation on two separate parcels, previously owned in common by Irvine Co.
•All parking spaces located on Parcel 2 and intended for tennis courts on both parcels
3
Parcel 2
Parcel 1
Parking on Parcel 2
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
BACKGROUND
•1992: Irvine Co. sold Parcels 1 and 2 to two separate property owners
•Parcel 2 is now owned in common with adjacent Hyatt Hotel
•Remained under single operator (Palisades Tennis Club) until recent expiration of lease agreement with Hyatt Hotel on Parcel 2
•In August of 2023, the Champions Club entered into a lease agreement to operate a tennis club on Parcel 2
4
Palisades
Palisades
Champions
Parcel 1
10 Courts
Clubhouse
Parcel 2
6 courts
Parking
Parcel 2
Parcel 1
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
STAFF APPROVAL
5
•August 3, 2023: Staff Approval issued by CDD
Director authorizing Champions Club to operate
tennis facility only on Parcel 2
•Substantial conformance with UP1697
•Condition to provide parking for Palisades Club
•Condition stating no pickleball use
•August 14, 2023: Appeal filed
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
SUBSTANTIAL CONFORMANCE
6
Permitted by UP1697 Proposed
Hours of Operation 7 a.m. – midnight, daily 8 a.m. – 8:30 p.m., daily
Parking 78 on-site spaces 72 on-site
6 off-site
Use Tennis Tennis
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
STAFF APPROVAL FINDINGS
7
•Consistent with the PR zoning and UP1697 for tennis play and
instruction on existing tennis courts
•Will include 78 parking spaces dedicated to tennis club use
•No change in use or construction proposed; no change to the
findings of the EIR originally prepared for the tennis club
•Compliant with all conditions of approval of UP1697, plus
additional conditions from Staff Approval
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
NOTABLE CONDITIONS
8
•Condition 3: All spaces in Parcel 2 dedicated to tennis club use. A minimum of 78 parking spaces dedicated between Parcel 2 and hotel site for tennis club use.
•Condition 4: Any special events for tennis clubs to be coordinated with Hyatt hotel to avoid parking issues.
•Condition 5: Members of Champions Club to have access to restroom facilities at Hyatt hotel
•Condition 6: No Pickleball activities of any kind within tennis clubs unless an amendment is approved
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
STAFF RESPONSES TO APPEAL
9
•The Director’s decision proceeded in a manner required by law.
•Staff approval is appropriate and required findings are addressed
•Staff approval does not require a public hearing (20.54.070)
•Does not authorize a new use, development, or change of use
•The Director’s decision was not an abuse of discretion and is
supported by the evidence.
•Required findings are addressed in the draft resolution
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
STAFF RESPONSES TO APPEAL
10
•The Staff Approval complies with CEQA
•Consistent with EIR No. 38, which was approved with original use
permit. No physical change proposed.
•Class 1 exemption is also appropriate, which allows for the leasing of
private facilities involving negligible or no expansion of former use
•Prohibition of pickleball use at the club without further amendments
•The Staff Approval complies with the Coastal Act
•No new development or change in existing intensity
•Continuation of existing use is proposed
•Coastal Act requirement for CDP not applicable as there is no
development occurring
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
STAFF RESPONSES TO APPELLANT LETTER
11
•Does the Staff Approval seal off club amenities?
•Parking is provided to both clubs, subject to a lease agreement
•Palisades continues to have access to the clubhouse on Parcel 1
•Champions has access to Hyatt hotel restrooms
•Is the Staff Approval a first step for pickleball?
•The Approval includes condition of approval specifically prohibiting
pickleball use of any kind
•An amendment to the existing use permit is required as a separate
process
•There is no application for further development submitted to the City
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
STAFF RESPONSES TO APPELLANT LETTER
12
•Does the easement rights include parking?
•The easement is for access to the Palisades Club, which is being
provided through the existing drive aisle.
•Does UP1697 obligate Hyatt to provide parking to Palisades?
•Parking is being provided to both clubs, subject to a lease agreement
•The UP does not require that Hyatt’s parking lot be leased at a specific
pricing rate
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
RECOMMENDATION
13
1)Conduct a public hearing;
2)Find this review exempt from CEQA under Class 1
(Existing Facilities); and
3)Adopt Resolution No. PC2023-034, upholding the action
of the CDD Director and approving the Staff Approval
(PA 2023-0138).
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)
14
QUESTIONS AND DISCUSSION
David Lee, Senior Planner
949-644-3225, dlee@newportbeachca.gov
Planning Commission - October 19, 2023 Item No. 2c - Additional Materials Presented at Meeting by Staff The Champions Club Staff Approval Appeal (PA2023-0138)