HomeMy WebLinkAbout01_Newport Beach Country Club Tentative Parcel Map_PA2016-124 U ? COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915
Cq�IFORN�P 949-644-3200
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 26, 2017
Agenda Item No. 1
SUBJECT: Newport Beach Country Club — Tennis Club Site (PA2016-124)
SITE LOCATION: 1602 E. Coast Highway (10 Clubhouse Drive)
• Tentative Parcel Map No. NP2016-013
• County Tentative Parcel Map No. 2016-151
APPLICANT: Land Strategies, LLC
OWNER: Golf Realty Fund — Managing Owner
PLANNER: Rosalinh Ung, Associate Planner
(949) 644-3208, rung@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: PC-47 (Newport Beach Country Club)
• General Plan: PR (Park & Recreation)
PROJECT SUMMARY
A Tentative Parcel Map for the consolidation of 11 parcels (Lots 1 through 7 and Lots A
through D) of Vesting Tentative Tract Map No. NT2005-003 (TTM15347) into four
parcels for future financing and conveyance purposes. No development or
improvements are proposed as a part of this application.
RECOMMENDATION
1) Conduct a public hearing;
2) Recognize the previously adopted Mitigated Negative Declaration No. ND2010-008;
and
3) Adopt Draft Zoning Administrator Resolution No. approving Tentative
Parcel Map No. NP2016-013 (Attachment No. ZA 1).
1
Newport Beach Country Club — Tennis Club Site Tentative Parcel Map
Zoning Administrator, January 26, 2017
Page 2
BACKGROUND
On January 24, 2012, the City Council approved entitlements including a development
agreement to allow additional improvement at the Tennis Club of the Newport Beach
Country Club. Development included twenty-seven (27) hotel units with a 2,170 square-
foot concierge and guest meeting facility, five (5) single-unit residential dwellings, a
3,725 square-foot tennis clubhouse and 7,490 square-foot spa/fitness center, and one
lighted stadium-center tennis court. These improvements will replace 17 of the existing
tennis courts and 7 courts will remain.
As the subject property is located in a coastal zone, a coastal development application
was submitted and a notice of intent was issued by the Coastal Commission in 2013.
This notice however has been expired. The applicant is currently working with Coastal
Commission staff for re-approval of the notice of intent and ultimately issuance of the
coastal development permit.
DISCUSSION
The subject property is approximately 7 acres in size and currently improved with a
private tennis club which consists of 24 tennis courts, a 3,725 square-foot tennis
clubhouse, and 125 surface parking spaces. The subject property is located adjacent to
the Newport Beach Country Club Golf Course and the Corporate Plaza West Planned
Community consisting of several office buildings.
In order to get ready for the project implementation, the applicant is proposing a
tentative parcel map to consolidate 11 parcels (Lots 1 through 7 and Lots A through D) of
Vesting Tentative Tract Map No. NT2005-003 (TTM 15347) into four parcels for financing
and conveyance purposes. This Vesting Tentative Tract Map was approved as part of the
project entitlement approvals in 2012. The configurations of the parcels within the subject
map are consistent with the approved Vesting Tentative Tract Map. No development or
improvements are proposed as a part of this application.
Future development of each parcel will be in accordance with the requirements of the
previously approved entitlements for the Tennis Club Site. To date, building plans for
the construction of the single-family homes and tennis clubhouse have been submitted
for City review. However, as the subject property is located in coastal zone, no building
permits will be issued and/or the subdivision maps will be recorded until the issuance of
a coastal development permit.
