HomeMy WebLinkAboutBahia Corinthian Yacht Club (PA2004-002). CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 3
August 5, 2004
TO: PLANNING COMMISSION
FROM: Planning Department
Rosalinh Ung, Associate Planner
rung @ city. newoort- 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
An amendment to Use Permit No. 1437 to allow the increase of required on -site parking
from 122 to 129 spaces and to maintain 100 boats in the outdoor dry boat storage area.
BACKGROUND
The applicant originally proposed 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. This application is related to the operation
of Bahia Corinthian Yacht Club which has been altered substantially in terms of its site
plan and on -site parking provisions since the early 1970's. Specifically, the required
number of parking spaces was not being provided; a control gate at the main entry to
the parking lot had been installed without approval; and the dry boat storage area within
the property was approximately twice the approved size authorized by the use permit for
the yacht club in 1969. Additionally, the yacht club has opened the facility to the general
public. This change in operational characteristics has increased the intensity of use and
has resulted in increased parking demand in the area that has not been accommodated
on -site due to the unauthorized reduction in parking and the access controls of the
parking lot.
On January 7, 2004, the yacht club filed the subject application to legalize the changes
to the site plan, to reduce the on -site parking spaces from 122 to 95 spaces and to
maintain their dry storage boat capacity up to 200. The applicant chose not to augment
the application with a professional parking study or a parking management plan as
suggested by staff.
Bahia Corinthian Yacht Club (PA2004 -002)
August 5, 2004
Page 2
After receiving public comments at the scheduled June 17, 2004 meeting, the Planning
Commission continued this item, as requested by the applicant, to July 22, 2004. The
continuance was necessary to allow the applicant to augment their Use Permit
application with a parking study /management plan.
On July 19, 2004, the applicant submitted a revision to the previously submitted
application. The augmented application consists of a revised site plan showing a new
on -site parking design and a parking demand study /parking management plan. The
applicant proposes to reduce the dry boat storage area and provide a total of 129 on-
site parking spaces, and maintain 100 boats in the outdoor dry storage area. Due to
time constraints, the Planning Commission continued the application to the August 5,
2004 meeting to allow additional time for review of the new material.
The augmented application contains a revised site plan showing a new on -site parking
design for the Bahia Corinthian Yacht Club and a parking demand study /management
plan prepared by The Mobility Group. The applicant is proposing to implement their
proposal with the following measures:
Remove the access gate located at Bayside Drive and the entrance to the
parking lot of the yacht club.
2. Eliminate all reserved club member parking.
3. Eliminate a portion of the dry boat storage and utilize this area for additional
vehicular parking in a manner consistent with the original use permit.
4. Add a total of 48 striped parking spaces through the reuse of the dry storage
area and other on -site alterations for a total of 129 on -site spaces which exceeds
the original Use Permit requirement of 122 spaces.
Increase the total on -site parking from 129 to 150 spaces through the use of valet
parking.
6. Implement the parking management plan of the prepared parking demand study
which balances available parking with the utilization of the yacht club.
Revised Site Plan
The revised site plan shows the overall proposed site improvements to the yacht club,
mainly to the existing parking lot and the dry boat storage areas. In addition to the
elimination of the access gate at the main entrance, the applicant is proposing to reduce
the size of the existing dry boat storage area and reconfigure the loading dock and trash
Bahia Corinthian Yacht Club (PA2004 -002)
August 5, 2004
Page 3
areas to provide a total of 129 parking spaces for the yacht club. The existing parking
spaces in the parking lot are proposed to remain as currently striped. Of the 129
spaces, 119 spaces will be available at all times for use by the patrons and 10 spaces
will be provided inside the gated dry storage area for employees.
The use of valet parking is also proposed when necessary based on anticipated
attendance at the yacht club. A total of 21 additional parking spaces will be provided
under this arrangement. The valet pick -up /drop -off will be conducted at the front door of
the club, where the existing parking aisles provide the necessary queuing for vehicles.
With the valet parking arrangement, the site could provide up to 150 parking spaces.
The remaining dry boat storage area will be limited to the northwest comer of the
property, at the same general location as originally approved by Use Permit 1437. This
area will be gated and accessed only by the club members and employees. The
applicant requested that the permitted number of boats stored within this storage area
be limited to 100 watercrafts. This request is to clarify the ambiguity of the allowable
number of boats stored on the premises specified in the original Use Permit as the
yacht club stores small boats inside the clubhouse at the lower lever and larger boats
outside. There are approximately 100 small watercrafts, mainly sabots and
dinghies/tenders, and a few kayaks currently stored in the basement level of the
clubhouse.
With the changes proposed in the revised site plan where the access to the dry boat
storage area and the main parking lot is limited, the Fire Department is requiring the
applicant to either relocate the existing dock fire protections or provide new fire
connections at Bayside Drive. This requirement has been included as an condition of
approval in the attached draft Resolution.
As proposed, the removal of the control access entry gate helps to eliminate a potential
hazard and vehicle maneuvering conflicts at the entry point to the site and will facilitate
better vehicle access to the on -site parking lot, thereby reducing off -site parking problem
along neighboring streets. The increased on -site parking by reducing the dry boat storage
area is more than required by Use Permit No. 1437, and with the implementation of valet
parking the on -site parking will be increased to 150 spaces. Parking along Bayside Drive
and El Paseo and on nearby private properties by patrons of the facility should be
greatly be reduced. Staff supports the gate removal proposal and has no concerns with
the proposed number of boats stored outside within the dry storage area to be limited to
100 boats. However, should additional on -site parking be considered necessary,
reducing the dry boat storage area further would be necessary.
Parking Demand Study /Parking Management Plan
Beside the normal boating - related activities, the addition of nonmember activities, such as
Rotary Club meetings and social functions, conducted on the premises have increased the
parking demand and changed the operational characteristics of the private yacht club. The
Bahia Corinthian Yacht Club (PA2004 -002)
August 5, 2004
Page 4
applicant demonstrates how the proposed number of on -site parking spaces would
effectively accommodate the majority activities now being conducted with the submittal
and implementation of a parking demand study /parking management plan (Exhibit 4).
The parking study takes into considerations the actual parking demand and use counts
and observations in conjunction with an analysis of the operational characteristics of the
yacht club. The study also considered available records which resulted in an analysis of
normal and routine use of the yacht club by the members, all the club's sponsored events
and functions, and all guest events conducted at the yacht club within the past year.
The study identified a parking need for the yacht club in the range of 131 to 180 spaces.
This range takes into consideration the City parking requirement of 131 spaces (one space
per 35 square feet of assembly area located on the main level of the club house) and the
estimated parking need by conducting actual observations of parking occurrences at the
facility, i.e. a peak weeknight, a typical weeknight, and a peak weekend day during the
summer. Parking for 160 automobiles covers most circumstances at the club, and 180
spaces for most of the peak needs. Lastly, the study identified that there will be limited
number of times during the year when street parking will still occur for the annual City -wide
events like the Ensenada Race and the Christmas Boat Parade. Securing additional off -
site parking for these occasions should be considered.
The findings from the study are summarized as follows:
• The request for a parking reduction to 95 spaces as previously proposed would
result in insufficient parking for the yacht club.
• The use of the control access entry gate often restricts access into the parking lot to
only members, which then necessitated visitors and employees to parking off -site.
• The use of reserved spaces for club officers often meant that needed spaces
remained vacant while forcing non club officers to park elsewhere, often on the
public streets.
• The six measures as proposed by the applicant would provide sufficient parking on-
site for the majority of club activities and functions.
• A parking need of 160 spaces covers most circumstances at the club, and 180
spaces covers most of the peak needs.
• The 150 spaces provided on -site would not be adequate for all of the functions that
were held at the yacht club during the last year.
At this time, no agreements have been entered into with any off -site locations; therefore
off -site spaces cannot be incorporated in the club's parking supply. The applicant is activity
seeking off -site supply and it is possible it may become available in the near future.
Bahia Corinthian Yacht Club (PA2004 -002)
August 5, 2004
Page 5
The parking management plan, therefore, proposes to prevent parking demand from
exceeding the parking supply for most functions through the adoption of specific
occupancy limits for weekdays and weekends. The applicant would determine on a weekly
basis the expected number of attendees, and the overall parking demand for each day
based upon past experience, and will determine when valet parking will be needed, and
whether or not the size of events should be curtailed.
The parking management plan also identified the following measures which the applicant
proposes to implement:
1. The new employee initiation program will include a section addressing appropriate
parking location and procedures.
2. Employees will be provided with a card or code to open the parking to the secured
boat storage area for employee parking.
3. Written communications will be prepared and sent to each member of the club
which will detail the parking policies of the club. This or similar communication will
thereafter be sent to each member once a year.
4. With the exception of the gating to secure the dry boat storage portion of the yacht
club, no gating of the vehicular access areas will be permitted.
5. All non - emergency professional (outside vendors) boat maintenance activities are
to be conducted between 8:00 a.m. to 5:00 p.m., Monday through Friday.
6. Loading activities at the club will be restricted to periods of the day when parking
demand is low.
Conclusion
The applicant proposes to limit the total person attendance (member dining and outside
functions) at the clubhouse to levels that can be accommodated by the on -site parking
supply. In staff's opinion, the implementation of this proposal is problematic in terms of
enforcement as it relies on occupancy limits (that are far below the building occupancy
limits) based upon anticipated vehicle occupancy. Since the concern of the application is
parking, staff suggests the simpler technique requiring that all parking occur on -site. This
technique will still require a commitment by the applicant to anticipate parking demands
and schedule events accordingly. The applicant has indicated that they are prepared to
regulate the number and size of events and they will limit the number of dining activities as
necessary to alleviate parking conflicts.
Bahia Corinthian Yacht Club (PA2004 -002)
August 5, 2004
Page 6
Staff believes that with the implementation of all the measures identified in the augmented
application and proper scheduling of events, off -site parking problems can be minimal for
the majority events.
Other alternatives do exist however. Increased on -site parking can be accommodated
through further reduction of dry boat storage area. Additionally, events open to the general
public can prohibited or limited in some degree.
Additionally, staff suggests that the application be conditioned with a six -month review by
the Planning Commission from date of approval to ensure that adequate operation and
coordination of the events and activities occurring on -site does not exceed the on -site
parking provided.
Public Participations/Comments
With the assistance from the consultant, the applicant has interacted with the Bayside
Drive and the Irvine Terrace residents to identify parking and traffic related issues and
worked to identify possible solutions for the yacht club and nearby residents (Exhibit 5).
Staff has received comments from the general public (Exhibit 6), mainly from the residents
of Bayside Drive and El Paseo Drive. Mr. Bill Rauth submitted a letter on behalf of the
residents dated July 6, 2004, expressing their concerns of the proposed application. This
letter has been forwarded to the Planning Commission and to the planning consultant firm
representing the applicant on July 6, 2004. Mr. Rauth also submitted another letter via
email on July 28, 2004, to staff and the Planning Commission, expressing concerns with
the parking demand study and parking management plan.
Staff also received letters in support of the application from The Leukemia & Lymphoma
Society and Southern California Yachting Association (Exhibit 6).
Environmental Review
This project has been reviewed, and it has been determined that it is categorically exempt
from the requirements of the Califomia Environmental Quality Act under Class 1 (Existing
Facilities). There will be no significant environmental impact as the subject property is
located in a fully developed area. The site is also devoid of any significant environmental
resources and no construction is proposed.
RECOMMENDATION
Staff recommends approval of the request subject to the implementation of the revised site
plan and parking management plan. A draft Resolution of approval containing the
proposed conditions for the amendment as well as the original conditions that are still
applicable to the establishment has been prepared and is attached.
Bahia Corinthian Yacht Club (PA2004 -002)
August 5, 2004
Page 7
Prepared by: Submitted by:
PIAAI�ja
salinh Ung, Ass ciate Planner Patricia L. Tempe, lanning Director
Exhibits:
1. Draft Resolution No. 2004 -_; findings of approval
2. Planning Commission Staff Report dated June 17, 2004
3. Planning Commission Minutes Excerpt from June 17, 2004 Planning Commission
meeting
4. Parking Demand Study /Parking Management Plan
5. Neighborhood Outreach
6. Public Comments
7. Project Plans
EXHIBIT 1
DRAFT RESOLUTION FOR APPROVAL
RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH APPROVING 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 and operate a private yacht club at the subject property.
The Use Permit included the approval of a waiver of on -site parking by reducing the required
parking from 246 to 122 spaces.
WHEREAS, the development of the site was implemented or modified to reduce the
required on -site parking, increase the dry boat storage, and install the unmanned gate without
City approval.
WHEREAS, this unpermitted modification has caused employees and visitors to park off-
site which has created parking conflicts with the neighboring properties. Additionally, the yacht
club has opened the facility by permitting assembly functions by non -club members. This
change in operational characteristics has increased the intensity of use and has resulted in
increased parking demand in the area that has not been accommodated on -site due to the
unauthorized reduction in parking.
WHEREAS, an application was filed by Bahia Corinthian Yacht Club on January 7, 2004,
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 boat storage 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, at the June 17, 2004 meeting, the Planning Commission received public
comments and continued the application to July 22, 2004, as requested by the applicant. The
continuance was necessary to allow the applicant to augment their Use Permit application
with a parking study /management plan. The Commission also directed the applicant to cease
the operation of the controlled gate at the main entry during business hours and discontinue
the use of the reserved parking spaces.
WHEREAS, on July 19, 2004, the applicant submitted a revision to the previous
submitted application. The augmented application consists of a revised site plan showing a
new on -site parking design and a parking demand study. The applicant proposes to provide a
total of 129 on -site parking spaces and to maintain 100 boats in the outdoor dry storage area.
Due to time constraints, the Planning Commission continued the application to August 5, 2004
meeting to allow additional time for review of the new material.
r
City of Newport Beach
Planning Commission Resolution No.
