HomeMy WebLinkAboutBahia Corinthia Yacht Club (PA2004-002)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 4
June 17, 2004
TO: PLANNING COMMISSION
FROM: Planning Department
Rosalinh Ung, Associate Planner
run 'D
-city. newaort- beach. ca. us
(949) 644 -3208
SUBJECT: Bahia Corinthian Yacht Club (PA2004 -002)
Use Permit No. 2004 -001
1601 Bayside Drive
APPLICANT: Bahia Corinthian Yacht Club
REQUEST
An amendment to Use Permit No. 1437 to allow the reduction of required on -site
parking from 122 to 95 spaces and to increase dry boat storage from 100 to 200 boats.
The request requires consideration of a parking waiver per Section 20.66.100 of the
Municipal Code.
BACKGROUND
The site has been used as a yacht club since the late 1950's. On July 17, 1969, the
Planning Commission approved Use Permit No. 1437, to allow the Bahia Corinthian
Yacht Club (BCYC) to construct a new facility at the subject property. The Use Permit
included an approval of a parking waiver, since the site did not provide the minimum
required parking.
According to staff reports and minutes of the Planning Commission meetings in 1969, a
total of 246 parking spaces were required for the entire facility, including parking for the
boat slips, and dry storage spaces. The off - street parking calculation was based on the
sum of the number of spaces required for each component of the yacht club, and no
allowance was made for the overlapping activities or the fact that the peak parking
demands for all activities would not occur at that the same time.
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 2
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 3
To arrive at a "reasonable" number that would guarantee adequate parking for the entire
facility, a series of parking comparisons was conducted. Parking information at other
yacht clubs was gathered and evaluated. In the final analysis, it was determined that in
a multiple -use yacht club facility, the sum total of the individual parking requirements for
the component uses should not be directly applied.
The applicant then submitted what they considered to be a description of the "normal"
use of the facility and the number of off - street parking spaces correlated with the
activities conducted on site. It was assumed that the banquet room could accommodate
up to 300 people (300/3 =100 cars) and a maximum of 22 employees (22 cars) would be
the largest function conducted on the premises. The 122 spaces were set as the
minimum requirement for the club. It was also assumed that during an event of this
type, other meetings, boating, etc. would not be conducted.
The Irvine Company, as the owner of the property, retained a total of 52 boat slips with
the development of the yacht club. Separate parking for these boat slips was required
since the slips did not belong to the club and were operated independently. As a result,
BCYC was required to provide and maintain 24 parking spaces on the premises for the
31 boat slips because the parking for the remaining 21 slips was at a separate location
to the west of the site. It was also decided that dry boat storage should be limited to 100
boats. Although a total of 246 spaces would have been required, the project provided
122 spaces, which was ultimately determined to be sufficient to sere both uses.
To accommodate 122 spaces, the entire front portion of the property was designated for
parking. The dry storage boat area was limited to the northwest corner of the property,
adjacent to the club's swimming pool and the bay. The club building is situated at the
southwest comer of the property, behind the parking lot.
The approved Use Permit has seven (7) conditions of approval pertaining to the site
development and on -site parking provisions. They are as follows:
At least 122 off - street parking spaces shall be provided on site; 98 of which are
to be designated to meet the parking requirements of the Bahia Corinthian Yacht
Club and 24 of which are to be designated to meet the requirements of 31 boat
slips adjacent to the southerly comer of the yacht club site.
2. Design layout of the parking lot including the entrance%xit treatment, shall be
subject to the approval of the City Traffic Engineer.
3. Landscaping plans, including all perimeter walls and fencing shall be submitted
to, and approved by, the Planning Director. The landscaping is to be installed in
accordance with the approved plan prior to final building inspection.
4. Dry boat storage shall be limited to 100 boats.
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 4
5. All activities shall be those of a private yacht club. Normal usage will include but
not be limited to dining and dancing as well as meetings and sailing classes.
6. On -sale liquor, including beer and wine, is permitted as a part of the activities.
7 Prior to the issuance of any building permit, the map for Tract 6927 must be
approved or a parcel map for the area encompassed by this development must
be recorded, including the water area designated for slip spaces immediately
southeast of the yacht club site.
In 1996, BCYC purchased the property and all the boat slips including access and water
rights from The Irvine Company. With this purchase BCYC no longer has any obligation
or agreement with The Irvine Company relating to the slips, access to the slips, or on-
site parking spaces for nonmembers. BCYC now has control and use of all 122 parking
spaces. Within the same year, BCYC entered into a private parking agreement with the
property located across the street, at 1550 Bayside Drive. The agreement allowed
BCYC's club members, guests and employees to park on this property after 6:00 p.m.
Monday through Friday and all day Saturdays and Sundays. This agreement expired on
April 30, 2003.
In July 2003, the Code and Water Quality Enforcement Division received a letter from
the property owner of 1550 Bayside Drive, requesting the City's assistance in solving an
ongoing parking problem on their lot that was caused by vehicles attributable to the
BCYC. The letter gave lengthy details of the private parking arrangement between the
two properties that had expired, the illegal trespass and unauthorized parking during
and after the lease expired, and their concerns with the club's current parking
arrangement.
In August 2003, the Code and Water Quality Enforcement Division contacted BCYC and
conducted a site visitation at the premises. The site visit revealed that the property now
has 86 on -site parking spaces. The original dry boat storage area has been expanded
into the northeast comer of the parking lot and is accessible through a controlled access
gate from the parking lot. Vehicle parking in this area is nonexistent. It appeared that
upward of 200 sabots and boats were being stored on site where the dry storage was
limited to 100 boats. The remaining parking lot was reconfigured to accommodate a
center island for a gated access system at the main entrance, and the handicapped
access and parking spaces that have been provided. The provision of handicapped
parking was done in conjunction with a permitted kitchen remodel project in 2002. It was
unclear as to when and how the decrease in parking, increase in dry boat storage and
access gate took place. No approval or permits have been issued for these changes.
A letter dated August 13, 2003 was sent to BCYC informing them of the violations, and
a copy was forwarded to the Planning Department. The Code and Water Quality
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 5
Enforcement Division also issued two citations to BCYC regarding their violations of the
Use Permit during the period from October 2003 to February 2004.
On October 28, 2003, the Planning Department sent a letter to BCYC, outlining staff
concerns of the violations of their Use Permit and provided the applicant with different
options that they could consider. They are as follows:
1. Bring the subject property into compliance with the Use Permit by removing the
unpermitted dry storage area and restripping the parking lot.