ENVIRONMENTAL REVIEW
All significant environmental concerns for the proposed project have been addressed in
the previously adopted Mitigated Negative Declaration No. ND2010-008, and the City of
Newport Beach intends to use said document for the above noted project. Furthermore,
TmpIt:05-05-16
Newport Beach Country Club — Tennis Club Site Tentative Parcel Map
Zoning Administrator, January 26, 2017
Page 3
there are no additional reasonable mitigation measures that should be considered in
conjunction with said project. The adopted Mitigated Negative Declaration and
supporting documents are available for public review at the City of Newport Beach
website at www.newportbeachca.00v/cegadocuments.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 10 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
(a�
o alinh Ung
As ociate Planner
X/M
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map No. NP2016-013
County Tentative Parcel Map No. 2016-151
TmpIt:05-05-16
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2016-013, SUBDIVIVIDING LAND FOR FINANCING
AND CONVEYANCE PURPOSES LOCATED AT 1602 EAST
COAST HIGHWAY AND 10 CLUBHOUSE DRIVE (PA2016-124)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Land Strategies, LLC on behalf of Golf Realty Fund -
Managing Owner, with respect to property located at 1602 East Coast Highway and 10
Clubhouse Drive, and legally described as Parcels 1 and 2 of Parcel Map 94-102,
requesting approval of a tentative parcel map for financing and conveyance purposes.
2. The tentative parcel map application to consolidate 11 parcels (Lots 1 through 7 and Lots
A through D) of Vesting Tentative Tract Map No. NT2005-003 (County No. TTM15347)
into four parcels for future financing and conveyance purposes. No development or
improvements are proposed as a part of this application. Vesting Tentative Tract Map
No. NT2005-003 was approved by the City Council on January 24, 2012, for the
development on the subject property (Tennis Club Site of Newport Beach Country Club)
which consists of twenty-seven (27) hotel units with a 2,170 square-foot concierge and
guest meeting facility, five (5) single-unit residential dwellings, a 3,725 square-foot tennis
clubhouse and 7,490 square-foot spa/fitness center and one lighted stadium-center
tennis court.
3. The subject property is currently improved with 24 tennis courts, a 3,725 square-foot
tennis clubhouse, and 125 surface parking spaces. No development or improvements
are proposed as part of this application.
4. The subject property is located within the PC-47 (Newport Beach Country Club Planned
Community) Zoning District and the General Plan Land Use Element category is MU-
H3/PR (Mixed Use Horizontal/Parks and Recreation).
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-H3/PR (Mixed Use Horizontal/Parks and Recreation). A coastal
development permit application was submitted and a notice of intent was issued by the
Coastal Commission in 2013. This notice however has been expired. The applicant is
currently working with Coastal Commission staff for re-approval of the notice of intent
and ultimately issuance of the coastal development permit.
6. A public hearing was held on January 26, 2017, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
5
Zoning Administrator Resolution No. ZA2017-###
Page 2 of 8
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. All significant environmental concerns for the proposed project have been addressed
in the previously adopted Mitigated Negative Declaration No. ND2010-008, and the
City of Newport Beach intends to use said document for the above noted project.
Furthermore, there are no additional reasonable mitigation measures that should be
considered in conjunction with said project. Copies of the Mitigated Negative
Declaration and supporting documents are available for public review and inspection
at the Planning Division or at the City of Newport Beach website at
www.newportbeachca.gov/cegadocuments.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the proposed tentative parcel map is
consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code and is
approved based on the following findings per Section 19.12.070 (Required Findings for
Action on Tentative Maps) of Title 19:
Finding:
A. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
A-1. The property has a General Plan designation of Mixed-Use Horizontal/Parks and
Recreation (MU-H3/PR), and the property is part of the 145-acre Newport Beach
Country Club Planned Community District (PC-47) which has been adopted to regulate
development within the subject property and the Golf Club Site. The approval of PC-47
was found in conformance with the General Plan designation pursuant to City Council
Resolution No. 2012-2.
A-2. The proposed tentative parcel map will create four legal parcels to be conveyed to
merchant builders for the future development on the subject property.
A-3. No development or improvements are proposed with the proposed tentative parcel
map. Any improvements will require future application submittals and approvals. Prior
to development of the site pursuant to the PC-47, subsequent final map(s) to
implement the proposed parcels and improvements shown on Vesting Tentative Tract
Map No. NT2005-003 will be submitted to the City for review and approval.
