HomeMy WebLinkAboutGP Amendment No. 2006-006 - 1 Big Canyon- PA 2006-160CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 4
October 5, 2006
TO: PLANNING COMMISSION
FROM: Jaime Murillo, Associate Planner
(949) 644 -3209
jmurillo@city.newport-beach.ca.us
SUBJECT: General Plan Amendment No. 2006 -006
1 Big Canyon Drive
(PA 2006 -160)
APPLICANT: Big Canyon Country Club
ISSUE
Should the City approve a General Plan Amendment to increase the maximum
allowable development of Sub -Area 17 (Big Canyon Country Club) of Statistical Area L-
2 of the Land Use Element of the City's General Plan to allow an additional 10,000
square feet of floor area?
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of General Plan
Amendment No. 2006 -006 to the City Council by adopting the attached draft resolution.
DISCUSSION
Site Description
The Big Canyon Country Club is a private, member's only club, located within the Big
Canyon Planned Community (PC -24) District. The Big Canyon PC is generally described
as the area bounded by Ford Road to the north, MacArthur Boulevard to the east, San
Joaquin Hills Road to the south and Jamboree Road to the west. The PC is comprised of
17 planning areas, including residential, commercial, religious institutional, and golf
course uses. The Country Club's clubhouse facility is located near the east entrance to
the community, off San Joaquin Hills Road, within the golf course use designation.
Big Canyon Country Club General Plan Amendment
October 5, 2006
Page 3
Clubhouse Backqround
Although there is no intention to modify the Club's current membership structure, the
existing clubhouse is over 35 years old and no longer meets the needs of its current
membership. The Club has recently submitted a building permit application to demolish
the existing clubhouse and replace it with a new, larger clubhouse that will result in the
attainment of the 65,000 square foot maximum development allocation authorized by
the amended 1988 Land Use Element. The applicant has stated that the larger facility is
needed in order to remain one of the preeminent clubs in the County and to provide its
members with the finest country club in the Newport Harbor area. In addition to
providing a modern clubhouse, the new facility will provide for an expanded exercise
facility, larger locker room facilities, increased office space, delivery corridors, and two
new kitchen facilities.
The building permits for the construction of the clubhouse are anticipated to be issued
shortly, and is considered a ministerial project and not associated with_the review of this
Gereral Plan Amendment.
Project Description
The Big Canyon Country Club is requesting a General Plan Amendment to increase the
maximum allowable development for the Country Club and other related golf course
facilities by 10,000 square feet, for a total maximum development allocation of 75,000
square feet. Without the requested increase in additional development allocation, the
Club would be completely built out and would remain unable to expand or construct any
accessory facilities in the future. Therefore, the Club would like to increase its overall
square footage allocation to provide optional expansion opportunities in the future for
the construction of any needed small accessory support facilities or to convert a portion
of the existing golf cart parking structure (currently excluded from floor area
calculations) to other uses which may be deemed Floor Area under the Municipal Code.
Analysis
General Plan
The existing Land Use Element of the General Plan designates the project site as
Recreational and Environmental Open Space (REDS). The existing country club use
and related golf course facilities are consistent with this designation. Future facilities or
expansions must also be consistent with this designation.
The 2006 Land Use Element designates the project site as Parks and Recreation (PR)
and will allocate the site for a maximum development limit of 75,000 square feet. The
clubhouse and related golf club facilities will continue to remain consistent with this
5
Big Canyon Country Club General Plan Amendment
October 5, 2006
Page 4
designation. Therefore, should the new General Plan be approved at the November 7,
2006 election, this General Plan Amendment application will not be necessary.
The objective of the Land Use Element is to provide an orderly balance of residential,
retail, commercial, and public service facilities located to insure easy and convenient
access to basic services, with an emphasis on preserving and enhancing the unique
beauty, character, charm, and quality of life found in the various residential and
commercial villages in the City. Amendments can be approved upon finding that they
are consistent with the surrounding land uses and the policies of the Land Use Element.
The following table discusses the general development policies of the Land Use
Element applicable to the project.