2. Amend the Use Permit to change on -site parking arrangements while possibly
providing off -site parking with a neighboring property. This option requires the
submittal of an off -site parking agreement application and a parking management
plan to demonstrate how parking and circulation would work between the two
properties.
3. Apply for an amendment of the Use Permit to waive parking and increase the dry
boat storage through a parking waiver.
BCYC responded with a letter dated October 30, 2003, stating their desire to legalize
the changes to the site plan (Option #3). On January 7, 2004, BCYC filed the subject
application, requesting an amendment to Use Permit No. 1437, to reduce the required
on -site parking spaces from 122 to 95 spaces and to maintain their dry storage boat
capacity up to 200. The applicant choose not to augment the application, as suggested
by staff, with a professional parking study or a parking management plan.
Site Overview
The property is located on the southwest junction of Bayside Drive and El Paseo Drive,
and is approximately 2.01 acres in size. The property is zoned OS -A (Open Space -
Active), and is presently improved with a 25,000 square foot building, a swimming pool,
and a large dry boat storage area. The main parking lot is located to the front of the
property and is accessible from Bayside Drive that serves as the vehicle entrance. The
site has private carded access gates located at the main entrance and the dry boat
storage area.
Project Overview
Bahia Corinthian Yacht Club is a private club with approximately 425 members. The
club is open from 9:00 a.m. to 9:00 p.m., Wednesday through Sunday. Lunch is served
five days a week from 12:00 p.m. to 2:00 p.m. and averages approximately 20 members
in attendance. Dinner is also served five days a week from 6:00 p.m. to 9:00 p.m. and
averages of 50 members in attendance with the main bar open until midnight each
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 6
evening. The club is otherwise closed on Monday through Wednesday; however the
club members have access to the marina and the dry storage areas.
BCYC has 35 year -round employees and 15 additional part time employees for a period
of 6 weeks during the summer months. The club has an average of 20 employees
throughout each day of operation. During the large events upward of 25 employees will
be working at the establishment. Approximately 12 to 15 employees have access or
approval to park within the club's main parking lot at any time with the remaining
employees required to park outside on neighboring streets.
Analysis
An amendment to the Use Permit is now required since the applicant is proposing to
reduce the required on -site parking spaces and to increase the dry storage boat area
by:
1. Modifying Condition No. 1 pertaining to the reduction of required number of on-
street parking from 122 to 95 spaces.
2. Modifying Condition No. 4 pertaining to the increase in the number of dry storage
for boats from 100 to 200 spaces.
3. Modifying the approved site plan.
As noted previously, this request would be the second parking waiver for the
establishment. The first waiver was for the parking reduction from 246 to 122 spaces.
The applicant is now requesting another parking reduction from 122 to 95 spaces.
Parking and Circulation
The current parking requirement for the existing facility is dictated by Use Permit No.
1437. According to Condition No. 1, the club must provide and maintain 122 spaces, 98
of which are to be designated to meet the parking requirements of the Bahia Corinthian
Yacht Club and 24 of which are to be designated to meet the requirements of 31 boat
slips adjacent to the southerly comer of the yacht club site. As BCYC is now the owner
of the property and owns the 69 boat slips, they no longer have any obligation or
agreement with The Irvine Company relating to the slips, access to the slips, or on -site
parking demand for nonmembers related to the former The Irvine Company's boat slips.
The City has not required additional parking for boat slips controlled by yacht clubs
since it is assumed that the parking provided based upon the assembly occupancy of
the clubhouse is typically sufficient to serve the parking demands related to the slips
operated by the yacht club.
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 7
It should be noted that the Use Permit was approved with the assumption that BCYC is
a private yacht club, not open to the general public by maintaining and providing boating
related activities only to its members. Since then, the club is still maintaining its
member -only status yet they have made the facility available to non - members activities,
events, and functions such as the provision of exclusive catering services for wedding
banquets and private parties, and different meeting rooms for group meetings and
seminars are now often provided on the premises.
Presently, the parking ratio for clubs and lodges including yacht clubs, is one space for
every 3 seats or one space for every 35 square feet used for assembly purposes. The
yacht club has 3 areas used for assembly purposes: a lounge, a large dining - ballroom
area and a bar. With the combined square footage of these rooms of 4,625 square feet,
the parking requirement for the club is now 133 spaces (4,625/35). Since there is no
designated seating plan, basing parking upon the number of seats cannot be
accomplished. The assembly rooms have not changed remarkably since the approval in
1969, see floor plans marked as A -6 and A -7.
The club's main parking lot currently has 86 parking spaces. Some of these spaces are
substandard in size and are not located in the appropriate locations that can be
accepted by the City Traffic Engineering Division. The applicant is now proposing to
bring the main parking lot up to the current standards and to add parking spaces in the
dry boat storage yard. The application has 2 separate site plans for the establishment,
one for permanent self -park, daily usage of 95 spaces marked as A -1 and one for valet
parking with approximately 120 spaces for large events and weekend functions, marked
as A -1.1.
Section 20.66.100, Modification or Waiver of Off - Street Parking Requirements, provides
terms and conditions which the Planning Commission must consider. A parking waiver
may be approved if one or more of the following conditions has been met:
A municipal parking facility is so located as to be useful in connection with the
proposed use or uses on the sites;
2. The site is subject to two or more uses and the maximum parking requirements
for such uses do not occur simultaneously;
3. A parking management plan for the site has been approved by the Planning
Commission pursuant to Section 20.66.100(B); or
4. The Planning Commission makes the following findings:
a. The parking demand will be less than the requirement in Section
20.66.030.
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 8
b. The probable long -term occupancy of the building or structure, based on
its design, will not generate additional parking demand.
Finding No. 1 can not be met since there is no nearby municipal parking lot to support
approval of the parking waiver. The site is being utilized as a private yacht club where
no multiple uses exist yet there are different aspects of the use that exist within the
same facility that operate at different times. Finding Nos. 2 and 3 could be considered if
the applicant would demonstrate how the proposed number of on -site parking spaces
would effectively accommodate different activities provided by the club through the
submittal of a parking study and /or a parking management plan. As noted, the applicant
choose not to augment the application with this information. Without this information and
with documented off -site parking creating conflicts in the area primarily on weekends, it
would be difficult for staff to conclude that parking demand is less than code
requirements. Furthermore, it was observed many times that club patrons have parked
illegally on private properties and/or along nearby streets when there were vacant
parking spaces at the club. This situation highlights the fact that having parking spaces
available on site would not solve the problem of club patrons illegally parking on nearby
private property. A combination of sufficient parking spaces and effective parking
management by the club would be necessary to ensure that the club does not encroach
on nearby properties. As result, staff feels that the application does not meet any of the
above findings. Therefore, staff does not support further reduction in parking and
advocates that additional parking be provided.