Page 2 of 7
WHEREAS, a public hearing was held on August 5, 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 revised application to amend Use Permit No. 1437, will not 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 not be detrimental to the
properties or improvements in the vicinity or to the general welfare of the City for the following
reasons:
The proposed increase in on -site parking by reducing the size of the dry boat storage
area will increase the supply above the number required by Use Permit No. 1437 and
with the implementation of valet parking, the on -site parking will be increased to 150
spaces.
2. A parking management study has been prepared which provides the framework for a
final parking management and valet operational plan that after final review and
approval by the Traffic Engineer and Planning Department, will more effectively utilize
on -site parking supply. The applicant is required to implement the measures included
in the plan and those required by the Traffic Engineer and Planning Department.
3. The removal of the control access entry gate helps to eliminate a potential hazard and
vehicle maneuvering conflicts at the entry point to the site and will facilitate better vehicle
access to the on -site parking lot, thereby reducing off -site parking problem along
neighboring streets and properties.
4. The applicant is required to manage the occupancy at the site such that the total parking
demand does not exceed 150 spaces when outside functions are scheduled or additional
off -site parking supplies must be secured.
5. The application will be reviewed by the Planning Commission six months after the date of
approval to ensure that adequate operation and coordination of the events and activities
occurring on -site will not surpass the on -site parking provided.
City of
Planning Commission
NOW, THEREFORE, BE IT RESOLVED:
Newport Beach
Resolution No.
Page 3 of 7
Section 1. Based on the aforementioned findings, the Planning Commission of the
City of Newport Beach hereby approves the amendment to Use Permit No. 1437, subject to
the Conditions set forth in Exhibit "A ".
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.
PASSED, APPROVED AND ADOPTED THIS a DAY OF AUGUST 2004.
AYES:
NOES:
ABSENT:
BY:
Larry Tucker, Chairman
BY:
Jeffrey Cole, Secretary
City of Newport Beach
Planning Commission Resolution No.
Page 4 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
AMENDMENT TO USE PERMIT NO. 1437
The development shall be in substantial conformance with the approved plot plan dated
July 26, 2004.
2. Use Permit No. 2004 -001 shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.91.050 of the Newport Beach Municipal Code. Use
Permit No. 1437 is hereby voided from this date forward upon approval of Use Permit
No. 2004 -001. In the event that the applicant chooses not to exercise this Amendment,
then Use Permit No. 1437 shall remain in effect for the existing establishment.
3. Any change in operational characteristics, hours of operation (for either restaurant or
retail and espresso bar), expansion in public area or other modification to the floor plan
(including patio dining area), shall require amendment to this Use Permit or the
processing of a new Use Permit.
4. This Use Permit may be modified or revoked by the City Council or Planning
Commission should they determine that the proposed uses or conditions under which
it is being operated or maintained is detrimental to the public health, welfare or
materially injurious to property or improvements in the vicinity or if the property is
operated or maintained so as to constitute a public nuisance.
The operator of the yacht club shall be responsible for the control of noise generated
by the subject facility. The noise generated by the existing use shall comply with the
provisions of Chapter 10.26 of the Municipal Code. The maximum noise shall be
limited to no more than depicted below for the specified time periods unless the
ambient noise level is higher:
6. On -sale liquor, including beer and wine, shall be permitted as a part of the club activities.
�1
Between the hours of
Between the hours of
7:OOAM and 10:OOPM
10:OOPM and
7:OOAM
Location
Interior
Exterior
Interior
Exterior
Residential Prop a rty
45dBA
55dBA
40dBA
50dBA
Residential Property located within
100 feet of a commercial
45dBA
6OdBA
45dBA
50dBA
ro e
Mixed Use Property
45dBA
60dBA
45,
50dBA
Commercial Property
N/A
65dBA
N/A
1 60dBA
6. On -sale liquor, including beer and wine, shall be permitted as a part of the club activities.
�1
City of Newport Beach
Planning Commission Resolution No.
Page 5 of 7
7. The approved site plan shall be implemented and completed within sixty (60) days
from the date of the Planning Commission approval. The applicant/operator shall
implement the following measures:
a. Remove the access gate located at Bayside Drive and the entrance to the
parking lot of the yacht club.
b. Eliminate all reserved club member parking.
C. Eliminate a portion of the dry boat storage and utilize this area for additional
vehicular parking in a manner consistent with the approved site plan.
d. Add a total of 48 striped parking spaces through the reuse of the dry storage
area and other on -site alterations for a total of 129 on -site spaces.
e. Increase the total on -site parking from 129 to 150 spaces through the use of
valet parking.
f. Implement the parking management plan referenced in the parking demand
study which balances available parking with the utilization of the yacht club.
8. A total of 129 on -site parking spaces shall be provided. Of the 129 spaces, 119 spaces
shall be available at all times for use by the patrons and the remaining 10 spaces shall
be provided inside the gated dry storage area and shall be available at all times for
use by employees.
9. The following requirements of the Transportation and Development Services Division
shall be met:
a. All employees shall park on -site.
b. All employees shall be provided with a card - reader or access code to open the
access gate at the dry boat storage area.
C. Valet operation shall be accommodated entirely on -site when parking demand is
expected to exceed 129. A total of 21 parking spaces shall be provided under
this arrangement. The valet pick -up /drop -off shall be conducted at the front door
of the club, where the existing parking aisles provide the necessary queuing for
vehicles.
d. Parking lot shall have prominent pavement arrows and signage to discourage
wrong way travel in the one -way aisles. Final layout of the parking lot area shall
be reviewed and approved by Traff ic Engineering.
l5
City of Newport Beach
Planning Commission Resolution No.
Page 6 of 7
The applicant/operator shall not allow vehicles to queue onto Bayside Drive.
Valet operations shall function in a manner to prevent stacking out onto Bayside
Drive.
f. The dry boat storage area shall remain open at all times while in use by valet
operations.
A final parking management plan and valet parking plan shall be reviewed and
approved by Traffic Engineering. The study shall demonstrate the operational
characteristics of the site under all parking conditions (i.e. interaction between
self - parking and valet service).
10. The outside dry boat storage area shall be limited to 100 boats. This dry boat storage
area shall be limited to the northwest corner of the property and shall be accessed by
the club members and employees and-shall not be open to the general public for boat
storage.
11. The yacht club shall manage clubhouse activities such that total parking demand does
not exceed 150 spaces. The use of off -site parking shall be subject to the prior review
and approval by the Traffic Engineer and Planning Department.
12. The applicanUoperator shall implement the following measures identified in the parking
management plan:
a. The new employee initiation program will include a section addressing appropriate
parking location and procedures.
b. Written communications will be prepared and sent to each member of the club
which will detail the parking policies of the club. This or similar communication will
thereafter be sent to each member once a year.
C. With the exception of the gating to secure the dry boat storage portion of the yacht
club, no gating of the vehicular access areas will be permitted.
d. All non - emergency professional (outside vendors) boat maintenance activities are
to be conducted between 8:00 a.m. to 5:00 p.m., Monday through Friday.
e. Loading activities at the club will be restricted to periods of the day when parking
demand is low.
13. The Use Permit shall be subject to a six -month review by the Planning Commission from
the date of approval. The City shall reserve the right to modify this Use Permit should it
be warranted.
,A
City of Newport Beach
Planning Commission Resolution No.
Page 7 of 7
14. All delivery trucks shall be required to service the yacht club from on -site and shall be
prohibited from loading and unloading on Bayside Drive. Deliveries shall be scheduled
outside of peak operating hours of the use so that all access will not be blocked. No
deliveries shall be permitted before 6:00 am or after 10:00 pm.
15. All trash shall be stored within the building or within water -tight trash containers stored
within the trash (container) enclosure (i.e., three masonry walls and a self - locking
gate), or otherwise screened from view by neighboring properties except when placed
for pick -up by refuse collection agencies. The watertight trash containers shall have a
lid or top that remains closed at all times, except when being loaded or while being
collected by the refuse collection agency. The design of the trash enclosure shall
incorporate self - locking gates.
16. The applicant shall maintain the watertight trash containers or receptacles so as to
control odors, which may include the provision of fully self- contained containers or may
include periodic steam cleaning of the containers, if deemed necessary by the Planning
Department.
17. A covered wash -out area for refuse containers and kitchen equipment shall be provided
and maintained and the area drain directly into the sewer system, unless otherwise
approved by the Building Director and Public Works Director in conjunction with the
approval of an alternative drainage plan. Washing of refuse containers or kitchen
equipment shall be prohibited in the parking lot and public alley.
18. Fire Department connections at Bayside Drive for dock fire protection system shall be
provided.
�5
EXHIBIT 2
PLANNING COMMISSION
STAFF REPORT DATED JUNE 179 2004 16
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
ru na(ftity. newoort- 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.
i1
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 (30013 =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 serve 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.
1
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
�e.
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.
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 acre
Active), and is presently improv
and a large dry boat storage a
property and is accessible from
site has private carded access
storage area.
Proiect Overview
s in size. The property is zoned OS -A (Open Space-
.d with a 25,000 square foot building, a swimming pool,
-ea. The main parking lot is located to the front of the
Bayside Drive that serves as the vehicle entrance. The.
gates located at the main entrance and the dry boat
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
�I
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.
�3
Bahia Corinthian Yacht Club (PA2004 -002)
June 17, 2004
1. 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 difficult, 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
�5
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 parting 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:
zolv-�z
R salinh Ung, A tci a Planner
Exhibits:
Submitted by:
Al";t �L.
Patricia L. Temple, anning 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-
s. Letters/Correspondences in opposition of the applicant's request
6. Project Plans
W
EXHIBIT 3
PLANNING COMMISSION
MINUTES EXCEPRT FROM JUNE 179 2004 A 1
Planning Commission Minutes 06/17/2004
Mr. Carty answered that the second story wall projects out further. If
you were to move this elevator back, you would encroach on the
second story bedroom above. He then referred to a slide and
discussed possible locations for the elevator, types of elevators, and
the remodeling that would need to be done.
Chairperson McDaniel asked why one of those things that run up and
down the stairwell wouldn't work?
Mrs. Gottfurcht answered that could be an alternative.
Commissioner Cole noted his support of the applicant as it looks like
there would be no difference with the elevator as opposed to the
stairwell.
Chairperson McDaniel noted his support of the Modifications
Committee to deny this application. If we have an opportunity to fix a
non - conforming situation while remodeling is being done, that is when
we should do it. The stairwell will function just as well for the applicant
and I don't like overriding the decisions of the Modifications
Committee as they do a good job of looking at these projects and,
there are alternatives.
Motion was made by Chairperson McDaniel to sustain the decision of
the Modifications Committee to deny Modification Permit No. 2004-
028.
Ayes:
Eaton, McDaniel, Selich and Tucker
Noes:
Cole
Absent:
Toerge and Kiser
I
Abstain:
None
xx*
SUBJECT: Bahia Corinthian Yacht Club (PA2004 -002)
1601 Bayside Drive
An amendment to Use .Permit No. 1437, to allow the reduction of
required on -site parking from 122 to 95 spaces and to increase the dry
storage boat capacity from 100 to 200 boats. The request requires
consideration of a parking waiver per Section 20.66.100 of the
Municipal Code.
Chairperson McDaniel noted that the applicant has requested that this
item be continued to July 22nd. He noted that the applicant has
indicated that they want to make some changes to this proposal.
Ms. Temple noted that many of the issues that members of the
audience would like to discuss has to do with how the City conducts
code enforcement of use permits. If The Commission would like, I can
Page 22 of 29
ITEM NO.4
PA2004 -002
Continued to
July 22, 2004
file: //H:\Plancomm\2004 \0617.htm 07/30/2004
Planning Commission Minutes 06/17/2004
explain how enforcement of this use permit has brought us to this
point. She noted that the applicant is here to reinforce their request
for a continuance. This application is an outgrowth of an enforcement
action that was conducted related to a complaint from a nearby
commercial property relating to parking encroachment on the office
building property across the street. When we investigated the
complaint, we discovered that over time the operation of the Bahia
Corinthian Yacht Club had been changed in terms of its site plan
rather substantially. Specifically, the required number of parking
spaces in the original use permit was not being provided and that a
control gate at the entries to the parking areas had been installed
without approvals or benefit of building permits, and that the dry boat
storage within the property was approximately twice that authorized in
the use permit that came with the original construction of the club
property. We in essence gave the Yacht Club two choices; one was
to reinstate the site plan to be consistent with the approved site plan,
or if they wanted to try and achieve what they had or something
different than what was originally approved then they needed to file for
a new use permit or an amendment to the existing use permit. They
chose to amend the current use permit. Once someone has indicated
they intend to pursue a permit amendment we essentially do not take
any further aggressive enforcement action, but try to bring the
application to the Planning Commission as quickly as possible. We
will admit that this took much longer than perhaps it should have, but
in fact it is here tonight.
Public comment was opened.
Bill Rauth noted that he had a notice of violation dated October 15th
and is a final warning. It indicates that the violation must be corrected
on or before October 29th of last year and if not corrected by that
date, there will be fines of up to $500 a day and in addition it will be
subject to injunction and revocation of the permit. The Club has
willfully violated their use permit and were caught almost a year ago.
It is time to go to the City Attorney and get an injunction. That gate
needs to be open as it is not a legal gate, to let the cars that are
parked on the street park in the parking lot. 15% of the current
parking is reserved for officers of the Club. Those spaces sit empty
and 15 cars are forced to park on the street. The boats need to be
removed from the parking lot. Bayside and El Paseo are not a private
parking lot of the Bahia Corinthian. It is time that action be taken. This
is willful behavior on the part of the Club.
Commissioner Tucker noted we are not the code enforcement but it
does sound like it has been going on for a while. The applicant has
requested a continuance.
Ms. Temple noted that during her conversation with the General
Manager of the Club, they now want time to study the situation and
Page 23 of 29
i
file: //H:\Plancomm\2004 \0617.htm 07/30/2004
Planning Commission Minutes 06/17/2004
come up with a workable solution. She strongly encouraged them tha
in the interim time, well through and to the completion of the Planninc
Commission deliberations, that they cease to use the control gates fo
two reasons: it would address some of the ongoing issues the
neighborhood and properly owner across the street have beer
experiencing, and it is the right thing to do. They have indicated to me
that they are in agreement with doing that. As part of this
continuance, I would ask the Commission to state in the motion tc
continue that is a considered a requirement. At Commission inquiry
she noted that the City can enforce this. Typically when we take ar
enforcement action if the applicant takes steps to rectify the situatior
we generally tend to hold things like Administrative Citations it
abeyance. Depending on what the Commission thinks our posture
should be, if you want full enforcement of the use permit then we wil
do as the last notice of violation says and until those defects occur, we
will issue those citations. However, the applicant has indicated ar
affirmative willingness to open the gate and we did not discuss the
removal of the dinghy racks.
Chairperson McDaniel noted that anyone in the audience that has
questions or concerns, should present them in writing to staff.
Barry Levy, 113 Via Lido, spoke as the current commodore of the
Bahia Corinthian Yacht Club, noting the following:
. He apologized for the request for a continuation noting that he is
a novice and a volunteer and thought that up this point in time
they were working in good faith.
. Staff told them up front that they needed to have an outside
consultant perform a parking management report, but failed to
have one done.
. After looking at the staff report, he realized how important the
parking management report would be.
. There was a meeting of the board meeting last night to discuss
the use of the gate and that it be closed only during the time the
Club was closed. They will open the gates starting tomorrow.
Chairperson McDaniel noted that he would like to see that gate up
and remain up as a start to rectify the many problems. A lot of
changes are needed. Volunteer or not, you have been given letters
saying last call and nothing has happened. He is bothered by this a
lot.
Ms. Temple noted that on the issue related to the parking,
management study, it is typically not necessary to lower or use the
gate for that kind of analysis. The kinds of issues surrounding the
Page 24 of 29
I
file: //H:\Plancomm\2004 \0617.htm 07/30/2004
Planning Commission Minutes 06/17/2004
gate really are more function and operation geometric issues:
sufficient stacking distance, are the turning radiui correct, and for the
purpose of estimating the parking demands of the Club, it is best to
not have the gate down because persons wishing to access the facility
are likely to try and park very close which is actually the onsite parking
lot. Since the gate has no permits on it, there is no way to research
any issues related to the gate. The gate was not approved in the use
permit and they also did not get a building permit for it either.
Mr. Levy answered he sees the point. As his role of Commodore, the
list of complaints and issues goes back twenty, thirty years that we are
inheriting. The quantity of boats, how iVs been staged, and the layout
of the land is pretty much the same going back for years. Not that it is
right, but we are very concerned with our reputation and are very
involved with fund raisers and involved in the harbor and they care. In
all honesty, they really did not know how to handle this. Staff told us
we were wrong, but we did not understand it, now we do. We
appreciate that we can have a continuance to get all the facts to staff
and we are willing to come back when you want us.
Ms. Temple noted that the date would be July 22nd because that
would be five weeks and time enough for this item to come back to be
heard with all the information needed. Depending on the findings and
recommendations of the report it may take longer because they may
have to prepare new plans if there is a recommendation to say
reorganize the parking lot or reduce the dinghy storage. It is a doable
timeframe if everyone is diligent about it but at that point we can
further decide to continue. However, we want to keep this as short a
period of time to keep the pressure on. She then recommended that
the Club hire a planning professional to make this happen.
Mr. Levy noted that there are a lot of assumptions that need to be
clarified. We want to give all the information that we can and will keep
in touch with staff. We are serious and want to do a good job on this.
Motion was made by Commissioner Tucker to continue this item to
July 22, 2004. The Planning staff should continue to do what they do
in the ordinary course of things. This has been outstanding for a long
time and is not fair to the neighbors and the people who are having
problems to just extend this item longer, so you better plan on a
decision being made on the 22nd. The pressure is on and you have
had eight or nine months to address these concerns.
Mr. Levy noted that he or any member of the board are available to
speak. to any of the neighbors, they are welcome to come to the
facility and make an appointment to sit down and address their
concerns. We consider ourselves to be good neighbors. At
Commission inquiry, he agreed to leave the gate open.
Vince DeNido a neighbor three doors down noted he is not happy that
Page 25 of 29
�1
file://H:\Plancomm\2004\0617.htm 07/30/2004
Planning Commission Minutes 06/17/2004 Page 26 of 29
this item is being continued because of the parking being done on El
Paseo. He asked that the enforcement be continued on this.
Brian Carlson, General Manager of the Club, noted he has gone
through revisions for a long time and he blames the City for the
continuance. The staff report shows no respect or support from staff
for what has been done so far. The reason we need the continuance
for a study is to show that we don't need as many spaces on a daily,
weekly or monthly basis for certain time periods. We do have large
events, so we do need those spaces but we are perhaps adding valet
parking to get those cars off the street. The gate access should be
kept to business hours. During the hours we are closed, we do not
have security measures into our marina or dry storage area. Anybody
can drive in and take a boat away. I have no problem opening the
gates during the business hours. At Commission inquiry, he noted he
would not have a problem with opening up the reserved spaces for
parking.
Nick Clayton, owner of the office building across the street says he is
the recipient of the overflow parking that occurs from the Club. We
agree with staffs recommendation, who have done an excellent job in
reviewing this issue, and agree with the conclusions. We hope you
will restore the parking spaces that are missing and restore the
reserved parking spaces and require the Club to keep the gate open.
It will be extremely helpful to my operation across the street. It is an
unsafe situation with the gate being there as people drive the wrong
way through our parking lot to drop off visitors to the club.
Val Skoro, resident of Irvine Terrace noted the key issue is the Club
using Irvine Terrace as their parking lot and that infringes on the
residents and results in litter in the streets. The key point is they have
to restore the parking on their own premises. Anything less than that
would be unacceptable to the neighborhood. The gate needs to be
removed.
David Allison, 1629 Bayside Drive, noted that staff should take an
aggressive role in enforcement.
Ms. Temple commented that this is by far the most opportune time for
the type of study that needs to be done because we are going to
understand the use of the club parking during its peak season.
Elizabeth Wardy, Judge Advocate of the Club, noted that there is
another yacht club in the neighborhood that has parking on the street.
We will do everything we can do alleviate concerns, but the parking
problem is not necessarily all our fault.
Dave Hook, 1617 Bayside Drive noted his concern with the parking
and trash during special events.
Public comment was closed.
Chairperson McDaniel asked if the maker of the motion would include
p--,
file: //H:\Plancomm\2004 \0617.htm 07/30/2004
Planning Commission Minutes 06/17/2004
Page 27 of 29
the gate open during business hours only and the use of the reserved
parking spaces be discontinued.
Commissioner Tucker noted he has no objection to the Planning
Director enforcing the existing use permit for the club. Whatever is
feasible to enforce is up to the Planning Director. He agreed to the
gate being open during business hours and the use of the reserved
parking spaces being discontinued.
Ayes:
Eaton, Cole, McDaniel, Selich and Tucker
Noes:
None
Absent:
Toerge and Kiser
Abstain:
None
SUBJECT: Mariner's Mile Landscape Amendment (PA2004 -104)
ITEM NO.5
Commercially designated properties fronting on Coast
PA2004-104
Highway between MacArthur Boulevard and the Bay Bridge
Recommended
An amendment to Chapter 20.42 (Mariner's Mile Specific Area Plan) related
for approval
to landscape requirements.
Public comment was opened.
Public comment was closed.
Motion was made by Chairperson McDaniel to approve Code
Amendment 2004 -006 to the City Council by adopting the draft
Resolution attached to the staff report.
Ayes:
Eaton, Cole, McDaniel, Selich and Tucker
Noes:
None
Absent:
Toerge and Kiser
Abstain:
None
SUBJECT: St. Andrews Presbyterian Church Expansion
ITEM NO. 6
(PA2002 -265)
PA2002 -265
600 St. Andrews Road
Continued to
Request for a General Plan Amendment, Zone Change and Use
07/22/2004
Permit for the replacement and construction of additional buildings
and a below grade parking garage. The General Plan Amendment
involves an increase the maximum allowable building area with no
change to the existing land use designation. The Zone Change would
change the zoning district from R -2 & R -1 to GEIF to be consistent
with the existing General Plan, Land Use Element designation. The
Use Permit involves the alteration of existing buildings, replacement of
the existing fellowship hall and classroom building and the
3�
file: //H:\Plancomm \2004 \0617.htm 07/30/2004
EXHIBIT 4
PARKING DEMAND STUDY/
PARKING MANAGEMENT PLAN)
)"
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
JUL 2 9 2004
AM 8j9�10111112111213( 151
Bahia Corinthian Yacht Club
Parking Study and
Parking Management Plan
Prepared for:
Bahia Corinthian Yacht Club
July 29, 2004
Prepared by:
The Mobility Group
Transportation Strategies & Solutions
)"
Table of Contents
1. Description of the Property .......................... ............................... 1
2. Location of the Club ................................ ............................... 1
3. Activities at the Club ................................ ............................... 1
4. Parking Need at the Club ............................ ............................... 5
5. Proposed Parking Supply and Parking Management at the Club ............. 8
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
1. Description of the Properly
The Bahia Corinthian Yacht Club (BCYC) is a private club, located on Bayside Drive in
Corona Del Mar. The club has approximately 485 members. The club facility
comprises a marina, clubhouse, dry boat storage yard, and parldng lot.
The club has 68 slips in the marina. There are approximately 100 small boats (sabots and
dinghies) stored in the basement of the clubhouse. The dry boat storage area adjacent to
the clubhouse can store approximately 100 boats.
The clubhouse is open Wednesdays thru Sundays from 9:00am to 11:OOpm except Friday
and Saturday when it is open 9:OOam to 1:OOam. The club serves lunch between 11:30am
and 2:00 pm, and dinner between 6:00 pm and 9:00 pm.
The main clubhouse level comprises approximately 4,560 square feet of assembly space
that includes a bar, lounge, dining room, and banquet room The upper clubhouse level
comprises two smaller meeting rooms totaling 1,230 square feet.
The club has approximately 35 year -round employees, of which 15 to 25 are typically at
the club at any one time.
The parking lot currently contains 86 parking spaces
2. Location of the Club
The BCYC is located on Bayside Drive at the intersection with El Paseo. Figure 1 shows
the general location of the club. Adjacent uses are primarily residential, although the
Balboa Yacht Club is located about 1,300 feet to the south. About 700 feet to the north is
a parking lot for the Bellport Bayside Marina. Figure 1 shows the project location.
On- street parking is generally allowed in the area adjacent to the BCYC on El Paseo and
Bayside, but is prohibited on the west side of Bayside to the north of the club. This on-
street parking is used by residents, and at certain times by users of the BCYC, the Balboa
Yacht Club, as well as by people accessing the waterfront and Balboa Island.
3. Activities at the Club
The activities at the club can be classified into two categories — boating activity, and
clubhouse activity.
�i.
Boating Activity
This type of activity comprises members using their boats. It may include leaving the
slip in the boat for cruising, racing, general boating, or a boat trip; or may involve being
on the boat at the slip without leaving the marina (relaxing, routine upkeep /maintenance,
etc.). It may also include working on or using boats stored in the dry storage boatyard,
although by definition such activity is much more limited.
It is important to understand that the vast majority of boats at the club, just like at any
marina, do not leave their slips very often. Similarly, their owners in general spend
relatively little regular time actually on the boats either on evenings or at weekends.
This was confirmed by recent observations for a peak summer weekend day (Saturday
July 11, 2004). On a clear sunny day, and when one of the busiest club race of the year
(Angleman Races) was being held, out of a total of 68 marina slips only 10 were empty
with boats out racing, cruising, or on a trip, and only 5 boats were in use at the slip
(people on the boat). There was thus boat activity of some kind at only 22% of the 68
slips. Activity of some kind (generally sailing) was also observed for 7 of the 100 boats
in the dry storage yard, or 7% of the total.
Races are conducted at the club, on about 19 weekends throughout the year. The number
of boats involved ranges from 2 to 8 boats, and averages 4 boats. Total crews on the race
boats average about 5 per boat and range from a total of 8 to 40. Organized cruises and
exchanges with other yacht clubs occur on about 9 weekends throughout the year and
range from 6 — 22 boats, averaging about 15 boats per event.
There are about 100 small watercraft stored in the basement of the club. These are
largely sabots (very small sailboats), dinghies /tenders (the majority of which are for the
boats at the slips), and a few kayaks. Many of these small watercraft are rarely used — for
example the dinghies are typically only used when a boat owner goes out from their slip
and so their use is not an independent event. The exception is the use of the sabots for
junior sailing programs, with the main program occurring for six weeks during July and
August. These programs are weekday events and the juniors are typically dropped off
and picked up by parents.
Clubhouse Activity
This type of activity comprises members' regular use of the club facilities, including
eating (lunch or dinner), sitting in the bar, using the swimming pool adjacent to the
clubhouse, or sitting on the terrace /decks of the clubhouse. Quite often this includes the
same people who may also utilize their boat while it is at the slip.
The average number of club members eating lunch at the club is 25 on weekdays and 37
at weekends. The average number of club members eating dinner at the club is 66 on
weeknights and 53 at weekends.
3
Club Functions
This type of activity includes organized functions for the members, such as special
lunches, dinners, parties, meetings, etc. It also includes board and committee meetings.
Between mid -2003 and mid -2004, member functions at lunchtime ranged between 8 and
43 attendees, and member functions in the evenings generally ranged from 10 to 200
with the vast majority comprising less than 150 attendees.
There were seven member functions that exceeded 200 in attendance, including Opening
Day, the Boat Parade, and a few member functions such as a wedding. There was one
function that exceeded 300 in attendance(attendance of 315 ).
Other Functions
This type of activity comprises use of the club facilities by groups such as Rotary,
Kiwanis, etc. holding regular meetings at the club, as well as "one -off' functions by other
organizations or individuals, for example weddings.
Between mid -2003 and mid -2004, attendance at these other functions at lunchtime
generally ranged from 10 to about 100 with eight functions with attendance over 100,
During the evenings, attendance at other functions generally ranged between 15 and 150
persons, with the majority of functions less than 100 persons. There were three functions
with attendance over 150 and one over 200 (attendance of 220) — all weddings.
Total Clubhouse Attendance
An analysis of "cover counts" (the total number of people catered in the club) for a period
of one year (mid -2003 to mid -2004) was conducted to evaluate activity levels at the club.
Table 1 summarizes the total clubhouse attendance by range..
Because the club is closed Mondays and Tuesdays, and for a little over a week at
Christmas, there are 113 days of the year when there is no clubhouse activity at the club.
At lunchtime, the, total attendance was < 150 persons about 98% of the time. Because
lunchtime occupancies are much lower than evening occupancies, the parking needs
analysis therefore focused on evenings.
Table 1 also shows that for evenings, the total attendance is less than 150 people for 85%
of the time during the year; that it is less than 200 people for 93% of the time, and that
the total attendance is over 200 only 7% of the time. There are only 16 days of the year
when evening attendance is over 250 total.
4 qb
Table 1. Total Clubhouse Attendance (Persons Catered)
Attendance
Range
Lunchtime
Evening
No. of Days
% of
Total
Days
% of
Open
Days
No. of Days
% of
Total
Days
% of
Open
Days
Closed
113
31%
113
31%
1 -50
171
47%
68%
41
11%
16%
51-100
68
19%
27%
103
28%
41%
101-150
7
2%
3%
53
15%
21%
151-200
1
-
-
1 30
8%
12%
201-250
3
1%
2%
9
3%
4%
251-300
0
-
-
11
3%
4%
301-350
1
-
4
1%
1 2%
> 350
1
-
-
1
-
-
365
100%
1000/0
365
100%
100%
Notes: Includes regular member during and functions.
Source: BCYC Cover Counts, June 2003 to May 2004.
4. Parldng Need at the Club
The Parking Code Requirement
The first determination of parking need at the club is the City of Newport Beach Parking
Code. According to the City, the club is categorized as a club or lodge, for which the
requirement (where there are no fixed seats) is for one parking space per 35 square feet of
assembly area.
As previously identified, the main clubhouse level comprises approximately 4,560 square
feet of assembly space that includes a bar, lounge, dining room, and banquet room. This
translates into a code requirement of 131 parking spaces. As also previously discussed,
an upper clubhouse level also comprises two smaller meeting rooms totaling 1,230 square
feet. Considering both spaces together would result in a code requirement for 5,790
spaces of 166 spaces. However, all of the space is rarely if ever used simultaneously,
with the larger functions occurring only on the main level.
The code requirement would therefore appear to fall in the range of 131 to 166 spaces.
0
Estimate of Parking Need
Another way of calculating parking need is to conduct actual observations of parking
occurrences at the facility. However this is not a simple task. Because parking demand
is related to both boating activity and clubhouse activity, and because there are numerous
different types and levels of use for each activity, then there are many different
permutations that will combine to create a total parking demand. Unfortunately it is not
practically possible to observe even a fi-action of all such permutations. Opportunities for
observations were also limited by the short time period available for the study and the
July 4'h weekend.
Another method is to prepare estimates of parking demand based on information on the
operating characteristics of the club.
Based on a combination of a number of observations of parking conditions at the club,
and estimates based on club operating information, we have been able to prepare reliable
estimates of parking need.
A Peak Weeknight
A weeknight was observed (Wednesday, June 30), with 213 total people in attendance at
the clubhouse. Wednesday is one of the busier club nights for member dining. On this
night there were 80 members dining (above average) and three separate functions
occurring. The 213 total attendance is slightly higher than the 200 attendance threshold
that comprises 90% of the nights at the club. This observation can therefore be
considered a peak night.
The results of the parking observations for a peak weeknight are provided in Table A -1 in
Appendix A. The peak number of cars parked for the club was 142 cars at 6:30 —
7:00pm, which included 90 cars in the club lot and 52 cars off -site — primarily on- street.
Appendix A also contains an estimated breakdown of parking demand by use component,
for purposes of deriving and validating parameters (such as persons per car) to estimate
parking demand. This estimates that 119 cars were parked for clubhouse dining, 16 cars
were parked for employees and 7 cars were parked for boating activity.
The observed evening represented a combination of member dining and three separate
functions at the club. Generally, fdr member dining and social functions people arrive on
average two per car. For meetings like the Rotary Club, the number is closer to one
person per car.
However, as overall attendance increases and significantly exceeds the 200 person level,
car occupancy typically increases (to more than 2 per car) as the larger attendance usually
occurs with only one function at the club. Member dining is also usually lower than
normal in these circumstances.
6rY
Based on the information in Appendix A it is possible to estimate parking demand for a
higher use than the one observed. Based on the fact that a total attendance of 250 covers
96% of the evenings at the club, and that there are only 16 nights a year when that
attendance is exceeded, that would seem to be a reasonable upper limit for parking
demand calculations. For a weeknight with 250 clubhouse attendance it is therefore
estimated that parking demand would be (250 / 2 =) 125 cars for attendees, 25 cars for
employees, and 7 cars for boating, for a total of 157 cars.
A Typical Weeknight
A weeknight was observed with 94 total people in attendance (Wednesday, July 7), with
94 total people in attendance at the clubhouse. The attendance range of 50 — 100 is the
most common occurrence (41% of the time) as shown in Table 1 earlier. There were 61
members dining (very close to the weeknight average of 66), and one function at the club
— a Rotary Meeting of 33 people. This can therefore be considered a typical night.
The results of the parking observations for a typical weeknight are provided in Table B -1
in Appendix B. The peak number of cars parked for the club was 74 cars at 7:00 —
7:30pm, with the vast majority parked in the club lot. Appendix B also contains an
estimated breakdown of parking demand by use component.
A Peak Weekend Day
Because boating activity is highest at weekends, observations were also conducted on a
Saturday afternoon (Saturday, July 10), at 2:30 — 3:30pm. This was a summer weekend,
with sunny weather with one of the highest volume club boat races (Angleman Series) of
the year. There were no functions at the club, and no member dining (except for
occasional meals served in the Columbia Room/bar) — so it can be considered a peak
day for boating activity.
The results of the parking observations are summarized in Appendix C. A total of 80
cars were parked associated with the club, of which 54 were estimated to be parked for
boating activity, 14 for the clubhouse (bar and pool areas), and 12 for employees. As
shown in Table C -2, the peak parking demand at the club that day occurred at 2:30pm.
Although no clubhouse functions were occurring the day of the observations, it is
possible to estimate a parking demand for such functions.
For example, a function of 200 people would generate a parking need of 100 cars (based
on 2 persons per car). The total parking demand during, peak weekends including club
activity would therefore be the 80 observed cars plus 100 cars for the function, or a total
of 180 cars.
We are informed by the BCYC however, that not all weekend functions start in the
afternoon, or coincide with peak boating activities such as racing. Some typically start
later towards the evening .Table C -1 shows that on Saturday July 10, the parking count in
7 "C
the lot at 5:30pm was 60 cars, so if a function started about 5:OOpm the total parking
demand would be 60 + 100 = 160 cars.
,Summary
Analysis of the City Parking Code, actual observations at the BCYC, and estimates of
parking demand, has identified a parking need in the range of 131 spaces to 180 spaces.
A parking need of 160 spaces covers most circumstances at the club, and 180 spaces most
of the peak needs.
Clearly there are a limited number of occasions when parking need will be higher than
the levels identified above, but those occasions are the exception and occur infrequently.
They are typically events such as Opening Day, the Boat Parade, and the Ensenada Race
- which are peak "Newport Events ", and some functions at the club. It is impractical to
size parking lots for such peak occasions - just as it is for example to size shopping center
parking lots for the peak shopping days around Thanksgiving and Christmas, and school .
parking lots for major school events.
It is concluded that the above observations and estimates define parking needs for the
vast majority of circumstances at the club including typical peak levels.
5. Proposed Parking Supply and Parking Management at the Club
Currently the parking supply at the club comprises a total of 86 parking spaces, which are
all located in the club lot. Based on the preceding analysis the number of spaces is
inadequate. Additionally, parking practices at the club have further constrained the
club's ability to meet the need for parking.
Two key changes are proposed in the operation of the parking lot. These are firstly to
permanently remove the parking gate, so that the lot will open at all rimes; and secondly
to terminate the practice of reserving spaces for club officials. Both of these measures
will allow for a more efficient use of the parking lot.
A number of changes are also proposed that will significantly increase the parking supply
at the club.
There are three elements to increasing the parking supply::
Increase the number of spaces on -site in the club lot — to 129.
2. Use valet parking in the club lot when necessary (21 spaces).
Use off -site spaces. Two initial potential locations have been identified:
either in the office building lot across the street, after 6:OOpm and at
�i
weekends (25 spaces), or the Bellport Bayside Marina lot (same times) if
available (20 spaces). Other potential locations could also be investigated.
In total the first element will increase the permanent on -site parking supply at the club to
129 spaces — an increase of 43 spaces or 50%. With the additional use of on -site valet
parking, the total supply will increase to 150 spaces — an increase of 64 spaces or 74 %. If
off -site parking were also obtained (say 25 spaces) the total supply could be increased to
175 spaces — an increase of 89 spaces or 104 %.
On-Site Stdped Spaces
The existing parking spaces in the lot will remain largely the same, but the lot will be
enlarged by reducing the size of the dry boat storage yard, and reconfiguring the loading
dock and trash areas. The proposed parking layout is shown in the attached site plan.
Spaces in the existing lot area are proposed to remain largely as currently striped. New
spaces will be striped to bring the total to 119 spaces.
A further 10 spaces will be striped in the dry boat storage yard and will be available at all
times for use by employees. The dry boat storage yard will remain gated, but employees
will be provided with the key code to enable access to the yard. A club employee will
move cars within the boat yard if necessary to access a stored boat.
This will provide a total of 129 on -site spaces at the club, as shown on the attached site
plan. The reduction in size of the boat storage area to add parking is consistent with the
Club's initial approval.
Valet Parkins
The second element will be the use of valet parking in the club parking lot. A total of 21
additional spaces can be achieved with valet parking. The proposed layout of valet
parking spaces is shown on the attached site plan. This will increase the total on -site
parking supply to 150 parking spaces.
Valet parking will be operated when necessary, based on anticipated attendance at the
club. It is anticipated that two to four valet attendants will be used, and that the valet
pick -up /drop -off will be conducted immediately in front of the front door to the club,
where the parking aisles provide plenty of room to queue cars if necessary. Further
details of valet parking operations are described in the last section of this report on
Parking Management Procedures.
Valet parking has been tested a number of times during the last few weeks at the club and
has operated successfully.
9 q;5
Off -Site Spaces
The third element could be to enter into an agreement with one or more off -site locations
for spaces, for use of parking spaces after 6:00pm on weekdays and from 6:00pm Friday
through the weekend to Sunday at midnight — the times of heaviest parking need at the
club. This could potentially add about 20 - 25 spaces using one of two lots in the vicinity
of the club,
Observations were conducted of utilization of the office parking lot across the street on
three separate occasions. This information, shown in Appendix D, illustrates that 25
spaces are generally available after 6pm on weekdays and on weekends.
Observations were also conducted of utilization of the Bellport Bayside Marina Parking
Lot, located just north of the Bahia Corinthian Yacht Club on Bayside Drive, on three
separate occasions. This information is also shown in Appendix D and indicates that 22
spaces are generally available after 6:00pm on weekdays and at weekends.
Other off -site locations could also be used to supplement the parking supply if necessary
or desired by the club.
At this time, no agreements have been entered into with any off -site locations, so off -site
spaces cannot be incorporated in the club's parking supply.
Proposed Parking Supply
The parking plan at this time relies only on the 150 spaces that can be provided on -site at
the club. While this supply will satisfy the vast majority of boating and club activities, it
will not satisfy all the estimated parking needs at the club including peak attendance
levels at functions in the clubhouse.
Therefore when non - member functions are scheduled, the parking plan proposes to limit
the total clubhouse person attendance (member dining plus outside functions) to levels
that can be accommodated by the on -site parking supply. The proposed thresholds vary
for weeknights and for weekends and are fully described below.
Weeknight Thresholds
Based on the preceding analysis we estimate that on a weeknight, the clubhouse could
accommodate between 190 and 250 total person attendance (member dining plus
functions) with the on -site parking supply (the lower end of the range would apply if
functions included uses such as the Rotary Club with one person per car, and the upper
end of the range would apply when car occupancy was more typically 2 persons per car).
The average total attendance threshold would be 230 persons. The derivation of these
thresholds is shown in Appendix E.
10 4L
Weekend Thresholds
For a peak weekend in July and August, with higher boating activity, we estimate that the
clubhouse could accommodate a total of 120 people during the day and 165 people
during the evening (member dining plus functions) with the proposed on -site parking
supply (assuming 2 persons per car on average). The derivation of these thresholds for
the peak months of July and August is shown in Appendix E.
Records do not indicate when "evening" functions actually started so the lower threshold
(120 persons) relates to the daytime and makes a worse case assumption that they could
start during the daytime period (afternoon) of highest boating activity. The higher
threshold (165 persons) relates to the evening when boating activity is lower.
Parking Management Procedures
The on -site supply will be adequate for the regular operation of the club as well as for
many functions at the club. When this is exceeded, the valet parking will be available
for additional peak demands. This will not however be sufficient to meet all peak
parking needs.
The club is therefore committed to the effective management of the parking supply
through function and calendar scheduling management, and to the implementation of the
attendance thresholds identified above.
The club will determine on a regular weekly basis the expected number of attendees, and
overall parking demand, for each day — based on historical operational data and on the
functions booked for the clubhouse. Based on these estimates it will determine when
valet parking will be required, and will implement valet parking on those occasions.
Valet Parking
Valet parking will be utilized when expected parking demand is greater than 129 spaces.
Cars arriving when parking spaces are available will self -park in available striped spaces.
Because these spaces do not block or hinder any of the lot circulation these drivers will
keep their own keys. Once all striped spaces have been filled, additional cars will be
valet parked and drivers will leave keys with the valet attendant. People leaving the
clubhouse will have their car brought up by the valet if they were valet- parked, or will
drive their own car away if they self-parked. The valet attendants will move any car
blocking an exiting self -park car as necessary.
Valet pick -up /drop -off will be conducted immediately in front of the front door to the
club, where the parking aisles provide plenty of room (approximately 250 feet back to the
entrance driveway) to queue cars if necessary without backing on to the public street.
11 ��
It is expected that between two and four valet attendants will be used based on the
projected parking need.
Function Scheduling
Also based on these estimates, the club will limit the number of people to be
accommodated in outside functions to operate within the thresholds (for combined
member dining plus outside functions) described earlier for weeknights and for peak
summer weekends in July and August. This will include a commitment to manage
function scheduling to ensure that major non -club functions do not coincide with major
club events and /or functions (such as major boat races or cruises), and to jointly manage
club member dining levels and outside functions such that the combined totals remain
under the thresholds.
To the extent that off -site parking spaces can in fact by provided by the club (in either of
the two adjacent locations, or at other locations with the possible use of a shuttle bus),
then these thresholds could be increased. As a general rule of thumb, assuming a car
occupancy of two persons per vehicle, the threshold can be increased by two times the
number of parking spaces provided off -site, e.g. if 25 spaces were provided off -site then
the threshold could be increased by 50 persons.
It should be noted that there will still be a limited number of occasions when parking
need will exceed the parking supply, but those occasions will be the exception, and should
occur relatively infrequently. They are typically events such as Opening Day, the Boat
Parade, and the Ensenada Race - which are peak "Newport Events ", and some key
functions at the club.
In addition, the following parking management measures will also be implemented by the
club:
1. The new employee initiation program will include a section addressing
appropriate parking location and procedures.
2. Employees will be provided with a card or code to open the parking to the
secured boat storage area for employee parking.
Written communication will be prepared and sent to each member of the
Club which will detail the parking policies of the Club. This or similar
communication will thereafter be sent to each member once a year.
4. With the exception of the gating to secure the dry boat storage portion of
the yacht club no gating of the vehicular access areas will be permitted.
All non - emergency professional (outside vendors) boat maintenance
activities are to be conducted between 8:OOam and 5:OOpm on Monday
through Friday.
120
Loading activities at the Club will be restricted to periods of the day when
parking demand is low.
13 it4
Appendix A
Peak Weeknight Parking Data
14 5b
Appendix A
Table A -1 Cars Parked At BCYC - Actual Parking Demand
(Wednesday June 30, 2004)
Time
Cars Parked
On -Site Lot
Off -Site
Total
(Club Lot)
4:00 PM
51
8
59
4:30 PM
56
9
65
5:00 PM
75
13
88
5:30 PM
87
28
115
6:00 PM
90
43
133
6:30 PM
90
52
142
7:00 PM
87
51
138
7:30 PM
76
51
127
8:00 PM
79
38
117
8 :30 PM
69
21
90
9:00 PM
58
16
74
9:30 PM
51
10
61
10 :00 PM
28
2
30
10:30 PM
24
2
26
15 C�
Appendix A
BCYC - Parking Observations and Breakdowns - Wednesday June 30, 2004
Cars parked were counted between 4:00pm and 11:00pm. A peak total of 142 cars
parked for the club were counted — 90 cars on -site and 52 cars parked on- street.
There was a total attendance at the club of 213 persons, which included 80 club members
dining (above average), a private club member dinner of 18 persons, a private party of 70
persons, and a Rotary Club meeting (non -club function) of 45 persons. A total of 16 staff
were working that evening. There was no organized boating activity.
The following calculations (which involve estimates of parking ratios based on BCYC
experience) provide an estimated breakdown of the parking use by type of activity. The
close correspondence of the total parking estimate and the number of peak cars observed
validates the assumptions of persons per car and boating activity.
Activity
Quantity
Ratio
Cars Parked
Club
Member Dining
(Assume 75% at any
one time)
80 total
60
2.0 / car
30
Private Dinner
18
2.0 / car
9
Non -Club
Private Party
70
2.0 / car
35
Rotary Club
45
1.0 / car
45
Em to ees
16 staff
1.0 / car
16
Boatin
Boats Out of Slip or
on Boat in Slip
Assume 10% of slips)
7 boats
1.0 cars /boat
7
TOTALS
142
16 5�
Appendix B
Typical Weeknight Parking Data
17 65
Appendix B
Table B-7 Cars Parked At BCYC
(Wednesday July 7, 2004)
Time
Cars Parked
in Club Lot
4:00 PM
59
4:30 PM
39
5:00 PM
42
5:30 PM
47
6:00 PM
48
6:30 PM
58
7:00 PM
64
7:30 PM
62
8:00 PM
60
Note: Up to ten cars also observed on El Paseo that were club - related.
18 ��
Appendix B
BCYC - Parking Observations and Breakdowns - Wednesday July 7, 2004
Cars parked were counted between 4:00pm and 8:00pm. A peak total of 64 cars parked
were counted in the club lot (75% full). Up to about 10 cars were also parked on El
Paseo, which were assumed to be club - related even though the parking lot was never full.
Total peak parking demand for the club was therefore estimated at 74 cars.
There was a total attendance at the club of 94 persons, which included 61 club members
dining, and a Rotary Club meeting (non -club function) of 33 persons.
There was no organized boating activity and very little boat usage was observed.
The following calculations (which involve estimates of parking ratios based on BCYC
experience) provide an estimated breakdown of the parking use by type of activity. The
close correspondence of the total parking estimate and the number of peak cars observed
validates the assumptions of persons per car and boating activity.
Activity
Quantity
Ratio
Cars Parked
Club
Member Dining
(Assume 75% at any
one time
61 total
46
2.0 / car
23
Non -Club
Rotary Club
33
1.0 / car
33
Em to ees
12 staff
I.0 / car
12
Boatin
Boats Out of Slip or
on Boat in Slip
Assume 10% of slips)
7 boats
1.0 cars / boat
7
TOTALS
75
19
Appendix C
Peak Weekend Day Parking Data
20 ��
Appendix C
Table C -1 Cars Parked At BCYC
(Saturday July 10, 2004)
Time
Cars Parked in Club
Lot
8:30 AM
32
9:30 AM
40
10:30 AM
61
11:30 AM
67
12:30 PM
63
1:30 PM
65
2:30 PM
74
3:30 PM
72
4:30 PM
64
5:30 PM
60
6:30 PM
52
7:30 PM
51
8:30 PM
30
9:30 PM
34
10:30 PM
26
11:30 PM
24
Note: Up to sbc cars also observed on El Paseo that were club - related.
21 61
Appendix C
BCYC - Parking Observations and Estimates - Saturday July 10, 2004
At 2:30pm there were 74 cars parked in the club lot. There were also 6 cars parked on El
Paseo — although the club parking lot was not full, they were assumed to be associated
with BCYC for purposes of analysis. There were only a few cars parked on Bayside
which all appeared to be residential parking. The total parking usage for the BCYC at
2:30pm was therefore determined to be 80 cars.
There were no non -club (outside) functions occurring at the club. The lounge, and dining
room were closed. There were no club meetings occurring. There were a few people in
the Columbia Room (bar) and at the pool.
A total of 10 boat slips were empty (boats out), and people were on 5 boats at the slip, so
a total of 19% of the boat slips were active. An Angleman Series Boat Race was
occurring which involved a total of 7 boats. The Angleman Race is one of the most
active at the club. An estimated 7 boats were in use from the dry boat storage yard.
The following calculations (which involve estimates of parking ratios based on BCYC
experience) provide an estimated breakdown of the parking use by type of activity. The
close correspondence of the total parking estimate and the number of peak cars observed
validates the assumptions of persons per car and boating activity.
Activity
Quantity
Ratio
Cars Parked
B
Racing
Boats
7 boats
1.0 cars /boat
7
Crew
35 crew
1.5 / car
24
Committee
4
2.0 / car
2
Other Out of Slip
3 boats
2.0 cars / boat
6
On Boat in Slip
5 boats
1.0 cars /boat
5
D?yBoats
7 boats
1 1.0 cars /boat
7
Sabot/Dinghy
3 boats
1.0 cars /boat
3
Club
ColumbiaBar /General
12 people
1.0 / car
12
Pool
4 people
2.0 / car
2
Employees
12 staff
1.0 / car
12
TOTALS
80
22 0
Appendix D
Parking Counts for Off -Site Parking Lot
23 q
Appendix D
Table D -1 Observed Utilization.of Office Parldng Lot
Time
# of
Spaces
On 06 -30 -04
(Wednesday)
On 07 -07 -04
(Wednesday)
On 07 -10-04
(Saturday)
# of
°i°
# of
# of
°i°
# of
# of
°c
# of
Cars
ow
Empty
qty
Cars
Oce
Empty
cam
Occ
Empty
Parked
Spaces
Padced
Spaces
Packed
S aces
8:30 AM
27
2
7%
25
9:30 AM
27
3
11%
24
10:30 AM
27
3
11%
24
11:30 AM
27
3
11%
24
12:30 PM
27
3
11%
24
1:30 PM
27
2
7%
25
2:30 PM
27
3
11%
24
3:30 PM
27
3
11%
24
4:00 PM
27
15
56%
12
8
30%
19
4:30 PM
27
.12
44%
15
9
33%
18
2
7%
25
5:00 PM
27
12
44%
15
10
37%
17
5:30 PM
27
12
44%
15
10
37%
17
4
15%
23
6:00 PM
27
2
7%
25
6
22%
21
630 PM
27
2
7%
25
2
7%
25
1
4%
26
7:00 PM
27
1
4%
26
1
4%
26
7:30 PM
27
1
4%
26
3
11%
24
0
0%
27
8:00 PM
27
1
4%
26
2
7%
25
8:30 PM
27
0
0%
27
0
0%
27
9:00 PM
27
0
0%
27
9:30 PM
27
0
0%
27
0
0%
27
10:00 PM
27
0
0%
27
10:30 PM
27
0
0%
27
0
0%
27
11:30 PM
27
0
0%
27
24 0
Appendix D
Table D -2 Observed Utilization of Beikport Bayside Marina Parking Lot
Time
# of
Sys
On 06 -30 -04
(Wednesday)
On 07 -07104
(Wednesday)
On 07 -10.04
(SaWnlay)
# of
# of
# of
%
# of
# of
%
# of
Cars
%
Empty
Cars
Occ
Empty
Cars
occ
Empty
Parked
Occ
Spaces
Packed
—Spaces
Packed
—Spaces
8:30 AM
50
20
40%
30
9:30 AM
50
23
46%
27
10:30 AM
50
21
42%
29
11:30 AM
50
21
42%
29
12:30 PM
50
27
54%
23
1:30 PM
50
27
54%
23
2:30 PM
50
28
56%
22
3:30 PM
50
28
56%
22
4:00 PM
50
6
12%
44
7
14%
43
4:30 PM
50
6
12%
44
7
14%
43
25
500/0
25
5:00 PM
50
8
16%
42
8
16%
42
5:30 PM
50
9
18%
41
9
18%
41
14
28%
36
6:00 PM
50
8
16%
42
10
20%
40
6:30 PM
50
10
20%
40
9
180/0
41
18
36%
32
7:00 PM
50
12
24%
38
10
20%
40
7:30 PM
50
13
26%
37
8
16%
42
17
34%
33
8:00 PM
50
12
24%
38
9
180/0
41
8:30 PM
50
7
14%
43
19
380/a
31
9:00 PM
50
8
16%
42
9:30 PM
50
7
14%
43
15
30%
35
10:00 PM
50
6
12%
44
10:30 PM
50
4
8%
46
13
26%
37
11:30 PM
50
10
20%
40
25 t „
Appendix E
Calculation of Person Thresholds for 150 Space Parlung Supply
26 a
Threshold Analysis for On -Site Supply of 150 Spaces
The parking plan assumes no off -site parking availability and so is based on the on -site
parking supply of 150 spaces on -site (129 striped spaces and 21 valet spaces). We
conducted an analysis to determine the maximum number of attendees that could be
accommodated at the clubhouse with this parking supply.
Weeknieht
In this instance we estimate that on a weeknight, the clubhouse could accommodate
between 190 and 250 total person attendance with the on -site parking supply (the lower
end of the range would apply if functions included uses such as the Rotary Club with one
person per car, and the upper end of the range would apply when car occupancy was
more typically 2 persons per car). These. thresholds were derived as follows (final
numbers were rounded down for purpose of conservative analysis):
Total spaces available: 150 spaces
Parking for boat activity: - 7 spaces (from previous analysis)
Parking for 16 employees: - 16 spaces (from previous analysis)
Spaces available for attendees: 127 spaces
@ 1.5 persons /car =
191 persons
(say 190)
@ 2.0 persons/car =
254 persons
(say 250)
@ 1.8 persons/car =
229 persons
(say 230)
(Based on Appendix A the average car occupancy for member dining and functions is 1.8
persons per car, so to simplify the threshold analysis that will be used).
Weekend
For a peak weekend, with higher boating activity, we estimate that the clubhouse could
accommodate a total of 120 people during the day and 165 people during the evening
with the on -site parking supply (assuming 2 persons per car on average). These
thresholds were derived as follows:
Total spaces available: 150 spaces
Parking for boat/clubhouse activity: - 68 spaces (from previous analysis)
Parking for 12 employees: - 21 spaces (from previous analysis)
27 ��
Spaces available for attendees
@ 2.0 persons/car =
61 spaces
122 persons (say 120)
Club records do not indicate when "evening" functions actually started so this analysis
makes a worse case assumption that they could start during the daytime period of highest
boating activity.
Evening
In the evenings (5:30pm and later) boating activity is lower, so the threshold is higher.
Total spaces available:
Parking for boat/clubhouse activity:
Parking for 12 employees:
Spaces available for attendees
@ 2.0 persons /car =
150 spaces
- 48 spaces (from previous analysis)
- 18 spaces (from previous analysis)
84 spaces
168 persons (say 165)
W
0
1. When parking demand is expected to exceed 129 spaces, BCYC shall provide
valet parking in the club parking lot.
2. BCYC shall manage clubhouse activities such that total parking demand does not
exceed 150 spaces when outside functions are scheduled_
BCYC shall accomplish this by forecasting the parking demand (utilizing the
parameters included in the Parking Management Plan, dated July 19, 2004) to
limit clubhouse attendance when necessary. While such limits may vary
according to the types of activities scheduled, the following guidelines are offered
based on the July 19, 2004 Parking Study.
a). On weeknights, BCYC shall manage chubhouse activities such that the
combined clubhouse attendance (member dining and outside functions)
shall not exceed 230 persons.
b). On peak summer weekends (July — August), BCYC shall manage
clubhouse activities such that the combined clubhouse attendance
(member dining and outside functions) shall not exceed:
(i) 120 persons for a daytime function, or,
(ii) 165 persons for an evening function (5:30pm or later).
These clubhouse person attendance thresholds may be exceeded if the total
parking demand does not exceed 150 spaces.
3. If BCYC at any time provides any off -site parking, then the above thresholds may
be raised by two persons attending for every on off -site space provided-
4. BCYC member functions may on occasion exceed the 150 space supply,
including "Newport Events" such as Opening Day, the Newport- Ensenada Race,
the Boat Parade, and other key member functions at the club.
65
EXHIBIT 5
NEIGHBORHOOD OUTREACH �G
July 28, 2004
Bahia Corinthian Yacht Club
Neighborhood Outreach — 6124/04 — 7/28/04
Date Outreach Method Audience /Outcome
6/24 Letter To all Bayside & Irvine Terrace
residents who spoke at PC hearing
requesting a meeting to discuss
the situation
6/28 Phone calls Bayside & Irvine Terrace residents
as a follow up to letter /meeting
request
6/29 Telephone meeting Mr. Dave Hook -1617 Bayside
: 45 on problem and his
input on solutions
6/29 Telephone meeting Ms. Carol Skoro —1601 Bayadere
: 30 on history of parking situation
input on solutions
6/30 Telephone meeting Mr. Val Skoro — 1601 Bayadere
: 50 on his involvement on issue
and suggested solutions
6/30 Telephone conversation Mr. Bill Rauth — Discussion of
situation, arranged to meet he and
Mr. Vince Enito
7/2 Meeting Mr. Bill Rauth and Mr. Vince Enito
both of Bayside /next door to BCYC
overview of their involvement and
of the situation, input on solutions,
discussion of history
717 Letter Invitation letter to all concerned
residents in Irvine Terrace and all
adjacent residents of Bayside to a
neighborhood meeting on 7/13 to
discuss the situation and the new
plans
7/8 Phone call
Call to Mr. Ray Kennedy — HOA
President of Irvine Terrace to get
0
7/9
7/9
7/12
7/13
7/19
Telephone meeting
input on solutions and invite to 7/13
neighborhood meeting
Mr. Val Skoro -: 30 on how new
plans are shaping up, discussion of
how the neighbor input is being
incorporated into plans, further
discussion on consensus and
BCYC's intent to be a good
neighbor
Meeting Meeting with BCYC Board on
feelings/input from concerned
neighbors, build support for
taking neighbor concerns seriously
and incorporating their suggestions
into new plans
Meeting Mr. Bill Rauth and Mr. Vince Enito -
showed new plans and had long
discussion on the parking solutions
for BCYC, demonstrated how the
neighbor concerns were incorporated
into the new plan, further discussion
on consensus and BCYC's intent to
be a good neighbor and make the
new plan work
Neighborhood meeting Hosted neighbors' — Bill Rauth &
Vince Enito of Bayside and Ray
Kennedy, Royce Sharf, Val Skoro,
& Wally Olsen of Irvine Terrace —
at BCYS to present new parking
plans, get their continued input,
answer their questions
and demonstrate BCYC's
genuine intent to follow through with
parking solutions (note — all Bayside
homeowners' x7 to the south from
BCYC were invited and only two
attended).
Telephone meeting Mr. Val Skoro — discussion of plan
being submitted to City, arranged
a meeting to deliver a copy of the
plan and go over its contents
7/19 Email correspondence Mr. Ray Kennedy and Mr. Royce
Sharf of Irvine Terrace — requesting
Meeting to discuss plan being
Submitted to City.
7/19 Phone call Call to Mr. Bill Rauth's office
informing him that the new-
plan was being submitted and
requesting another follow up
meeting to discuss contents with
he and Mr. Vince Enito
7/21 Phone calls To all Irvine Terrace residents
who are BCYC
members to get their input on
implementing the new parking plan,
also to hear their opinion on parking
situation (x8 calls /conversations)
7/21 Meeting Mr. Val Skoro & Mr. Wally Olsen —
delivered new plan, had
long discussion of its
content and of the future
implementation of parking
solutions
7/22 Personal delivery Delivered parking plan to Mr.
Bill Rauth's office, & homes of
Mr. Ray Kennedy and Mr. Royce
Sharf
7/28 Email correspondence Mr. Ray Kennedy & Mr. Royce
Sharf — requesting follow up
meeting to go over submitted
plans after their review
7/28 Phone call Call to Mr. Bill Rauth's office
offering follow up meeting or
teleconference on submitted
plans after his (and Vince Enito's)
review
7/28 Phone call To Mr. Val Skoro as a follow up
to our last meeting and to get
his opinion on parking plan
CONCERNED RESIDENTS OF BAYSIDE & EL PASEO
TO: PLANNING COMMISSION
FROM: CONCERNED RESIDENTS
SUBJECT: BAHIA CORINTHIAN YACHT CLUB
USE PERMIT
1601 BAYSIDE DRIVE
DATE:
REQUEST
JULY 6, 2004
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
JUL 0 6 2004 FM
71819110 1l l X12 ,11213,41516
BCYC is operating in violation of its Use Permit by virtue of violation of 5 of 7 conditions governing
its operations, specifically condition numbers 1, 2, 4, 5 and 6. The intensity of these violations and
the impact upon the community have become more acute every year. The City formally required
compliance almost one year ago. BCYC has made a mockery of the zoning laws and process. They
have operated without regard to the legality or consequences of their operations. Now in July they
propose legalizing their illegal operations. This conduct should not be rewarded. We agree with the
Planning Department that more parking is required, not less. If BCYC is a private yacht club, the
activities of BCYC should be that of a private yacht club with adequate parking for such activities. If
BCYC proposes to operate as a private yacht club and an "Event Center ", then the Use Permit should
be modified to (i) specifically authorize such multiple uses; (ii) specifically regulate the "Event
Center" use; and (iii) require adequate parking for that activity in addition to the parking required for
yachting activities so that these multiple uses can be accommodated without unreasonable risk to the
public or undue burden on the local community. Assuming that BCYC desires to continue its multi-
purpose operations, we respectfully request that such amendment be adopted as soon as possible.
FACTS
Thirty-five years ago, on July 17, 1969, the Planning Commission approved the Use Permit to allow
BCYC to construct a yacht club. At that time, the only neighbors were the Balboa Yacht Club. The
Use Permit included an approval of a parking waiver, since the site did not provide the minimum
required parking of 246 spaces. That may have been the proper determination in 1969 for a private
yacht club, but BCYC's expansion of activities between 1969 and today has created an undue burden
on the City and the community.
The Planning Commission assumed then that the largest function conducted on the premises would
be in the banquet facilities, and 100 spaces for participants and 22 spaces for employees would
provide adequate parking for such an event. It was also assumed that during an event of this type,
other meetings, boating, etc. would not be conducted. Over the past 35 years this key assumption has
become a fiction. During the peak yachting season, July I through Labor Day (the "Peak Season "),
peak yachting activities for members at BCYC occur concurrently with peak banquet activities for
non - members.
11
In addition to 122 onsite spaces, offsite parking was required in 1969 at a separate location to the
west of the site (the "Irvine Parking Lot") for additional slips used by The hrvine Company. BCYC
lost access to the Irvine Parking Lot in 1996, a net loss of approximately 15 parking spaces, when
BCYC purchased the property from The Irvine Company.
The property is improved with a 25,000 square foot building, docks, boat slips, a swimming pool,
and a large dry boat storage area. The site has an illegal private carded access gate located at the
main entrance to the parking lot at Bayside Drive and a second secured gate at the dry boat storage
area which now illegally encloses, for boat storage, a substantial portion of the required parking lot.
There are 12 reserved parking spaces for BCYC officers and management which often remain empty
even when the parking lot is full. Over the past 35 years the residential communities to the east and
the south have been fully developed and Bayside Drive has become a major artery for traffic through
Corona del Mar. On a recent Thursday afternoon, June 201, cars were parked on both sides of
Bayside Drive from Jamboree Road southeast past the Harbor Patrol as far down Bayside Drive as
legally possible, and on both sides of El Paseo into the community of Irvine Terrace.
Over the years, in addition to its use as a yacht club, BCYC has taken advantage of its prime location
and large banquet facilities to become an "Event Center" hosting weddings, anniversaries, charity
galas, and other public functions, such as would be held at the Four Seasons, Pelican Hills and other
local venues. This use has created a substantial traffic and parking burden which has become worse
over time.
ANALYSIS
An amendment to the Use Permit is now required since the parking needs of BCYC have
dramatically increased over the past 35 years. The first parking waiver was for a parking reduction
from 246 to 122 spaces. At a minimum, this waiver should be revoked and adequate onsite spaces
should be required. In the alternative, multiple uses should be prohibited on weekends during the
Peak Season.
We are advised that 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 sufficient to serve the parking demands related to the slips operated by the yacht club.
This assumption is valid for BCYC only during private member functions in the banquet facilities. If
instead, the public is occupying the banquet facilities and the members are fully engaged in yachting
activities, the assumption is invalid and the parking waiver has no basis.
It should be noted that the Use Permit was approved with the assumption that BCYC is a np •vate
yacht club, not oven to the general public and providing boating related activities only to its members.
The approval was also based upon the understanding that the membership of BCYC would not
exceed 700 members. Since then, BCYC has not dramatically increased its membership, yet they
have made the facility available to "non- member" activities, events, and functions which are not
"boating related ", including dining, dancing, entertainment and full bar service. These unanticipated
activities have imposed substantial burdens on the public streets and sidewalks of Bayside Drive and
El Paseo and the local community. These activities are inconsistent with the original understanding
of the Planning Department and the intent of the Use Permit. Clearly, these unintended activities
impose burdens on the City and local community far in excess of burdens that might be imposed by
excessive membership participating in boating related activities. We are not aware of the legal basis
d�
for the expansion of these activities. Perhaps this is a question which needs to be addressed.
Nonetheless, if they are to be allowed, adequate parking must be provided.
We are advised that under current City regulations, the parking requirement for BCYC is 133 spaces.
Parking spaces for 133 cars may be adequate for member banquet activities. In the alternative, 133
spaces may be adequate for member yachting activities. They are not adequate, however, for
member yachting activities and up blic banquet activities when they occur at the same time as they do
at BCYC. Adequate parking under such circumstances clearly requires in excess of 246 spaces.
RECOMMENDATION OF CONCERNED RESIDENTS
In order to approve any use permit, the Planning Commission must find that the operation of the use
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 improvement in the neighborhood or the
general welfare of the City.
We agree with the Planning Commission staff that more parking is needed, not less. The existing
conditions that control the operations of BCYC have failed. During the Peak Season, existing
operations have resulted in intolerable congestion and danger to the public and undue burden on the
local community. Over the past 35 years the community has been fully developed and Bayside Drive
has become a major artery for traffic through Corona del Mar. On weekends during the Peak Season,
large numbers of participants, including young children, enter and exit BCYC from stopped or
parked vehicles across Bayside and El Paseo as if it was a parking lot. Traffic is backed up on
Bayside and El Paseo in both directions and through traffic is forced to pass the vehicles that an.
dropping off or picking up passengers. This is more than a nuisance; it is a very dangerous situation.
Fortunately, no major incidents have occurred.
Imagine the impact on the neighborhood. There is no place for residents, their family or friends to
park. The chaos is accentuated by the honking of horns and screeching of brakes. It becomes
extremely dangerous to enter or exit your own driveway. As attendees leave the BCYC, their drinks
and trash are carried with them into the private community and tossed into the public streets and
sidewalks or private gardens upon entering their cars. BCYC has compounded the problem by
willfully violating their Use Permit. Their actions constitute willful and continuous violations of the
zoning laws that are punishable by jail time and substantial fines for every day of violation. When
City officials demand they obey the law, BCYC's only answer is to demand that the City legalize this
illegal conduct. They have made a mockery of the process. The City should enjoin this illegal
conduct and consider revocation of their Use Permit.
In 1969 the parking regulation required 246 onsite parking spaces. BCYC was granted a waiver.
Only 122 spaces were required by Use Permit. That was a mistake. Let's not compound that
mistake with a second waiver to reduce the parking from 246 to 95. More parking is needed, not less.
When the Use Permit was issued in 1969, it was acknowledged that future expansion of activities
would require additional parking. Thirty-five years later, that future is now. BCYC's acquisition of
additional boat slips in 1996 actually caused a net loss of off -street parking. Banquet activities have
undergone exponential expansion and these activities often occur during the Peak Season when
membership parking needs are at a peak for yachting activities. More parking is required, not less.
Thirty-five years ago the City imposed parking requirements on BCYC based upon assembly
occupancy of the clubhouse. The City assumed that these parking requirements were sufficient to
serve the parking demands related to the boat slips and the dry storage operated by BCYC because
"during banquet events, other meeting, boating, etc. would be nil" As an "Event Center", nothing
could be further from the truth today.
This assumption is not valid for BCYC today because the members who are using the boat slips and
dry storage are not the patrons who are using the banquet facilities. Today, BCYC is more than a
yacht club. The uses of BCYC have expanded so much over the past 35 years that the basic
assumption supporting the existing waiver.is invalid today. Exhibit A contains a description of .
typical activities that might occur on a weekend during the Peak Season and an estimate of parking
requirements. Any reasonable analysis of yachting activities demonstrates clearly that all 122 spaces
are occupied before the arrival of participants for Saturday evening events. If yachting activities,
plus employee parking consume all onsite parking and all available street parking on Bayside and El
Paseo, where are the wedding guests to park when they arrive for the wedding?
The Planning Department recognized this from the outset. On July 11, 1969 in their recommendation
that Use Permit No. 1437 be approved they acknowledged that "If the scale of operations expands, it
may become necessary for BCYC to acquire additional property and/or construct multi-level parking
facilities." That time has come.
Adequate parking should be provided onsite so that it does not place undue burden on the
neighboring properties and streets. If the event banquet participants are forced into the community to
satisfy their parking needs, they treat the public streets, the sidewalks and the residential property as
an extension of the parking lot, bringing their drinks, their beer cans and trash with them. If parking
was available for them onsite, their drinking and trash would remain in the parking lot and the urine
and vomit would remain in the restrooms of BCYC. The problems that exist today will only increase
over time as the BCYC offers additional services.
Conclusion: Yachting activities and banquet facilities cannot operate at the same time without
adequate parking. If BCYC desires that yachting activities be available to its members concurrently
with banquet activities, they must provide adequate parking. It is not the responsibility of the City or
the residents to provide this parking or to bear the undue burden of the current multiple uses. If
BCYC refuses to provide adequate parking, then they must choose whether BCYC will be available
to members for yachting activities, or whether it will be available to others for banquet activities —
but not both. The Use Permit under which the BCYC operates, now and in the future, must include
conditions which prohibit multiple uses during the Peak Season unless adequate parking is provided.
IMPACT OF RECOMMENDATION
If the Use Permit is amended to include the recommended conditions, the impact on the City will be
positive. Bayside Drive can serve as a traffic artery through Corona del Mar with reduced congestion
and danger. hi addition, Bayside and El Paseo will be available for public parking for the City park
in Irvine Terrace, the County beach on Bayside Drive and local residents. The impact on the local
community will be dramatic. If the cars are parked in BCYC parking facilities, the noise, congestion
and trash will stay within those facilities. The impact on BCYC is purely financial. BCYC will have
to bear the cost of additional parking facilities or lose revenue fi-om major banquets during Peak
Season. This is not a great burden. Members of BCYC are able to spend every weekend hvine on
the Bay. This is a priceless experience for a nominal monthly fee. This amendment will increase
that cost modestly. Several alternatives for BCYC are discussed in Exhibit B. Exhibit C describes
the parking conditions that existed from Wednesday, June 30a', through Sunday, July 4u',�at the time
of day that the count was taken. The data, while limited, highlights the need for more parking — not
less.
ACTION
The choice is simple. Should BCYC be allowed to use Bayside Drive and El Paseo as their private
parking lot, dumping their patrons and trash onto the public streets and sidewalks and private
property of the community at the expense of the City and private residents or should BCYC be .
required to keep their cars, congestion, noise and trash within the boundaries of their property?
In 1969 the staff reported that 122 spaces would appear to be adequate for current needs, but stated
that "If the scale of operations expands, it may become necessary for the club to acquire additional
property and/or construct multi-level parking facilities ". Thirty-five years later, 122 spaces are not
adequate for the current scale of operations or future expansion of operations. These issues must be
addressed today.
We respectfully request that you unanimously reject BCYC's request for a second parking waiver
reducing parking requirements from 246 to 95 spaces. BCYC has operated in willful violation of its
Use Permit and ignored the City's warnings and citations. BCYC's only response to the City —
"legalize our illegal conduct ". BCYC has made a mockery of our zoning laws and a mockery of the
process. Don't reward such conduct.
Immediately after your rejection of the second parking waiver, we ask that you direct Staff of the
Planning Department to determine the number of onsite parking spaces required to provide adequate
parking for the current and future operations of BCYC. We are confident that they will determine
that the existing conditions to the Use Permit are not adequate for current and future operations. We
ask that you (i) modify the conditions to the Use Permit to increase parking requirements to provide
adequate parking for existing and future operations; or (ii) modify the conditions to the Use Permit to
restrict BCYC operations (e.g., no banquet activities on weekends during the Peak Season) so that
existing parking requirements provide adequate parking for such restricted operations.
15
EXHIBIT A
WEEKEND ACTIVITY DURING PEAK SEASON
Exhibit A is designed to reflect minimal yachting activities on a weekend during the Peak Season so
that the scope of the problem can be understood. During the Peak Season, actual usage substantially
exceeds that which is described in this Exhibit.
Activi Parking Spaces Utilized
Overnight Boating Activities (I or more nights offshore):
• Offshore Cruising: Weekend or extended visits to 9 boats x 2 cars = 18 spaces
Catalina, San Clemente or Channel Islands off for weekend or longer
Santa Barbara (9 members plus guests)
• Coastal Cruising: Weekend or extended visits to 6 boats x 2 cars = 12 spaces
affiliated yacht clubs in Dana Point, San Diego, for weekend or longer
Marina del Ray, Santa Barbara, etc. (6 members
plus guests)
• Fishin : Full day or extended fishing excursions
in local waters or Catalina, San Clemente or the
Coronados in San Diego (8 members plus guests)
2. Weekends on the Bav: Friday or Saturday arrival to
spend weekend on the bay in boat slips with possible
bay cruise, local fishing, or coastal run to Emerald Bay,
etc., but mostly bay front, island living, reading, puttering
on boat, cocktails and barbecues with family or guests;
swim in the pool and burger on the pool deck
(10 members plus guests)
Day Use: Saturday on the Bay. Day use of boat in
slip, local boating activities with marina boats and dry
storage boats, swim in pool, burger on pool deck, drinks
and barbecue (30 members plus guests)
4. Total of Yachting Activities:
(63 members out of a total of 425 members)
(43 boat slips out of a total of 69 boat slips)
(20 dry storage boats out of a total of 200)
5. BCYC Emnlovees = 50:
6. Total of Yachting Activities Plus Employees:
Wedding or Other Event (150 -300 Participants):
TOTAL OF MULTIPLE ACTIVITIES:
8 boats x 2 cars = 16 spaces
for weekend or longer
10 boats x 1 %2 cars = 15 spaces
for overnight or weekend
10 slip boats
x 1'/2 cars
20 dry storage
boats x 1 car
= 15 spaces
= 20 spaces
50 cars = 50 spaces
146 spaces
75 to 150 spaces
221 to 296 spaces
i
ADDITIONAL ALTERNATIVES FOR BCYC
• Restricted Banquet Operations During Peak Season. Prohibit banquet operations
Thursday through Sunday from July 1 through Labor Day. Large banquets still available on
weekends for 10 months of the year and Monday through Wednesday during the Peak Season. This
is not much of a burden on BCYC, whereas it still imposes a substantial burden on the public and the
local community on the days that these activities occur.
0 Multi -Level Parking: Planning Department indicated in 1969 that BCYC may
eventually need to construct multi-level parking facilities in order to accommodate expanded
activities.
• Shuttle Service: Large events could be accommodated with guest parking at central
offsite location owned or leased by BCYC and then shuttled into the existing parking lot.
• Eliminate Dry Storage: Alternative dry storage is available in Newport/Costa Mesa
area. Alternative parking facilities are more rare.
• Restricted Parking for Public Events: During public banquet events, all BCYC
parking facilities should be reserved for use by attendees only and members should be prohibited
from parking onsite. As a result, the ancillary problems associated with such events will remain
within the gates of BCYC and off the public sidewalks, streets, and property of local residents.
11
EXHIBIT C
ACTUAL PARKING COUNT — JUNE 30 THROUGH JULY 4, 2004
June 30th: 6:30 p.m. — After 9:00 p.m.
• Lot Full
• El Pasco Full
•, No Boating Activity.
• Event/Function
July 1': 6:00 p.m.
• Lot Full
• 26 Cars on El Pasco
• No Event/Activity
July 2" d: 5:30 p.m.
• Lot Full
• 28 Cars on El Pasco
• No Special Activity
July 3`d: 3:30 p.m.
• Lot Full
• 22 Cars on El Pasco
• Club Activity
July 01: 12:45 p.m.
• Lot Full
• El Pasco Full
• Club Activity
CONCERNED RESIDENTS OF BAYSIDE & EL PASEO
TO: PLANNING COMMISSIONERS
FROM: CONCERNED RESIDENTS
SUBJECT: BAHIA CORINTHIAN YACHT CLUB
USE PERMIT
1601 BAYSIDE DRIVE
DATE: JULY 28, 2004
On June 17, 2004, based upon the recommendation of the Planning Staff, action on the amendment to
the BCYC Use Permit was continued so that a Parking Study and a Parking Management Plan could
be developed. At the recommendation of the Planning Staff, Hogle - Ireland was engaged and today,
seven weeks later, and over one year since the City became aware of the Code violations, we have
the results of the study and proposed solutions.
The study has demonstrated, for the record, what we all have known — that the Boating Activities of
BCYC combined with the Clubhouse Activities of BCYC create parking demands which far exceed
the parking spaces currently available.
They have proposed 6 measures to satisfy this deficiency. We note that of the 6 proposed measures
recommended for adoption by the Planning Commission, items 1, 2, 3 and 4 are, and have been, part
of the existing Use Permit since 1969, except to the extent that item 4 increases on -site parking by 7
spaces.
Item 5, "on-site valet parking ", is proposed to increase total parking on -site to 154 spaces. Even with
154 cars on -site, 15% of the events currently held at BCYC will have parking requirements that
cannot be accommodated.
This is not acceptable.
The property consists of 2.1 acres, 75% of which is paved as a parking lot. This paved surface could
accommodate in excess of 250 vehicles. If the current operations of BCYC create the parking needs
described in the study, and if those needs exceed that which can be satisfied at least 15% of the time,
then these excess needs should be satisfied by using the paved surface available to BCYC on its 2.1
acres.
The operations of BCYC create this need and the Parking Study has confirmed this need. It is now
the responsibility of the Planning Department to require that these parking needs be satisfied with the
available space. To decide otherwise is to simply ignore the facts and to pretend that the parking
needs are satisfied. The only other alternative is to prohibit those functions which create the
excessive parking needs.
That, in fact, is the solution preferred by Hogle - Ireland. They propose a Parking Management Plan
which would prohibit activities that create parking demand in excess of the 154 that could be
accommodated on -site unless appropriate off -site parking is acquired by BCYC. This proposal
0
works, if enforced. BCYC has no incentive to comply with such a plan, and in fact has a financial
incentive to violate this Plan because they will suffer a loss of revenue from 15% of the activities
currently held at BCYC. Therefore we encourage the use of the existing paved surface available on-
site.
In conclusion,
1. Hogle -Ireland has described the need, and it is confirmed by the Parking Study
prepared by The Mobility Group.
2. The need exists because the Boating Activities combined with the Clubhouse
Activities create parking demand which far exceeds the parking spaces currently
available and, for at least 15% of the time, exceeds that which is proposed by BCYC
for on -site parking.
3. The need exists because the operations of BCYC have expanded far beyond that
which was contemplated under its 1969 Use Permit and the zoning laws of the City.
These are the facts — they cannot be ignored. They are now part of the record. We cannot
pretend otherwise, but must deal with the problem with a practical solution.
(i) The space is available on -site. No buildings need to be removed — the space is already
paved. The space exists as a parking lot today, but it is used for parking boats rather
than cars.
(ii) There is no other alternative unless the City is prepared to restrict the Clubhouse
Activities of BCYC so that attendance is limited to available on -site parking. This
requires compliance and enforcement. BCYC has no incentive for compliance and the
City has no resources for enforcement.
The facts are in the record and cannot be ignored. We can't pretend that BCYC is a private Yacht
Club and that parking based upon assembly space is adequate. BCYC creates excessive parking
needs because they provide two activities: (i) Boating Activities for members, family and guests
which create demand for parking spaces comparable to marinas and dry dock storage; and (ii)
Clubhouse Activities for members and for the public at large that create parking demands similar to
other comparable venues. Let's not pretend otherwise.
We respectfully request that you encourage the Planning Department to recognize these problems
and to create practical solutions that will work now and in the future.
As a footnote, we note with interest that BCYC's activities in connection with Opening Day, the Newport- Ensenada Race and the
Boat Parade are referenced in the Proposal and the Parking Management Plan as "Newport City Wide Events" which will exceed
the available on -site parking and the Parking Management Plan. If the City agrees with this characterization, it appears that
responsibility for parking, congestion, safety, noise and behavior at BCYC is intended to be shifted from BCYC to the City
during these events. It is not clear to us why the City would choose to accept this responsibility. We believe that the residents of
Newport Beach would have trouble understanding why the City should take responsibility for BCYC's Opening Day festivities
or the commercial entertainment activities conducted by BCYC during the Newport- Ensenada Race or the Boat Parade. The
Newport- Ensenada Race and the Boat Parade are Newport City Wide Events, but the commercial entertainment activities
conducted at BCYC are BCYC events. If the City rejects this responsibility, as we believe it should, and recognizes these
commercial activities as BCYC functions, then these BCYC functions should also be regulated.
I
FROM : MONTGOMERY PHONE NO. : 562 427 3116 Jul. 29 2004 12:10PM P1
i
ORI.1AIZF1i1 IHI
SOUTHERN CALIFORNIA YACHTING ASSOCIATION
July 29, 2004
Mr. Larry Tucker, Chairman
Planning Commission
City of Newport Beach
3300 Newport Boulevard
Newport Beach, Ca 92663
RE: Bahia Corinthian Yacht Club (BCYC)
Dear Chairman Tucker and
Members of the Planning Commission:
Bahia Corinthian Yacht Club has been a member of the Southern California Yachting
Association (SCYA) since 1959. SCYA is an organization of approximately 90 yacht clubs from
throughout Southern California, Arizona and Nevada We conduct seminars, foster local,
regional, national and international Corinthian yachting competition, provide support to amateur
and recreational boating, and coordinate race schedules and other activities for member clubs.
BCYC plays a very important role in the accomplishment of our mission and in the networking
among our member clubs, as well as the yachting community. For instance, in February of each
year, SOYA conducts the "Women's Sailing Convention" which provides land -based and on -the-
water workshops conducted by leading women sailors. There are approximately 300 women
sailors from Southern California and from other parts of the United States who attend this
convention. Those women spend the weekend in Newport Beach and are directed to Newport
Beach hotels for their accommodations. This Convention has been held at BCYC for the last 12
years, and we have found that BCYC has the only practical facility that can accommodate the
needs for this tremendously successful yachting community event In addition to the Convention,
BCYC is one of the venues for our Midwinter Regatta and provides their facility to us for
various meetings.
13CYC is a real asset to the endeavors of SCYA and its programs and we are requesting that you
take into consideration their value to the yachting community when resolving the parking
situation. We commit to working with 13CYC to make sure any new parking plan is complied
with for future events they host for SOYA. The club brings a lot to Newport Beach and a
substantial disruption in their operations would be adverse to the entire Southern California
yachting community.
I cerely
modore, Southern 4.(Q:4: Ya Ming Association
b�
July 21, 2004
City of Newport Beach
Planning Commission
Mr. Larry Tucker, Chairman
3300 Newport Boulevard
Newport Beach, California. 92663
Subject: Bahia Corinthian Yacht Club (BCYC)
Dear Chairman Tucker and
Members of the Planning Commission:
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
JUL 2 9 2004
AM PM
71819110111112111213141516
I have been a neighbor across the bay from BCYC on Balboa Island for ten years and
wish to forward the following information to you. Years ago, we had a sound issue with
BCYC and after talking with them, they took action to help alleviate the problem. They
tried different methods to lower the sound level and finally, BCYC invested in an air
conditioning system that allowed them to operate with closed windows during larger,
louder events.
Years later, I found that the club was a group of very nice, warm people, and I dropped
out of another large established Yacht Club in Newport Harbor and joined BCYC. I am
confident that they will do what is right and make the necessary changes to accommodate
their neighbors, just as they did for us Little Balboa Island residents.
Yours truly,
July 21, 2004
City of Newport Beach
Planning Commission
Mr. Larry Tucker, Chairman
3300 Newport Boulevard
Newport Beach, California 92663
Subject: Bahia Corinthian Yacht Club
Dear Chairman Tucker and
Members of the Planning Commission:
RECEIVED By
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
JUL 2 9 2004
7181911011111211 213141 6 5
My name is Maureen Ramer. I am a resident of Lido Isle and the Advisor for the Sage
Hill School Sailing Team. As you know, Sage Hill School is in Newport Beach. Over
half of our student team members are Newport Beach residents.
Bahia Corinthian Yacht Club (BCYC) has generously allowed us to use their facilities
and boats, and has also provided us with coaches for our new high school Sailing
Program.
Newport Harbor Yacht Club provides the same service for Newport Harbor High School.
Balboa Yacht Club, BCYC's neighbor, provides the same service for Corona del Mar
High School. BCYC worked generously with our founding parents and offered their
club's facilities and coach to our program. Sailing is a very important youth activity in
Newport Beach. The three high school sailing teams represent Newport Beach in local,
national and world sailing events.
Regarding the parking issue, we are more than willing to promote car - pooling, student
drops -offs and whatever is necessary to help limit the number of cars at their facility.
Please do not limit their use/storage in the Boat Yard, as it is very important to us and the
sailing community here in Newport Beach. We need boats to sail and to be assured that
there is easy access to use them.
Thank you very much
A
Maureen Ramer
Newport Beach, California
Cc file
July 29, 2004
Mr. Lary Tucker, Chairman
City of Newport Beach
Planning Commission
3300 Newport Boulevard
Newport Beach, California 92663
RE: Bahia Corinthian Yacht Club (BCYC)
Dear Chairman Tucker and
Members of the Planning Commission:
Please find attached a copy of a letter sent to BCYC from the Leukemia & Lymphoma
Society regarding our community involvement.
Yours truly, _\
Barry Lem,
�
I'd 2969 Sb9 his . 4�N paIjTS aaAIa d0i:C6 40 62 Inr
The Leukemia &
Lymphoma Society .
Fighting Blood - Related Cancers
June 25, 2004
Mr. Barry Levy, Commodore
Bahia Corinthian Yacht Club Board of Directors
1601 Bayside Drive
Newport Beach, CA 92660
Dear Commodore Levy,
SERVING ORANGE, RIVERSIDE AND
SAN BERNARDINO COUNTIES
2333 North Broadway, State 320
Santa Ana, CA 92706
714 - 881.0610 TELEetloNE
714.881.0616 FACSIMILE
www.11s.org
Relentess for the Cares
On behalf of the Leukemia & Lymphoma Society, I would like to express gratitude for
your continuing involvement as the host yacht club for The Leukemia Cup Regatta in
Newport Beach.
For the past five years you have hosted the Junior Regatta and have raised tens of
thousands of dollars. The involvement of your General Manager, the staff and the many
members who volunteer represent countless hours to make this event a success. In
addition, you have graciously donated facilities for meetings and hosted the Casino Night
dinner and program.
Your dedication and community involvement has raised awareness for the Society and
our local Chapter. You have also helped educate children and adults about leukemia and
other blood cancers and how the disease affects patients and their families.
We look forward to your participation next year as we continue to grow the Leukemia
Cup Regatta and expand it to include more of the Newport harbor community.
Once again, thank you for your dedication and support of The Leukemia & Lymphoma
Society.
Z S2 Ely, � �,�011�c
rZs� 'ct
Tammy Guiso
Executive Director
S�
Z'd 1 2SE9 Sb9 6b6 -4-'iW par,}iSjBATG 401 :E0 j,0 62 inr
IRVINE
June 28, 2004
Rosalinh M. Ung
Associate Planner
City ofNewport Beach
P.O. Box 1768
Newport Beach, California 92658
Re: Request to Amend Use Permit 1437
Dear Ms. Ung:
Via Certified Mai! #7002 0150 0001 7895 9093
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
JUL 2 9 2004
7�819110111 X12 111213141516
We understand that that the Planning Commission is considering an amendment to the Use
Permit No. 1437. Irvine Terrace Community Association ( "ITCA "), a homeowners association
with 385 homes and over 1,000 Newport Beach citizens, asks that the Planning Commission not
avarove_ any amendment to reduce the number of on -site vehicular narking spaces. In fact, ITCA
numbers (we recommend 179 spaces) to accommodate peak crowds, especially since the Bahia
Corinthian Yacht Club ( "BCYC) is routinely used for events for which it was never envisioned in
the granting of the original permit. These events include non - member events ranging from
weddings to board meetings for various organizations.
It should be noted that BCYC has been in violation of its permits for a number of years and
has abused its parking privilege by using parking on the city streets of El Paseo and Bayside.
BCYC has really only had 86 parking spaces versus the original permit required 122. To
compensate for the difference, it procured parking across the street garnering approximately 25
additional spaces, bringing its total available for peak use to 111. It has now lost this parking
because of an economical dispute between BCYC and the parking lot owners. As a result of the
loss of this parking, the severity of the infraction has been more significant and resulted in
additional burden on the local community, creating congestion, pollution and increasing the risk to
bicyclists and pedestrians, which increases the liability to the City of Newport Beach. However,
since the violation has been noted, BCYC has only taken one minor step to address its parking
violations — raising the bar on its gate. BCYC employees continue to use City of Newport Beach
public streets to park their vehicles. During this violation period, it should be moving boats stored
on parking spots, instituting valet parking and renegotiating for additional parking spaces off site.
A good neighbor would be taking these actions to benefit the local community and reduce the
liability and pollution to the residents of the City of Newport Beach.
We, however, applaud the BCYC for beginning to address these issues and to realize that
they have an impact on the local community for their activities. We also do not think that there
should be draconian steps to reduce their activities given the positive contributions they make to the
residents of the City of Newport Beach. However, we do think that their parking plan should
QAH0A DocumentsVrvim Te ce\City of NB Amend 1437 07 -2 ".doe
P.O. Box 19530 • Irvine, California 92713 a (949) 752 -2225
q0
Rosahnh M Ung, Associate Planner
City of Newport Beads P.O. Box 1768, Newport Beach, California 92658
Request to Amend Use Permit 1437
July 28, 2004
Page 2
incorporate additional concepts to reduce the impact on the local community and to achieve a goal
of 179 parking spaces. These concepts include:
Requirement to Procure Additional Parking Spaces Across The Street. While I know this would
put them at a negotiating disadvantage with the current owner, they acknowledge that their
parking plan would only address only 90% of the events that they host at BCYC. The parking
spaces across the street could add an additional 25 spaces. Thus, the parking across the street is
needed to raise that percentage and reduce the impact on the environment. and local community.
2. Signs Posted At BCYC Regarding Parking On Bayside and El Paseo. BCYC should have signs
that inform members that parking on El Paseo and Bayside is only permitted for "sanctioned"
events for which it is known that they would exceed the 179 spaces from the existing parking lot
(including the valet parking) and across the street. A fine system should be implemented for
those members and employees that routinely avoid parking in the prescribed areas.
3. Signs Posted Along Bayside and El Paseo. BCYC should post signs along El Paseo and
Bayside stating that parking along these streets for. BCYC events is only permitted if they
exceed the 179 spaces as outlined in number 2 above.
Lastly, the ITCA wants to point out that El Paseo was not designed for overflow parking for
BCYC. The width of the road, the lack of bicycle lanes and the lack of pedestrian crosswalks have
resulted in significant safety issues for our residents and local bicyclists (including many non-
residents) that routinely use this route to go to Balboa Island. Moreover, the traffic congestion on
the weekends cause air pollution and increase the noise level in the community. We think that the
City of Newport Beach should consider putting a red curb along all of El Paseo, if the risks warrant
it, after a study has been completed. We think the City of Newport Beach is taking significant
liability risks under the current design of El Paseo.
We appreciate your time and consideration on these very important matters.
Sincerely yours,
Raymo ennedy
President
.
Board of Directors
Irvine Terrace Community Association
cc: Steve Bromberg, Councilman, City of Newport Beach
Bill Rauth, Local Resident
Q:\HOADocunier1s\IrvinoTenmwXCity of NB Amend 1437 07- 28.04.doc 0
July 26, 2004
City of Newport Beach
Planning Commission
Mr. Larry Tucker, Chairman
3300 Newport Boulevard
Newport Beach, California 92663
Subject: Bahia Corinthian Yacht Club
Dear Chairman Tucker and
Members of the Planning Commission:
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
JUL 3 0 2004
AM 71819110111112111213141516
My name is Chelsea Dill and I am the Junior Commodore of BCYC. I am speaking for the junior
members of our Club.
I know that you are addressing the parking issues at our Club, and I am here to quickly give you
some information for your evaluation. We have sailing events and practices throughout the year,
every other weekend or so, with the exception of the 6 week summer program. The vast majority
of our junior members are dropped off at our Club and do not drive. Parents are stopping,
dropping off, or possible staying for 30 minutes to make sure that everything is OK with their
child. There should be very little parking impact from this.
Let me tell you about a few of our junior members whose lives have been positively influenced
because of membership at BCYC - Four short examples:
1. Steve Skahen, BCYC member, age 18, grew up in the junior program and is now BCYC
and Newport Harbor's appointee to the US Naval Accademy.
2. Ryan Mulvaian (age 18) .... Also grew up in the BCYC Junior Program and is Newport
Harbor's appointee to the US Merchant Marine in New York.
3. Approximately six Juniors from BCYC have honored Newport Beach as Collegiate All
Americans.
4'. Our Junior Board, with the help of our members and their guests have successfully raised
over $250,000.00 over the last 4 years for Leukemia & Lymphoma research. Yes, one of
the two dinner Auctions were very well attended, and there was parking on the street, but
look at the end results.
Thank you for your time. A sidenote... for us to do the above, we must have boats in our boatyard
and the capacity to use them.
Yours truly,
Chelsea Dill
BCYC Junior Commodore
OWo�
EXHIBIT 7
PROJECT PLANS c�
�2
/
1
/
l
) •\
k
.!
�(& §
«!IL
k\M-
IL
S!
4f d
o!!ƒ
)! U
/)€
x q
��
§
�2
/
1
/
l
) •\
k
.!
�(& §
«!IL
k\M-
IL
S!
4f d
o!!ƒ
)! U
/)€
x q
��