General Plan Policy
Policy Analysis
A. The City shall provide for sufficient diversity
The proposed project would increase the
of land uses so that schools, employment,
development allocation by 10,000 gross square
recreation areas, public facilities, churches and
feet for recreational use. The proposed project is
neighborhood shopping centers are in close
consistent with this policy in the fact that the
proximity to each resident of the community.
proposed project does not change the diversity of
land use and the continuation of recreational
development is consistent with those intended by
the General Plan.
B. To insure redevelopment of older or
The project proposes a modest increase in the
underutilized properties, and to preserve the value
development allocation by 10,000 gross square
of property, the floor area limits specified in the
feet. The Big Canyon Country Club is already
Land Use Element allow for some modest growth.
authorized for 65,000 square feet of golf course
To insure that traffic does not exceed the level of
related recreational development. The Traffic
service desired by the City, variable floor area limits
Engineer has determined that the proposed
shall be established based upon the trip generation
increase in the development allocation would result
characteristics of the use or uses proposed for the
in less than significant traffic impacts on existing
site.
levels of service at intersections within the City
because membership levels are not intended to be
increased.
Staff believes that, based on the analysis of the Land Use Element policies, the
proposed project can be found consistent with the General Plan and the increase in
development allocation can be approved.
Charter Section 423 Analysis
Statistical Area L2 has a current General Plan limit of 111,300 square feet. The project
will add 10,000 gross square feet of non - residential intensity within the Big Canyon
Country Club. Council Policy A -18 requires that proposed General Plan amendments be
reviewed to determine if the 100 peak hour trip, 40,000 square foot or 100 dwelling unit
thresholds are exceeded.
(D
Big Canyon Country Club General Plan Amendment
October 5, 2006
Page 5
Based on the trip generation rates contained in the Council Policy A -18, the proposed
project is not forecast to generate any additional trips, as the trip generation rates for
golf courses are based on acreage of golf course. The proposed amendment does not
affect the overall acreage of golf course area. Additionally, the 10,000 square feet of
additional entitlement is below the 40,000 square foot threshold.
Although the proposed project does not exceed either the 40,000 square foot threshold
or the 100 peak trip threshold, Section 423 of the Charter requires that all General Plan
Amendments be tracked as "Prior Amendments" for ten years to determine if minor
amendments in a single Statistical Area cumulatively exceed the thresholds. Eighty-
percent of the increases attributable to prior amendments are added to the increases of
the proposed project to determine if any thresholds have been exceeded. There was
one prior amendment approved for Statistical Area L2, and the following chart shows
the area and peak hour trips analysis.
As indicated in the preceding chart, the resulting total of the proposed amendment and
the "prior amendments" is 70.4 — A.M. peak hour trips and 71.2 — P.M. peak hour trips
and a total increase of 37,200 square feet. Since the totals do not exceed the 100 peak
hour trip or 40,000 square foot thresholds, a vote pursuant to Charter Section 423 is not
required. If the City Council approves the proposed amendment, it will become a "prior
amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L2 pertaining to the Big Canyon Country Club
are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1).
Planned Community Text
The Country Club is located within the Big Canyon Planned Community (PC -24) District
and is designated for Golf Course use. The Golf Course use designation allows golf
courses, tennis courts, driving ranges and a clubhouse as permitted uses. It also allows
other ancillary uses and related facilities accessory to the permitted uses. Specific
square footage limitations are not described within the Planned Community text, and
therefore, no amendments to the PC are necessary.
6
Area
A.M. Peak Hour Trips
P.M. Peak Hour Trips
Prior Amendment
GP 2003 -002
27,200 s.f. 80%
70.4(80%)
71.2(80%)
Proposed
Amendment
10,000 s.f. 100%
0(100%)
0(100%)
Total
37,200 s.f.
70.4
71.2
As indicated in the preceding chart, the resulting total of the proposed amendment and
the "prior amendments" is 70.4 — A.M. peak hour trips and 71.2 — P.M. peak hour trips
and a total increase of 37,200 square feet. Since the totals do not exceed the 100 peak
hour trip or 40,000 square foot thresholds, a vote pursuant to Charter Section 423 is not
required. If the City Council approves the proposed amendment, it will become a "prior
amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L2 pertaining to the Big Canyon Country Club
are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1).