Control Access Entry Gate
The club has an existing unmanned gate located at the entrance of the facility in the
City. This gate was installed sometime ago and no records of any approval or permit
have been found. The gate is currently situated approximately 15 feet back from the
front property line or 21 feet from travel lanes. This short distance does not allow
multiple vehicles to stack and no room for vehicles to turn around outside the gate is
provided. Access to this gate is limited to the club's members through a card system
and no electronic communication is provided between the gate and the club building. A
vehicle without an access card needs to wait for a staff member to notice them and
electronically open the gate. It is also noted that the majority of the club's employees do
not have access to the gate and often are parked along the neighboring streets.
No physical alterations are being proposed to the gate at the present time to address
the above concerns. The applicant is proposing to have their staff members be present
at the gate when events are scheduled that include nonmembers, to allow vehicles to
gain access to the club's parking lot. This arrangement is an attempt to reduce the
number of vehicles parking along neighboring streets during these periods and to
facilitate more efficient access to the on -site parking lot.
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 9
Staff is concerned with the ineffective access system that the club currently has for the
parking lot. The gate is situated in an inappropriate location and is always closed, which
makes on -site parking very diff icult, if not impossible, for nonmembers when more than
one vehicle waits to enter when the gate is closed. Travel lanes in Bayside Drive are
compromised, creating potential hazards. Staff, therefore, is recommending that this
gate be removed from the premises.
The removal of the gate would resolve many ongoing access and traffic problems
caused by the club patrons and the parking lot would be more efficiently utilized by its
members, visitors, and employees at any given time. Although the gate has been there
for many years without significant incident, removal of the gate will alleviate off -site
employee parking and improve traffic safety. Parking along Bayside Drive and El Paseo
Drive and on nearby private properties would also be greatly reduced.
Environmental Review:
This project has been reviewed, and it has been determined that it is categorically exempt
under the requirements of the California Environmental Quality Act under Class
Public Notice:
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property and posted at the site 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.
Section 20.91.035 of the Newport Beach Municipal Code provides that in order to approve
any use permit, the Planning Commission shall find that the establishment, maintenance
or operation of the use, or building applied for will not, under the circumstances of the
particular case, be detrimental to the health, safety, peace, morals, comfort, and general
welfare of persons residing or working in the neighborhood of such proposed use or be
detrimental or injurious to property and improvements in the neighborhood or the general
welfare of the City.
Staff believes that the findings for approval of an amendment to Use Permit No. 1437
cannot be made based upon the inability to make the findings for a parking waiver.
Ongoing off -site parking needs and parking conflicts show that more parking is needed,
not less. The required 122 parking spaces should be maintained on the premises to
accommodate the club and its ongoing activities. Staff does not have serious concerns
with the additional nonmember activities being conducted on the premises since it is
fairly typical for clubs to host these types of functions, yet these activities have
increased parking demand. Adequate parking should be provided on or off -site so that it
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
Page 10
would not place any undue burden on the neighboring properties and streets. The
request is not adequately justified due to the fact the applicant has chosen to eliminate
a portion of the required on -site parking spaces for additional dry boat storage spaces
and not provide sufficient information to validate and support their request. The effect of
increasing boat storage has caused the on -site parking problem and the situation will
increase overtime as the club continues to offer additional services.
Staff, therefore, recommends that the Planning Commission deny the parking waiver
request and require the secured access gate at the main entrance be removed from the
premises. If the Planning Commission concurs with staff's evaluation and
recommendation, it would be appropriate to adopt the attached draft Resolution for
denial included as Exhibit No. 1.
Should the Commission wish additional information before considering alternative
courses of action, staff recommends a continuance of sufficient duration to allow the
preparation of a parking demand and management plan by the applicant.
Prepared by:
R salinh Ung, A ti a Planner
Exhibits:
Submitted by:
Patricia L. Temple, Planning Director
1. Draft Resolution No. 2004 -_; findings of denial
2. Planning Commission Staff Reports dated June 19, 1969 and July 17, 1969.
3. Planning Commission Minutes Excerpt from July 17, 1969 Planning Commission
meeting
4. Information provided by the applicant -
5. Letters/Correspondences in opposition of the applicant's request
6. Project Plans
EXHIBIT 1
DRAFT RESOLUTION' FOR DENIAL
RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH DENYING USE PERMIT NO. 2004-001
FOR PROPERTY LOCATED AT 1601 BAYSIDE DRIVE
(PA2004 -002)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
WHEREAS, Use Permit No. 1437 was approved in July 17, 1969, to allow Bahia
Corinthian Yacht Club to construct a yacht club at the subject property. The Use Permit
included the approval of an on -site parking waiver reducing the required parking from 246 to
122 spaces.
WHEREAS, the approved site plan was modified without City approval to reduce the
required on -site parking, increase the dry boat storage, and install the unmanned gate.
WHEREAS, this unperrnitted modification has caused employees and visitors to park off -
site which has created parking conflicts with the neighboring properties.
WHEREAS, an application was filed by Bahia Corinthian Yacht Club, with respect to
property located at 1601 Bayside Drive, and legally described as Parcel 1 of Parcel Map No. 93-
115, requesting an amendment to Use Permit No. 1437, to reduce the required on -site parking
from 122 to 95 spaces and to increase the dry storage boat capacity from 100 to 200 boats and
modify the site plan accordingly. The request requires consideration of a parking waiver per
Section 20.66.100 of the Municipal Code since the site does not provide the minimum code
required parking per Section 20.66.030 of the Municipal Code.
WHEREAS, a public hearing was held on June 22, 2004 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the aforesaid meeting was given. The application including submitted plans and
other evidence, both written and oral, was presented to and considered by the Planning
Commission at this meeting.
WHEREAS, the site is designated Recreational and Environmental Open Space by the
General Plan Land Use Element and zoned OS -A (Open Space - Active). Yacht clubs are
allowed uses within these designations subject to the approval of a Use Permit.
WHEREAS, the proposed amendment to reduce the required on -site parking from 122
to 95 spaces will be detrimental to the public health, safety, peace, morals, comfort, or
welfare of persons residing or working in or adjacent to the neighborhood of such use; and
will be detrimental to the properties or improvements in the vicinity or to the general welfare
of the City for the following reasons:
1. The extent of the off - street parking waiver requested is too severe an impact for the
subject property and surrounding community as this request would be a second parking
waiver for the establishment. The first parking waiver was approved for a reduction
`1
City of Newport Beach
Planning Commission Resolution No.
Page 2 of 3
from 246 to 122 spaces. To legalize the unpermitted dry boat storage area through
another parking reduction from 122 to 95 spaces would create an on -site parking
shortage and would place undue burden onto the nearby private properties and streets
as their patrons and employees will be forced to park elsewhere off the premise.
2. The property is not adequate in size to accommodate the additional dry storage boat
spaces as it displaces needed parking. The site has designed and conditioned to have
a maximum of 100 boat spaces to be dry- stored on the premises. Any additional
provision for dry storage space would adversely affect the parking situation for the
establishment.
WHEREAS, the requested parking waiver does not meet the findings set forth in
Section 20.66.100, Modification or Waiver of Off- Street Parking Requirements, due to the
following reasons:
1. A municipal parking facility is not located as to be useful in connection with the
proposed use or uses on the sites.
2. No evidence to support the finding that the parking demand will be less than the
parking requirement of the Code.
3. A parking management plan for the site was not submitted showing that parking
demand could be handled through efficient parking management.
4. It has not been demonstrated that the parking demand of the facility is less than the
requirement of the Zoning Code.
WHEREAS, the unmanned gate is a potential hazard and vehicle maneuvering conflicts
forces visitors and employees to park off -site resulting parking problem along neighboring
streets. The unpermitted gate, therefore, must be removed.
NOW, THEREFORE, BE IT RESOLVED:
Section 1. The Planning Commission of the City of Newport Beach hereby denies
the amendment to Use Permit No. 1437.
Section 2. This action shall become final and effective fourteen days after the
adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this
action is called for review by the City Council in accordance with the provisions of Title 20,
Planning and Zoning, of the Newport Beach Municipal Code.
0
City of Newport Beach
Planning Commission Resolution No.
Page 3 of 3
PASSED, APPROVED AND ADOPTED THIS 1716 DAY OF JUNE 2004.
AYES:
NOES:
ABSENT:
BY:
C-"V
Earl McDaniel, Chairman
Michael Toerge, Secretary
up2oo4 -001 denyreso.doc
\A
EXHIBIT 2
PC STAFF REPORTS DATED
JUNE 19 & JULY 179 1969 15
June 13, 1969
A
Planning Commission Meeting June 19, 1969
Item No.— K
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: Use Permit Application No. 1437
Request for approval of the construction of a yacht
club.
LOCATION: Portion of Lot 7 and northwesterly Portion of
Lot 8, Tract 3232 located at 1601 Bayside Drive,
on the south side of Bayside Drive, southeast of
the intersection of El Paseo and Bayside Drive.
ZONE: C -1 -H
APPLICANT: Bahia Corinthian Yacht Club, Newport Beach
OWNER: The Irvine Company, Newport Beach
Subject Property and Surrounding Land Use
The property in question is the present site of the Bahia Corinthian
Yacht Club which will be razed to accommodate the new facilities.
With the exception of the westerly corner of El Paseo Drive and
Bayside Drive, which is zoned "U ", all of the property on the north-
erly side of Bayside Drive is zoned R -1. The southerly side of
Bayside Drive is predominantly zoned C -1 -N, with some R -3 property
to the West and the recently rezoned R -1 property (Amendment No. 255
approved by the City Council May 12, 1969) to the east.
The property to the southeast is being dredged out to provide facil-
ities for additional boat slips for possible use by the Balboa Yacht
Club and the Bahia Corinthian Yacht Club as well as possible rental
of slip spaces not associated with either yacht club. The dredging
and slip construction was approved by the City Council on February 10,
1969.
Analysis and Recommendation
Yacht Clubs require a use permit for establishment in any district per
Section 20.08.080 of the Municipal Code. The property in question has
been historically used as a yacht club, and is now being used as a
yacht club. The property also is bordered to the east by possible
commercial slips and the existing Balboa Yacht Club; therefore, staff
has no objections'.. to the construction of new and larger yacht club ,b
facilities on, >'thiS..si e:
_..... ..... . .
TO: Planning Commission - 2.
The staff feels that the major issue relative to this application
involves the parking as proposed by. the applicant and as required
by City Codes. The applicant proposed providing either 102 stand -
ard.parking spaces or 117 attendant controlled parking spaces.
The applicant also has given some consideration to double decking
the parking facility and providing approximately 160 parking spaces.
The appiicant's parking proposal is based on the following figures:
Dining Room 250 persons
Bar 50 "
General Offices 8 "
Kitchen Employees 15
Men's Bar 20 "
Board Room 20 "
Lad -ies Meeting Room 20 "
Library
10 "
Dining Deck 60 "
453 persons @ 1 Per 3 = 151 cars
Junior Boats (85) 85 persons 4 cars
Senior Boats (50) 110 50 "
194 persons 54 cars
Total car requirement (151 + 54) 205 cars
'The above figures are based on maximum usage and the assumption that
almost all of the juniors will either walk, bicycle, or be dropped
off at the club.
The applicant, in addition, has submitted what he considers to be a
"normal usage" chart which reads as follows:
1. Banquet or Grand Opening 300 people 100 cars
Employees 22 22
322 122
It is assume& that during,an event of this type., other meetings, boat -�
ing, etc would be nil 1,.
TO: Planning Commission - 3.
2. Normal maximum weekend activity:
Lunch
Boats
100 people 35 cars
75 "
Office and help 15
Misc. (bar, lounge,etc.) 100__ "
290
60"
15 "
30 "
130
This is assumed by the applicant to be the absolute maximum usage
of the facilities.
The sum of.parking requirements according to City ordinances would
be as follows:
125 boats dry storage and 425' of side
ties 42 spaces
- 5$ boats at slips
183 boats, total
57
99..- spaces
Restaurant, bar and dining deck(380 seats) t,127 spaces
% Office and meeting space (5119 sq.ft.) 20 "
Total required parking 246 spaces
The figures noted above for boat slips include all of the proposed
slips southeast of the most southerly tip of the yacht club site,
even though some of the slips ma,y be leased commercially by the
Irvine Company rather than be reserved exclusively for the use of
members of the Bahia Corinthian Yacht Club. if slips at this loca-
tion are leased to persons who are not members of the yacht club,
the yacht club should be required to provide parking spaces and
rest room facilities necessary to serve these slips, and the Irvine
Company should be required to provide an equivalent number of off -
street'parking spaces within a distance of 300 feet from the exter-
ior boundaries of the yacht club site for use by members of the yacht
club.
City ordinances require a total of 246 spaces, if the off - street
parking requirement is based on the sum of the number of spaces
required for"each component portion of the yacht club, and no allow-
ance is made for the fact that peak parking demands for all activities
probably would not occur at the same time.
Staff feels that it is unreasonable to apply all of the individual
requirements and then combine then as it is unlikely,that all
TO: Planning Commission - 4.
facilities and activities would be in peak operation at any one
time. Therefore,. it is necessary to arrive at a "reasonable" figure
that would guarantee adequate parking. Staff is of the opinion that
it would be logical to anticipate a 2/3 use ratio; therefore, 164
parking spaces would be a reasonable requirement, based on this use
ratio. The total family membership should also be examined and a
fair requirement would be i parking space for each four families.
The present membership stands at 409 families and the maximum pro-
jected figure is 700 families. Based on one space per family,
this would mean that the present requirement would be 102 spaces
and the projected requirement would be 175 spaces.
In order to .prov de a basis for comparison, figures were secured
from the Newport Harbor Yacht Club; these figures are as follows:
617 regular members (not families)
74 women members
44 racing skippers
64 junior members
799 Total membership
272 boats dry storage
19 boats at slips and side ties
72 boats at off shore moorings
363 Total boats
463 seats restaurant, bar, and dining deck
546 person capacity if restaurant, etc. converted
to assembly area.
Total on -site parking provided is 51 spaces. It is noted that a
large amount of on- street parking occurs; in addition, many members
walk to the club. less on- street parking it available in the vicinity
of'the Bahia Corinthian Yacht Club, and the potential problems re-
sulting from a large amount of on- street parking are much more
serious.
Based on all of the above data, staff recommends approval of the
application subject to the following conditions:
1. At least 175 off - street parking spaces shall be pro-
vided on site, or within a distance of 300 feet from
the exterior boundaries of the yacht club site, for
use by members of the yacht club. This requirement
is based on full development of yacht club facilities,
according to the plans and information which have been
submitted. If stage development is contemplated, the Q
,1
TO: Planning Commission - S.
yacht club should submit information to enable the
Planning Commission to determine the number of
off - street parking spaces to be provided for each
stage of development.
2. Dry boat storage shall be limited to 125 boats,
unless additional parking is provided.
3. On sale liquor, including beer and wine, is per-
mitted as a part of the club activities.
4. Prior to the issuance -f any building permit the
map for Tract 6927 ^ be approved or a parcel
map for the area en. .,ssed by this development
must be recorded, in. uding the water area desig-
nated.for slip spaces, immediately southeast of
the yacht club site.
By
ames zum
Associa a Planner
JEN:hh
Attachments: Vicinity Map
Plot Plan
1
w
Planning CommiAh,.n Meeting July 17, 1969
Item No. 1
CITY OF NEWPORT BEACH
July 11, 1969
TO:
Planning Commission
FROM:
Planning Department
SUBJECT:
Use Permit Application No. 1437
Request for approval of the construction of
a yacht club.
LOCATION:
Portion of Lot 7 and northwesterly Portion,-of
Lot 8, Tract 3232 located at 1601 Bayside,
Drive, on the south side of Bayside Drive,
southeast of the intersection of E1 Paseo
and Bayside Drive.
ZONE:
C -1 -11
APPLICANT:
Bahia Corinthian Yacht Club, Newport Beach
OWNER:
The Irvine Company, Newport Beach
Background
This application was continued from the Planning commission meeting
of June 19, 1969, to allow further study of the allocation of park-
ing spaces to serve boat slips, all of which are being retained by
the Irvine Company.
The applicant has furnished information to the effect that parking
for 32 slips, or 23 parking spaces, will be provided on the 3ahia
Corinthian Yacht Club site. In addition; the applicant proposes
99 parking spaces to serve the activities of the club, exclusive
of any slips. Parking for the remaining 20 slips in front of the
Bahia Corinthian Yacht Club will be provided by the Irvine Company
at a separate location to the west, where a total of at least 46
off - street parking spaces are tc be located. These would serve the
20 slips mentioned above, "and an additional 42 boat slips or ties,
extending west to approximately the middle of the Mai Kai Apartments.
Analysis and Recommendation
The following is submitted in addition to the information furnished
in the Staff report of June 13, 1969:
The dry boat storage which was to be limited to 125 boats will more
nearly approximate 80 to 100 boats.
All slip.parking is computed and provided for separately. The club
proposes 99 parking spaces to be reserved for the exclusive use of
club members;..ard'23 parking spaces for the Irvine Company -owned and
operated slips southeasterly of the club.: It should be noted that d+,
T0: Planning Commission - 2.
the existing curb parking on Bayside Drive is of a temporary
nature and cannot be relied upon to satisfy the requirements
for the yacht club; but it will undoubtedly be used and will_
offer relief until such time as Bayside Drive is widened or.
posted for no parking.
A comparison of the parking available at other yacht clubs shows
that Newport Harbor Yacht Club has 51 on -site parking . spaces and
the Balboa Yacht Club has 71 on -site parking spaces. As was
stated in the previous Staff report, in a multi -use facility of
this type, the individual incremental parking requirements should
not be directly applied.
The applicant's plan for a total of approximately 122 off - street
parking spaces on ground level (and a reduced area for dry storage
of boats) would appear to provide an adequate basis for approval
of this application, according to experience with existing similar
activities in the Newport Harbor Area. If the scale of operations
expands, it may become necessary for the club to acquire additional
property and /or construct multi -level parking facilities.
It is recommended that Use Permit No. 1437 be approved subject to
the following conditions:
1. At least 122 off - street parking spaces shall be
provided on site.
2. Design layout of the parking lot, including the
entrance /exit treatment, shall be subject to the
approval of the City Traffic Engineer.
3. Landscap:ng plans, including all perimeter walls
and fencing, shall be submitted to, and-approved
by, the Planning Director. The landscaping is to
be installed in accordance with the approved plan
prior to final building inspection.
4. The membership of the club si.all be limited to
700 member families.
5. Dry boat storage shall be limited to 100 boats.
6. All activities shall be those of a private yacht
club. Normal usage will include but not be limited
to dining and dancing as well as meetings and
sailing classes.
7. On-sale liquor, including beer and wine, is per-
mitted as a part of the club activities.
0
. . 1
T0: Planning Commission -.3.
8. Prior to the issuance of any building permit,
the map for Tract 6927 must be approved or a
parcel map for the area encompassed by this
development must be recorded, including the
water area designated for slip spaces immedi-
ately southeast of the yacht club site..
t
M U M
Associate Planner
JEN /kk
Attachments: Staff Report - 6/13/69
Vicinity Map
Plot Plan
TY OF NEWPORT BE/-,JAI COMMISSIONERS
(
July 17, 1969
the nominations were closed on motion of Commi;�j i
sioner Brown, seconded by Commissioner Watson, I
and carried„ John J. Jakosky, Jr, was unanimoulsly
lected Chairman for the fiscal year 1969 -70. j
! i
Nomi tions for 1st Vice Chairman were opened.
Commiss' ner Adkinson nominated Commissioner I I I
John S. son, seconded by Commissioner Martin.
There being further nominations, the nomina- I I ;
Lions were9clo d on motion of Commissioner
Dosh, seconded b 0mmissioner Brown, and carried. I i ,
Commissioner John Watson was unanimously
elected 1st Vice Cha'i n for the fiscal year
1469 -70. I l I
Nominations for 2nd Vice Chal an were opened.
Commissioner Curt Dosh was nomi ed by Commis -j
sioner Glass, seconded by Commissi er Adk.insonj. I j
There being no further nominations, nomina-
tions were closed on motion of Commissi er Bro n, I
seconded by Commissioner Martin, and card i - I I
Curt Dosh was unanimously elected 2nd Vice i
man for the fiscal year 1969 -70. I !
i
Nominations for Secretary were opened. Commis- j I
sioner Don R. Adkinson was nominated by Commis -
sioRer.Dosh, seconded by Commissioner Jakosky.
There being no further nominations, the nomina-
tions were closed on motion of Commissioner I
Glass, seconded by Commissioner Watson, and !
carried. Don R. Adkinson was unanimously '
elected Secretary for the fiscal year 1969 -70. i
item 1.
I
USE PERMIT Request for approval of the construction of a
�— yacht Club. � i
APPROVED Location: Portion of Lot 7 and northwesterly ;
Portion of Lot 8, Tract 3232 located: j
at 1601 Bayside Drive, on the south
side of Bayside Drive, southeast of
the intersection of El Paseo and I i
Bayside Drive.
(Zone: C -1 -fi
Applicant: Bahia Corinthian Yacht Club,
Newport Beach i
Owner: The Irvine Company, Newport Reach I
:'kzNla is <: , P a g e
July 17, 1969
CITY OF NEWPORT BEACP
Manning Director °Nilson described the applica -II
;ion. Mr. William Ficker, representative of
ippli can t, and Mr. James Taylor, representative
if the owner, were presenL.
%f ter lengthy discussion, the application was
approved subject to Staff recommendations,
jeleting Condition No. 4 and expanding Ccnditio
0. 1 to add specifiL. details as follow. The
action of the Planning Commission is based upon
understanding that the membership of the Bahia
Corinthian Yacht Club will not exceed 700 membe
families.
Conditions:
1. At least 122 off- street parking spaces
shall be provided on site; 98 of which
are to be designated to mee?-the parking
requirements of the Bahia Corinthian
Yacht Club and 24 of which are to be
designated to melt the requirements of
31 boat slips adjacent to the southerly
corner of the yacht club site. Parking
arrangements shall be set forth in
detail in an agreement which shall be
subject to approval,cf the City Attorney
COMMISSIONERS
� G
INS
3 �a
1 1O i 0 ,N
? l J
b=r4 =
2. Design layout of the parking lot, includ
ing the entrance /ex4t treatment, shall b 7}✓ c'J'
J subject to the approval of the City J -_ %el,
Traffic Engineer.
3
4
5
6
Landscaping plans, including all perimeter
walls and fencing, shall be submitted tol
and approved by, the Planning Director. I
The landscaping is to be installed in
accordance with the approved plan prior i
to final building inspection.
Dry boat storage shall be limited to
100 boats.
All activities shall be those of a private
yacht club. Normal usage will include
but not be limited to dining and dancing;
as well as meetings and sailing classes.j
On -sale liquor, including beer and wine,
Is permitted as a part of the club activ
Page 3.
ti P-s
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,a,
fY OF NEWPORT
COMMISSIONERS
"A TI ;Request
7. Prior to the issuance of an7building
permit, the map for Tract 69ust be
approved or a parcel map for the area
encompassed by this development must be
recorded,.including the water area desig
nated for slip spaces immedfateiy south-
east of the yacht club site. I
for subdivision of 6.8± acres into 12
lots, 2 commercial lots and 3 under-
Motion
Second
All Aye
x
!
x
=P C lresidential
P
water lots.
PPROVED
kvcati on: Portion of Lots 8 and 9, Tract 3232
located on the south side of Bayside
Drive, southeast of the intersection
j
of E1 Paseo and Bayside Drive.
Zone: R -1 and C -1 -H
j I
Applicant.: Th Irvine ComXse any, Newport Beach
Owner: Sampplicant
I
i
Planning Direci or. described the applica-
I
tion. Mr. -lamlo was present to represen
I
owner /applicanfter 'scussion the Planning
,I
Commission votrecomm d to the City Councithat
this enttract ma b e approved in
accordance witff recomme ation, deleting
Condition No. rewording C dition No. 2
to require thaevised tentati map be sub-
mitted showing entire water are northeaste
ly
of the bulkheae as a single lett red lot.
Chairman Jakosy structed Staff to loo into
the matter of rezoning the water area and
jinitiatina proceedings.
(Revised Conditions:
�I
1. That all improvements be constructed as
I
(
!
required by ordinance and the Public
I I
Works. Department.
I
;
2. That a revised tentative map be submitte
showing the entire water area rortheastev
of the bulkhead line as a single lettere
ly
I
i
lot.
Page 4.
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EXHIBIT 4
INFORMATION PROVIDED
BY THE APPLICANT �°�
Bahia Corinthian /.Yacht Club
April 1, 2004
Rosalinh M. Ung
Associate Planner
City of Newport Beach
3300 Newport Boulevard
P.O. Box 1768
Newport Beach, CA 92658 -8915
Dear Rosalinh,
PLANNINf�3 DEPARTMENT
CITY OF NEWPORT BEACH
aPR 0 5 2004
? 8loll0111112111213141516
This letter is in response to our conversation on the revised parking lot plan for Bahia
Corinthian Yacht Club. Per your request, I have included the reasons as to why we feel
the Planning Department should support our request for an amendment to our current use
permit.
Our current use permit requires us to provide 122 off -street parking spaces. Right now
we are able to accommodate 87 spaces and our proposed revision would allow us 95 off -
street spaces and 120 spaces for valet operations. This proposed revision would .
dramatically decrease and eventually eliminate members and guests parking on
neighboring streets or in nearby parking lots.
Getting to our ultimate goal of 122 spaces is not out of the question. We can increase the
number of parking spaces in our lot and dry storage area, by utilizing valet operations as
needed for large events and functions. We do have space to accommodate an additional
25 cars within our parking lot and dry storage area. These spaces will be marked on our
site plan. However, we will not be able to permanently mark these spaces on site, as the
required space would infringe upon the city code requirements for drive through space
and parking space size.
The second issue to be addressed is the use of our private access gate. We request that
the city of Newport Beach allow us to keep our gate card accesses to both our main
parking lot and dry storage area. Most importantly these gates provide security to both
our members vehicles and boats. Providing secured access is one of the benefits of
belonging to a "members only" club. Dues that are paid to the club help to maintain
these gates.
We fully understand that these gates do. not allow access to non - member guests, however
we have a solution to help reduce themumber of vehicles parked on the street and in
neighboring lots during special events and for visiting non - members. First of all the gate
to enter our parking lot is in plain view of our front office and our front office personnel
1601 Bayside Drive, Corona del Mar, California 92625
Phone (949) 644.9530 Fax (949) 6449580 www.bcyc.org
Bahia Corinthian /,.Yacht Club
has the ability tQ open the gate with a wireless remote from the front office as needed for
cars entering oEBayside Drive.
Next, we can schedule a staff member to be present at the gate during non - member events
to allow cars to park in our lot and again reduce the number of vehicles parking on
neighboring streets or in nearby lots.
As you can see, we can solve any issues the City of Newport Beach Planning Department
has with our proposed amendment. We again ask for your support in approving our
proposed amendment and ask for your recommendation to the City of Newport Beach
Planning Commission.
Please feel free to contact me with any questions or concerns. We look forward to
resolving these issues promptly.
Sincerely,
' Carlson
General Manager
1601 Bayside Drive, Corona del Mar, California 92625
Phone (949) 644 -9530 Fax (949) 644 -9580 www.bcyc.org
Bahia Corinthian ApYacht Club
April 30ffi, 2004
Rosalinh M. Ung
Associate Planner
City of Newport Beach
3300 Newport Blvd.
P.O. Box 1768
Newport Beach, CA 92658 -8915
Dear Rosalinh:
RECEIVED 13Y
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
MAY 0 5 2004 PM
71819110111 X12 ,112,3141511
I am writing you to address your requested operational characteristics of the Bahia
Corinthian Yacht Club. Listed below is the detailed information needed to assist with the
approval of our application submitted to the City of Newport Beach.
Detailed description of club operations:
• Number of members - 425
• 35 year round employees, adding 15 P/T employees for 6 weeks during the
summer.
• Hours of operation are as follows: Club Closed Mondays and Tuesdays,
Wednesday — Sunday 9am to 9pm (office hours) and 12pm — 9pm (dining room
hours), with the maim bar staying open until midnight each evening. Lunch is
served 5 days each week from 12pm — 2pm and averages 20 members; Dinner is
served 5 nights each week from 6pm — 9pm and averages 50 members in
(including the main bar).
• 2 -3 monthly "member only club events" which average 100ppl. in attendance,
• 5 -6 annual "member only club events" which average 250ppl. in attendance, 7 -8
monthly "non- member events" which average 40ppl. in attendance and 1 -2
monthly "non- member events" which average 150ppl. in attendance.
• At any given time during weekday, evening or weekend hours of operation the
club will have an average of 20 employees on site. For large events and
functions, we may have up to 25 employees on site. Approx. 12 -15 employees
have access or approval to park within our main parking lot at any time. All other
employees park outside on neighboring streets of Bayside or El Paseo. On
average, 10 -12 employees may be parked outside the lot on nearby streets.
• Presently, I am unaware and not able to find any type permit attained by the club
for the main controlled- access gate to the parking lot. This gate is the only sense
of privacy and security the club has. Without the main gate, we are not able to
keep public vehicles off -site that may have access to our docks and slips along
with our dry storage areas.
1601 Bayside Drive, Corona del Mar, California 92625 h
Phone (949) 644 -9530 Fax (949) 644 -9580 www.bcyc.org 1J
Bahia Corinthian /4Yacht Club
Additionally, I have attached documentation showing the purchase of land and slips
within our marina from the Irvine Company. With this purchase, we no longer have any
obligation or agreements with the Irvine Company relating to slips, access to slips or
parking spaces on -site for non - members.
Also, our boat slips, dock space and dry storage are for members use only. We do not
allow any non - members access to our slips, docks or dry storage areas for commercial
use. We do however allow members of visiting yacht clubs access to our guest dock, on
a limited basis with notice or reservation.
I hope you will find this information valuable and necessary to move forward with the
processing our requested use permit waiver. Please feel free to call me with any further
questions you may have or information needed.
Thank you in advance for your consideration.
Sincerely,
rian Carlson
General Manager
Barry Levy
Commodor
1601 Bayside Drive, Corona del Mar, California 92625
Phone(949)644 -9530 Fax (949) 644 -9580 www.bcyc.org
BAHIA CORINTHIAN YACHT CLUB MEMORANDUM
TO: BRIAN CARLSON
FROM: SUSIE BRODRICK
SUBJECT: DRYSTORAGE
DATE: 10/16/03
CC:
BOATYARD
76
Total Spaces
60
Rented
5
Sail Fleet
10
Junior Boats
1
Vacant
10 Lasers in the Rack (full)
SABOT STORAGE
112 . Total Spaces
102 Rented
4 Juniors Pending Removal
10 Vacant
ABOVE LOCKER STORAGE
9 Total Spaces
3 Vacant (2 spaces with unknown sails)
LOCKERS
86
Total Lockers
3
BCYC
14
Vacant
69
Rented
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EXHIBIT 5
CORRESPONDENCES IN OPPOSITION
��0
CLAYTON, CLAYTON &CO.
3700 CAMPUS DRIVE, STE. 106, NEWPORT BEACH, CALIFORNIA 92660
April 12, 2004 RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
Rosalinh M. Ung
Associate Planner APR 13 2004 PM
City of Newport Beach AM
P.O. Box 1768 71819110111112111213141516
Newport Beach, California 92658 -8915
Re Bahia Corinthian Yacht Club
Use Permit 1437
Dear Mrs. Ung:
I understand that you have now had contact with parties responsible for the operation of
the Yacht Club, and that they have responded to you in reference to their parking
shortfall, but not their expanded operation.
I originally appealed to the city code enforcement department in letter form on July 28,
2003 and now after these 320 days I understand that the Club has asked for an
amendment to their use permit and request that they be able to operate with even fewer
code compliant parking spaces than the 122 that were the minimum required based on the
use of the facilities furnished to the staff and commissioners when the use permit was
approved.
My original correspondence contained documentation pointing out changes in the Clubs
operation that make the 122 parking spaces totally inadequate and the use of an access
control for the entire parking system totally in violation of the use permit and a degrading
and impossible condition for the surrounding property owners.
Excerpt from use permit 1437
At least 122 off -street parking spaces shall be provided on site; 98 of which are to be
designated to meet the parking requirements of the Bahia Corinthian Yacht Club and 24
of which are to be designated to meet the requirements of 31 boat.slips adjacent to the
southerly corner of the yacht club site. Parking arrangements shall be set forth in detail
n an agreement which shall be subject to approval of the City Attorney." (See Exhibit 2)
(949) 852 -0300 • FAX (949) 852.0902 L
Rosalinh M. Ung
Associate Planner
City of Newport Beach
Page Two
It should also be noted that these parking requirements were based on stated conditions
that are totally different than presently exist in many areas. By example:
Applying the standards in the use permit to the current uses you can calculate that the
required parking for the boat slips is 24/31 =.78 spaces per slip. This same formula
applied to the 69 boat slips the club now provides would be .78X69 =54 parking spaces or
an additional 30 parking spaces for a total of 152 on site spaces of which the 54 spaces
would be designated for boat slip use. And not behind control gate limited to club
members only.
The dry storage is difficult to calculate due to the fact that the Club stated to the staff and
commissioners that there would probably only be a need for 4 parking spaces for the 100
dry boats because most of the users would walk, ride their bicycles or be dropped off.
The Club now has 110 Sabot boats and 90 additional boats, along with an 8,000 pound
(4- ton) crane to lift them into the water. A reasonable assumption that the same
requirement for boat slips be applied to the additional 90 boats, which could weigh up to
4 tons would be .78X90 =70 parking spaces, also without restrictions of a parking control
gate.
The above calculations show a requirement of 222 parking spaces, without even
addressing the requirement for additional parking made necessary by the other increased
uses not declared to the staff or commission in the original use permit, they are listed in
my letter of July 28, 2003.
We are still hoping that we can operate our office building in a high class atmosphere.
We are in a dilemma, because we can not continue as conditions now exist. A change to
residential use is the only way we can restrict the ingress and egress caused by a Club
management that is more concerned with bottom -line performance than complying with
City codes that are in place to protect all Newport Beach businesses. A zone change
appears so unlikely, because of the California Coastal Commission, that we have not
even asked for feedback about the cities view on that possibility.
3�
Use permit maximum
Current conditions
Dry boat storage
100
200 010 Sabots + 90 boats)
Boat slip
( 31
69 plus guest dock
Applying the standards in the use permit to the current uses you can calculate that the
required parking for the boat slips is 24/31 =.78 spaces per slip. This same formula
applied to the 69 boat slips the club now provides would be .78X69 =54 parking spaces or
an additional 30 parking spaces for a total of 152 on site spaces of which the 54 spaces
would be designated for boat slip use. And not behind control gate limited to club
members only.
The dry storage is difficult to calculate due to the fact that the Club stated to the staff and
commissioners that there would probably only be a need for 4 parking spaces for the 100
dry boats because most of the users would walk, ride their bicycles or be dropped off.
The Club now has 110 Sabot boats and 90 additional boats, along with an 8,000 pound
(4- ton) crane to lift them into the water. A reasonable assumption that the same
requirement for boat slips be applied to the additional 90 boats, which could weigh up to
4 tons would be .78X90 =70 parking spaces, also without restrictions of a parking control
gate.
The above calculations show a requirement of 222 parking spaces, without even
addressing the requirement for additional parking made necessary by the other increased
uses not declared to the staff or commission in the original use permit, they are listed in
my letter of July 28, 2003.
We are still hoping that we can operate our office building in a high class atmosphere.
We are in a dilemma, because we can not continue as conditions now exist. A change to
residential use is the only way we can restrict the ingress and egress caused by a Club
management that is more concerned with bottom -line performance than complying with
City codes that are in place to protect all Newport Beach businesses. A zone change
appears so unlikely, because of the California Coastal Commission, that we have not
even asked for feedback about the cities view on that possibility.
3�
Rosalinh M. Ung
Associate Planner
City of Newport Beach
Page Three
After 56 years of nearly continuous family ownership of property on Bayside Drive,
including 20 years on this site, we would like to retain ownership but the viability as a
professional building, operating with a neighboring property owner flagrantly defying
city codes and state laws, is severely curtailed.
To sum up we must get results, it cannot be right to ignore laws and codes, please let us
be the easy going property owner we started out to be 320 days ago. We think it is good
that you have tried to work with the Club management but we are suffering and they are
not responding to either the agency with police powers or the neighborhood with the
potential of great financial loss.
Yours truly,
Earl Buzz Clayton
Cc: Chandra Slave — Assistant Planner
Jim Sinasek — Code Enforcement Supervisor
John Douglas — JH Douglas
3�
EXHIBIT 6
PROJECT PLANS qb
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