Finding:
Zoning Administrator Resolution No. ZA2017-###
Page 3 of 8
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
B-1. No development or improvements are proposed with the proposed tentative parcel
map. Any improvements will require future application submittals and approvals
consistent with or as required pursuant to the PC-47 and the development agreement.
Finding:
C. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was prepared for
the project and a finding was made pursuant to Section 21081 of the California
Environmental Quality Act that specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives identified in the environmental
impact report.
Facts in Support of Finding:
C-1. This project has been reviewed and is consistent with the previously adopted Mitigated
Negative Declaration No. ND2010-008, for the development on the Tennis Club Site.
Incorporation and implementation of the adopted mitigation measures in discretionary
and ministerial actions to implement the project will ensure that no significant impact to
the environment will occur.
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
D-1. No development or improvements are proposed with the proposed tentative parcel
map. Any improvements will require future application submittals and approvals as
required by the PC-47. All future development or construction will require compliance
with all Building, Public Works, and Fire Codes, which are in place to prevent serious
public health problems. All ordinances of the City and all Conditions of Approval will be
complied with.
Finding:
E. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed subdivision. In this connection, the decision making body may approve a map if it
finds that alternate easements, for access or for use, will be provided and that these
7
Zoning Administrator Resolution No. ZA2017-###
Page 4 of 8
easements will be substantially equivalent to ones previously acquired by the public. This
finding shall apply only to easements of record or to easements established by judgment of a
court of competent jurisdiction and no authority is hereby granted to the City Council to
determine that the public at large has acquired easements for access through or use of
property within a subdivision.
Facts in Support of Finding:
E-1. The design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
E-2. Easement for public emergency and security ingress/egress, weekly refuse service
and public utility purposes on all private streets will be dedicated to the City with the
proposal tentative parcel map.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land Conservation
Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would
not be too small to sustain their agricultural use or the subdivision will result in residential
development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
F-1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
Finding:
G. That, in the case of a "land project' as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area to be
included within the land project; and (2) the decision making body finds that the proposed
land project is consistent with the specific plan for the area.
Facts in Support of Finding:
G-1. California Business and Professions Code Section 11000.5 was repealed by the
Legislature. However, this project site is not considered a "land project' as previously
defined in Section 11000.5 of the California Business and Professions Code because
the project site does not contain 50 or more parcels of land nor is it located within the
boundaries of a specific plan.
Finding:
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Zoning Administrator Resolution No. ZA2017-###
Page 5 of 8
H. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Facts in Support of Finding:
H-1. The proposed parcel map and improvements are subject to Title 24 of the California
Building Code that requires new construction to meet minimum heating and cooling
efficiency standards depending on location and climate. The Newport Beach Building
Division enforces Title 24 compliance through the plan check and inspection process.
H-2. The design of the proposed subdivision provides a southern solar exposure for both
lots.
H-3. The City of Newport Beach has not adopted an ordinance in accordance with Section
66475.3 Subdivision Map Act to require solar access easements; therefore Section
66475.3 is not applicable.
Finding:
I. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the regional
housing need and that it balances the housing needs of the region against the public service
needs of the City's residents and available fiscal and environmental resources.
Facts in Support of Finding:
1-1. The tentative parcel map proposes the lot consolidation of 11 parcels (Lots 1 through 7
and Lots A through D) of Vesting Tentative Tract Map No. NT2005-003 into four
parcels for future financing and conveyance purposes. No development or
improvements are proposed. Any improvements will require future application
submittals and approvals. Therefore, the proposed tentative parcel map will not affect
the City in meeting its regional housing need.
Finding:
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Facts in Support of Finding:
J-1. No development or improvements are proposed. Existing wastewater discharge into
the existing sewer system is designed to comply with the Regional Water Quality
Control Board (RWQCB) requirements.
Finding:
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Zoning Administrator Resolution No. ZA2017-###
Page 6 of 8
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public access
and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
K-1. The subject property is located in the Coastal Zone, but not located in proximity to nor
provides public access to any beaches, shoreline, coastal waters, tidelands, coastal
parks or trails.
K-2. A coastal development application was submitted and a notice of intent was issued by
the Coastal Commission in 2013 for the proposed development at subject property.
The configurations of the parcels within the subject map are consistent with the
approved Vesting Tentative Tract Map No. NT2005-003 (TTM15347) which was
included as part of the submitted coastal development permit application. Additionally,
the proposed project does not impact use of public recreational opportunities as no
development or improvements are proposed as part of this application.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2016-013, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective 10 days after the adoption of this
Resolution unless within such time an appeal or call for review is filed with the Director
of Community Development in accordance with the provisions of Title 19 Subdivisions,
of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 26th DAY OF JANUARY, 2017.
By:
Patrick J. Alford, Zoning Administrator
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Zoning Administrator Resolution No. ZA2017-###
Page 7 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
1. A parcel map shall be recorded. The map shall be prepared on the California coordinate
system (NAD88). Prior to recordation of the map, the surveyor/engineer preparing the
map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic
file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
map to be submitted to the City of Newport Beach shall comply with the City's
CADD Standards. Scanned images will not be accepted.
2. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by
the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
3. This tentative parcel map shall expire if the map is not recorded within 24 months from
the date of approval, unless an extension is granted by the Director of Community
Development in accordance with the provisions of Section 19.16 of the Newport Beach
Municipal Code.
4. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
5. The approval of Tentative Parcel Map No. NP2016-013 shall be for financing and
conveyance purposes only. Development of each parcel shall be in accordance with the
requirements of the Conditions of Approval of Site Development Permit No. SD2011-002
and Vesting Tentative Tract Map No. NT205-003 for the Tennis Club Site.
6. Prior to recordation of Tentative Parcel Map No. NP2016-013, approval from the
California Coastal Commission (CCC) shall be required; however, when the City of
Newport has a fully certified Local Coastal Program (LCP) and has the authority to issue
coastal development permits (CDP), approval by the City of Newport Beach shall be
required, unless otherwise determined by CCC.
7. Prior to development of the site pursuant to the PC-47, Final Map(s) to implement the
proposed parcels and improvements shown on Vesting Tentative Tract Map No. NT205-
003 shall be submitted to the City for review and approval
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Zoning Administrator Resolution No. ZA2017-###
Page 8 of 8
8. Easement for public emergency and security ingress/egress, weekly refuse service and
public utility purposes on all private streets shall be dedicated to the City.
9. Monumentation surety in a form acceptable to the City, guaranteeing the installation of
the necessary monuments shall be provided prior to the recordation of the parcel map.
10. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of Newport Beach Country Club — Tennis Club Site
Tentative Parcel Map including, but not limited to, Tentative Parcel Map No. NP2016-
013. This indemnification shall include, but not be limited to, damages awarded against
the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection
with such claim, action, causes of action, suit or proceeding whether incurred by
applicant, City, and/or the parties initiating or bringing such proceeding. The applicant
shall indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The applicant
shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
12
Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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Tentative Parcel Map No. NP2016-013
PA2016-124
1602 E. Coast Highway (10 Clubhouse Drive)
Attachment No. ZA 3
Tentative Parcel Map No. NP2016-013
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Zoning Administrator—January 26, 2017
Item No. 1a Additional Material
Newport Beach Country Club
Tentative Parcel Map (PA2016-124)
Subject: Comments PA2016-124
From: Melinda Swartzbaughfmailto:melinda(o)thebenefitsadvisor.net
l
Sent: Tuesday, January 17, 2017 2:25 PM
To: Dept-City Council
Subject: IMPORTANT: Protect Newport Beach Tennis Club
Dear Councilmember,
Since 1966 Newport Beach Tennis Club has provided recreation to our community. I oppose any attempt
to convert the Newport Beach Tennis Club to condominiums.
Sincerely,
Melinda Swartzbaugh, Newport Beach