Planned Community Text
The Country Club is located within the Big Canyon Planned Community (PC -24) District
and is designated for Golf Course use. The Golf Course use designation allows golf
courses, tennis courts, driving ranges and a clubhouse as permitted uses. It also allows
other ancillary uses and related facilities accessory to the permitted uses. Specific
square footage limitations are not described within the Planned Community text, and
therefore, no amendments to the PC are necessary.
6
Big Canyon Country Club General Plan Amendment
October 5, 2006
Page 6
Environmental Review
The project qualifies for a Categorical Exemption pursuant to Section 15303 (New
Construction or Conversion of Small Structures) of the Implementing Guidelines of the
California Environmental Quality Act as the increase in floor area being requested will
provide the Club with the ability to construct small accessory support facilities in the
future or to convert existing structures to other uses, not exceeding 10,000 square feet in
area.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
a 300 foot radius of the Big Canyon Planned Community and posted at the community
entrances a minimum of 10 days in advance of this hearing consistent with the
Municipal Code. Additionally, the item appeared upon the agenda for this meeting,
which was posted at City Hall and on the city website.
Summary
Staff believes the proposed General Plan Amendment does not conflict with the policies
identified in the Land Use Element, does not exceed any of the thresholds for a vote
established by Charter Section 423 and that the 10,000 gross square foot increase in
floor area within the statistical area can be supported. Additionally, the increased floor
area limitation has been planned for, and will be compatible with, the 2006 Land Use
Element. Therefore, staff recommends the Planning Commission recommend approval
of the proposed amendment to the City Council.
Prepared by:
Jaiffie Murillo, Associate Planner
Exhibits:
Submitted by:
Patricia L. Temple, Planning Director
1. Planning Commission Resolution No. 2006 -_
0
EXHIBIT 1
Planning Commission Draft Resolution
9
RESOLUTION NO. _
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN
AMENDMENT NO. 2006 -006 TO INCREASE THE DEVELOPMENT
ALLOCATION OF THE BIG CANYON COUNTRY CLUB (SUB -AREA 17)
WITHIN STATISTICAL AREA L2 BY 10,000 SQUARE FEET. (PA 2006 -160)
WHEREAS, an application was filed by the Big Canyon Country Club with respect to the
golf course property and facilities located within the Big Canyon Planned Community District,
more generally described as the community bounded by Ford Road to the north, MacArthur
Boulevard to the east, San Joaquin Hills Road to the south and Jamboree Road to the west,
proposing to amend Statistical Area L2 (Big Canyon Country Club) of the Land Use Element
to increase the development allocation by 10,000 gross square feet to provide the Club with
the ability to construct small accessory support facilities in the future or to convert existing
non -floor area structures to other uses which may be deemed floor area under the Municipal
Code; and
WHEREAS, a public hearing was held on October 5, 2006, in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Municipal Code. Evidence, both
written and oral, was presented to and considered by the Planning Commission at this
meeting, and
WHEREAS, the property is designated Recreational and Environmental Open Space
(REDS) by the General Plan Land Use Element. The property is presently improved with a
private, members only, golf course and country club clubhouse and related support facilities,
totaling 55,639 gross square feet. The existing country club use and related golf course facilities
are consistent with the REOS land use designation. Future facilities or expansions must also
remain consistent with this designation; and
WHEREAS, the property is designated for Goff Course use by the adopted Planned
Community District Regulations (PC -24 Big Canyon), which establish development standards
and use regulations to implement the General Plan. The existing country club use and related
golf course facilities are consistent with the Golf Course use designation. Future facilities or
expansions must also remain consistent with this designation; and
WHEREAS, as part of the development and implementation of the Newport Beach
General Plan, the Land Use Element has been prepared which, sets forth objectives,
supporting policies and limitations for development in the City of Newport Beach and
designates the general distribution and general location and extent of the uses of land and
building intensities in a number of ways, including floor area limitations, and
WHEREAS, the General Plan provides for a sufficient diversity of land uses so that
schools, employment, recreation areas, public facilities, churches and neighborhood
shopping centers are in close proximity to each resident of the community. The proposed
amendment does not impact the diversity of land uses but only modestly increases the
intensity of existing recreational development, and
tib
Planning Commission Resolution No. _
Page 2 of 3
WHEREAS, the Land Use Element of the General Plan allows for the redevelopment
of older or underutilized properties to preserve the value of property by allowing for some
modest growth, while maintaining acceptable levels of traffic service. The project consists of
an increase in the development allocation of 10,000 gross square feet, which will not result in
an increase in traffic levels beyond the projected capacity and levels of service of the
circulation system as the project is not forecast to generate any new additional trips; and
WHEREAS, Charter Section 423 requires all proposed General Plan Amendments to
be reviewed to determine if the square footage, peak hour vehicle trip or dwelling unit
thresholds have been exceeded and a vote by the public is required. This project has been
reviewed in accordance with Council Policy A -18 and a voter approval is not required as the
project represents an increase of 10,000 gross square feet of non - residential floor area, zero
residential units, and is not forecast to generate any new additional peak hour trips. The
square footage increase, when added with 80% of the increase attributable to one previously
approved amendment (GP 2003 -002) within Statistical Area 1 2, result in a total increase of
37,200 square feet and does not cumulatively exceed Charter Section 423 thresholds for a
vote; and..
WHEREAS, the project qualifies for a Categorical Exemption pursuant", to Section 15303
(New Construction or Conversion of Small Structures) of the Implementing Guidelines of the
California Environmental Quality Act as the project could only lead to the construction or
conversion of small facilities or structures not exceeding 10,000 square feet in total floor area;
and
NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS:
Section No. 1. Based on the aforementioned findings, the Planning Commission
hereby recommends approval of General Plan Amendment No. 2006 -006 amending Statistical
Area L2 of the Land Use Element as follows and all other provisions of the Land Use Element
shall remain unchanged:
Big Canyon (Statistical Area L2)
17. Big Canyon Country Club. This golf course with related facilities is located within
the Big Canyon Planned Community and is designated for Recreational and
Environmental Open Space to allow the continuation of this 191.13 acre facility.
Maximum development permitted is X008 75,000 sq. ft. [GP 2006 -006].
1,
Planning Commission Resolution No. _
Page 3 of 3
All other provisions of the Land Use Element shall remain unchanged.
PASSED, APPROVED AND ADOPTED THIS 5TH DAY OF OCTOBER 2006.
M
MI
Jeffrey Cole, Chairman
Robert Hawkins, Secretary
AYES:
ABSENT:
NOES:
ESTIMATED GROWTH FOR STATISTICAL AREA L2
Residential (in
Commercial (in
du's)
sq. ft.)
Existing
Gen. Plan
Projected
Existing
Gen. Plan
Projected
0110111987
Projection
Growth
0110111987
Projection
Growth
1. Area 1
83
83
0
0
0
0
2. Area 2
17
17
0
0
0
0
3. Area 3
12
12
0
0
0
0
4. Area 4
66
66
0
0
0
0
5. Area 5
61
61
0
0
0
0
6. Area 6
61
61
0
0
0
0
7. Area 7
26
26
0
0
0
0
8. Area 8
34
34
0
0
0
0
9. Area 9
66
67
1
0
0
0
10. Area 10
5
21
16
0
0
0
11. Area 11
25
25
0
0
0
0
12. Area 12
117
117
0
0
0
0
13. Area 13
43
43
0
0
0
0
14. Area 14
74
74
0
0
0
0
15, Area 15
0
0
0
1,834
2,300
466
16. Area 16
0
80
80
0
0
0
17. BC
61,058
65988
43;942
Country
I
1
0
*55,639
75,000
19,361
18. Religious
Institution
0
0
0
0
34,000
34,000
`,A,=
404,399
48,408
TOTAL
691
788
97
57,473
111,300
53,827
Population
1,368
1,560
192
A5 of 09/25106
All other provisions of the Land Use Element shall remain unchanged.
PASSED, APPROVED AND ADOPTED THIS 5TH DAY OF OCTOBER 2006.
M
MI
Jeffrey Cole, Chairman
Robert Hawkins, Secretary
AYES:
ABSENT:
NOES: