HomeMy WebLinkAboutTS100 CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
July 26, 1994
TO: Balboa Bay Club File
FROM: J. Douglas
SUBJECT: EIR No. 152
Amendment No. 787
Use Permit No. 3524
Traffic Study No. 100
Copies of the staff reports for these items are contained in the file for Amendment No. 787.
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FINAL
FINDINGS AND CONDITIONS FOR APPROVAL
BALBOA BAY CLUB REMODELING AND EXPANSION PLAN
ENVIRONMENTAL IMPACT REPORT NO. 152
AMENDMENT NO. 787
USE PERMIT NO. 3524
TRAFFIC STUDY NO. 100
(As approved by the City Council 7/25/94)
A. Environmental Impact Report No. 152
Findings:
1. That an Environmental Impact Report has been prepared for the project in
compliance with the California Environmental Quality Act(CEQA),the State CEQA
Guidelines and City Policy.
2. That the proposed Final EIR, which includes the Draft EIR, Comments and
Responses, revisions to the Draft EIR, and all related documents in the record is
complete and adequate to satisfy all the requirements of CEQA for the proposed
project.
3. That the analysis and conclusions contained in the proposed Final EIR reflect the
independent judgement of the Planning Commission.
4. That the Planning Commission has reviewed and considered the information
contained in the proposed Final EIR prior to making its recommendations to the
City Council.
Mitigation Measures:
1. Prior to the issuance of a grading permit, the Director, Building Department shall
approve, and ensure the implementation of, a dust control program in compliance
with South Coast Air Quality Management District Rule 403 during demolition,
excavation, and construction. This program shall include such measures as:
containing soil on-site until it is hauled away, periodic watering of stockpile soil, and
regular vacuum sweeping of streets used for the haul operation to remove
accumulated material.
2. The project shall comply with the requirements of South Coast Air Quality
Management District Regulation XV, which is intended to reduce vehicular travel
in the region.
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
1 July 25,1994
3. Construction operations shall utilize methods to reduce pollutant emissions to the
greatest extent feasible. Such methods may include the following:
a. Use of low-emission construction equipment;
b. Rideshare program and incentives for construction employees;
C. Suspend grading operations during first and second stage smog alerts;
d. Maintain construction equipment with properly tuned engines;
e. Use of low-sulfur for stationary construction equipment
f. Use of on-site power instead of portable generators;
g. Coordinate construction operations to minimize traffic interference.
4. Prior to the issuance of the grading permit, the Director,Building Department shall
ensure that grading operations shall be suspended when wind speeds (as instanta-
neous gusts) exceed 25 miles per hour.
5. Prior to the issuance of a precise grading permit, the developer shall submit a Notice
of Intent to comply with the terms of the General Permit to Discharge Storm Water
Associated with Construction Activity to the California State Water Resources
Control Board. Evidence that coverage under the General Permit has been obtained
shall be presented to the Director,Public Works, City of Newport Beach,prior to the
issuance of any grading or building permits.
6. Prior to issuance of a precise grading permit, the developer shall submit a Water
Quality Management Plan (WQMP) identifying the Best Management Practices
(BMPs)that will be used on-site to control predictable pollutant runoff. These'plans
shall identify the types of structural and non-structural measures to be used as
specified in the Best Management Practices for New Development Appendix to the
Orange County Drainage Area Management Plan, the locations of structural BMPs,
and assignment of long-term maintenance responsibilities',-,a 1 i-�t7i r ee i
7. Prior to the issuance of a grading permit, the developer shall obtain either a National
Pollutant Discharge Elimination System (NPDES) Permit or a Waste Discharge
Requirements (WDR) permit, as required, from the Santa Ana Regional Water
Quality Control Board for dewatering during construction.
8. Prior to the issuance of a grading permit, the Director, Building Department shall
ensure that the grading plan includes a complete plan for temporary and permanent
drainage facilities to minimize any potential impacts from silt, debris, and other water
pollutants. Prior to issuance of building permits, said improvements shall be
constructed in a manner meeting the approval of the Director,Building Department,
City of Newport Beach.
9. Prior to the issuance of an occupancy certificate, the Director, Building Department
shall ensure that all outfalls into the bay shall have flapgates attached to the storm
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
2 July 2S,M
L
drain outlets to serve as a backflow prevention device.
10. Existing on-site drainage facilities shall be improved to the satisfaction of the City
of Newport Beach City Engineer prior to the issuance of a building permit. A
hydrology and hydraulic study and a master plan of water,sewer and storm drain for
on-site improvements shall be prepared by the applicant and approved by the Public
Works Department prior to the issuance of building permits. Any modifications to
the existing storm drain system shall be the responsibility of the developer.
11. All storm drain facilities in the project and not located on public rights-of-way shall
be cleaned and maintained by the Balboa Bay Club operator as reasonably necessary,
but not less frequently than once per year prior to October 1.
12. The project sponsor or his successor shall ensure that driveways and parking lots in
the project shall be swept at least monthly using a vacuum-type sweeper.
13. Prior to the issuance of an occupancy permit, a landscape plan, prepared by a
licensed landscape architect,which includes a maintenance program that controls the
use of fertilizers and pesticides, shall be reviewed by the City of Newport Beach
General Services Departmenti and shall be approved by the Planning and Public
Works Departments. The plan shall include an irrigation system designed to avoid
surface runoff and over-watering. Prior to the issuance of an occupancy permit, a
licensed landscape architect shall certify to the Planning Department that the
landscaping has been installed in accordance with the approved plan.
14. Prior to the issuance of building permits, the City Engineer shall ensure that drainage
facilities are designed to remove oil and grease from run-off prior to discharge into
the public storm drains. The project sponsor or his successor shall maintain such
facilities on a regular basis.
15. Prior to the issuance of any grading permits, the project proponent shall produce
evidence acceptable to the Director, Building Department, City of Newport Beach
that:
a. All construction vehicles or equipment,fixed or mobile, operated within 1,000'
of a dwelling shall be equipped with properly operating and maintained
mufflers.
b. All operations shall comply, with the City Noise Ordinance.
C. Stockpiling and/or vehicle staging areas shall be located as far as practicable
from dwelling units.
16. Prior to the issuance of building permits, the Director, Building Department, shall
ensure that all non-residential structures shall be sound attenuated against the
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan,
3 July 25,IM
combined impact of all present and projected noise from exterior noise sources to
meet the interior noise criteria as specified in the Noise Element, which range from
45 dBA for hotels to 55 dBA for restaurants.
17. During construction, inspectors of the Building Department shall ensure that
construction activities shall be conducted in accordance with the City of Newport
Beach Municipal Code, which limits the hours of construction and excavation work
to 7:00 a.m. to 6:30 p.m. on weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays, and 10:00
a.m. to 6:00 p.m. on Sundays and holidays.
I& If necessary, the applicant shall apply for a waiver of the City noise abatement
regulations to allow for dewatering and, if needed, pouring of the foundation.
Electric pumps shall be required for dewatering equipment to reduce noise levels.
The continuous concrete pour shall be scheduled outside of the peak traffic period
to the extent feasible and shall encompass no more than one night time period.
19. At the time the City approves the requested waiver of City noise abatement
regulations to allow for dewatering and pouring of the foundation, the City Engineer
shall determine if it is necessary to require barriers of baffles to reduce noise from
construction equipment as not to exceed 50 dBA at the property lines. If required,
the applicant shall install such measures prior to beginning any activities for which
a waiver was granted.
20. Prior to the issuance of a building permit, the Building Department shall ensure that
any mechanical equipment and emergency power generators shall be screened from
view, and noise associated with said structures shall be sound attenuated so as not
to exceed 55 dBA at the property lines. The latter shall be based upon the
recommendations of a qualified acoustical engineer and approved by the Building
Department.
21. The project proponent or his successor shall ensure that loading dock activities are
restricted as follows:
a. Loading dock deliveries shall occur only between the hours of 8:00 a.m. and
5:00 P.M.
b. No trucks larger than 35 feet shall make deliveries to the site.
C. All truck deliveries shall enter and exit through the eastern driveway and shall
not utilize the aisle adjacent to the Bayshores area.
22. The Planned Community Development Plan shall include a Public Access Plan as
provided in Exhibit 21 and Exhibit 22. Prior to issuance of any occupancy permit,
public pedestrian walkways, parking areas and directional signage shall be installed
in conformance with the Public Access Plan. Public access areas shall remain open
Final Findings and Conditions of Approval
Balboa Hay Club Remodeling and Expansion Plan
4 July 25,1994
at all times, including during construction of subsequent project phases, unless it is
determined by the Building Director that access would create a public safety hazard.
23. Pursuant to Chapter 15.45 of the Newport Beach Municipal Code (Fair Share Traffic
Contribution Ordinance), the applicant shall contribute funds towards traffic and
circulation improvements prior to the issuance of a building permit.
24. A traffic signal shall be installed on Coast Highway at the main entrance to the
Balboa Bay Club prior to the commencement of demolition or construction. If the
traffic signal is installed by another party in connection with a separate project, the
Balboa Bay Club shall reimburse said parry the amount of one-half of the cost of
installation of the traffic signal. Further, the Balboa Bay Club shall provide an
easement for the installation of underground metal detectors in connection with the
traffic signal at such time when the installation is proposed.
25. The Building Department shall ensure that no construction equipment storage on
West Coast Highway or deliveries or off-loading will be made in the West Coast
Highway right-of-way. The sidewalk along West Coast Highway shall be kept open
at all times except when being repaired or replaced.
26. Prior to the issuance of a building permit, the on-site parking, vehicular circulation
and pedestrian circulation systems shall be subject to further review by the City
Traffic Engineer and sidewalks shall be provided between Coast Highway and
building entrances.
27. Prior to the issuance of grading permits, the City Engineer shall ensure that the
intersection of West Coast Highway and the main entrance drive and easterly drive
shall be designed to provide sight distance for a speed of 50 miles per hour and
sidewalk bicycle traffic. Slopes, landscape, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall
not exceed 24 inches in height. The sight distance requirement may be modified at
non-critical locations, subject to approval of the Traffic Engineer.
28. Prior to the issuance of a building permit, the Building Department shall ensure that,
based on a fire flow requirement for sprinklered facilities of this nature, the following
existing connections shall be upsized to provide for 2,000 gallons per minute fire flow
(subject to Fire Department review and approval of design plans):
Upsize the connection at Coast Highway from 6 inches to 12 inches and
install an 8-inch meter;
Upsize the connection at Bayshore Drive from 4 inches to 8 inches and install
a 6-inch meter.
29. Prior to the issuance of building permits, the Fire Department shall review design
plans to determine the adequacy of emergency access. The Department may require
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
5 July 25,1994
0
indoor fire protection features, such as overhead fire sprinklers, if it determines that
such measures are necessary to provide adequate fire protection.
30. Prior to the issuance of a building permit, the Building Department shall ensure that
the facility installation will conform to applicable Public Utilities Commission
regulations. The applicant shall comply with adopted state energy conservation
standards per §§1451-1542 of Title 20 of the California Administrative Code and
§§P 20-1451 through P 20-1452 of Title 24 of the Code.
31. Prior to issuance of occupancy permits, the Building Department shall ensure that
final design of the project shall provide for the incorporation of water-saving devices
for project lavatories and other water-using devices.
32. Water improvement plans shall be approved by the Fire Department, the Utilities
Department and the Public Works Department, City of Newport Beach, prior to
issuance of a grading permit.
33. Prior to issuance of a building permit, the Utilities Department shall ensure that the
water distribution and appurtenances shall conform to the applicable laws and
adopted regulations enforced by the Orange County Health Department and the
Utilities Department.
34. Prior to the issuance of an occupancy permit, the Planning Department shall ensure
that drought-resistant vegetation shall be used in landscaping to reduce the demand
for irrigation water in accordance with the City's Landscaping Ordinance of 1992
(Municipal Code §14.17).
35. All,proposed sewer improvements shall be approved by the Director, Public Works,
City of Newport Beach prior to installation.
36. If determined to be necessary by the City Traffic Engineer, a bus turnout shall be
provided on West Coast Highway. The area adjacent to the bus turnout shall include
a paved passenger waiting area complete with a bus shelter and bench. A paved,
lighted and handicapped accessible pedestrian accessway shall be provided between
this stop and the project buildings prior to the issuance of an occupancy,permit.
37. A concrete bus pad sufficient to support the weight of a bus (see OCTD's "Design
Guidelines for Bus Facilities") shall be provided at the transit stop if it is determined
by CalTrans that the material used to construct Coast Highway is not sufficient to
support continued transit use of the bus stop. The determination of need as well as
installation shall be made prior to the issuance of an occupancy permit.
38. Prior to issuance of any grading or building permits for the site, the applicant shall
demonstrate to the satisfaction of the Director of Public Works Department that
adequate sewer facilities will be available for the project. Such demonstration shall
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
6 July 75,1994
include verification from the Orange County Sanitation District and the City's
Utilities Department.
39. Prior to issuance of building or grading permits, a master plan of water and sewer
facilities shall be prepared and approved by the Director of Public Works. The
applicant shall verify the adequacy of existing water and sewer facilities and construct
any modification of facilities necessary for the project. The master plan shall include
provision for the relocation of existing water and sewer facilities.
40. All mechanical equipment and trash areas shall be screened from public streets,
alleys and adjoining properties.
41. Signage and exterior lighting shall be designed so as to confine all direct light rays
to the property, and shall be approved by the Planning and Public Works Depart-
ments.
42. Any street signs, benches, planters and other similar facilities in the public right of
way shall be designed in conformance with City standard plans and design criteria.
Any.such plans shall be approved by the Planning and Public Works Departments
and may require encroachment agreements and/or permits prior to the issuance of
an occupancy permit.
43. Prior to issuance of a building permit, the Building Department shall ensure that
roof-top equipment shall be screened from view of upslope properties.
44. Any existing overhead utilities serving new or remodeled structures on the project
site shall be placed underground to the satisfaction of the Public Works Department
prior to the issuance of an occupancy permit.
45. The Edison transformer serving the site shall be located outside the sight distance
plans as described in City Standard 110-L prior to the issuance of an occupancy
permit.
46. Fencing and walls along West Coast Highway adjacent to the club facility shall be of
open design (e.g., wrought iron) so as to allow public views of the property and the
bay.
B. Amendment No. 787.
Ordinance No. 94-36 was adopted by the City Council redesignating the property from R-4
to P-C and adopting Planned Community Development Regulations.
Final Findings and Conditions of Approval
Balboa Bay Club Remodcling and Expansion Plan
7 July 25,1994
C. Use Permit No. 3524
Findines:
1. That the proposed project is consistent with the General Plan and the proposed
Planned Community Development Regulations, and as conditioned is compatible
with surrounding land uses.
2. Portions of the existing project on the site were constructed prior to the adoption of
the current General Plan, Local Coastal Program/Land Use Plan, and Zoning
Ordinance, and are legal nonconforming structures. Such structures shall be subject
to the provisions of Chapter 20.83 of the Zoning Code ('Nonconforming Structures
and Uses").
3. 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 to the City.
4. That the design of the proposed improvements will not conflict with any easements
acquired by the public at large for access through or use of property within the
proposed development.
5. That public improvements may be required of a developer per Section 20.80.060 of
the Municipal Code.
Conditions:
Public Works Department
1. That all improvements be constructed as required by Ordinance and the Public
Works Department.
2. That each building be served with an individual water service and sewer lateral
connection to the public water and sewer systems unless otherwise approved by the
Public Works Department and the Building Department.
3. That the on-site parking, vehicular circulation and pedestrian circulation systems be
subject to further review by the Traffic Engineer and sidewalks shall be provided
between Coast Highway and Building entrances.
4. That Pedestrian access shall be provided throughout the area of the Club portion of
property identified in the public access plan as available for use by the general
public.
Final Findings and Conditions of Approval
Balboa nay Club Remodeling and Expansion Plan
8 July 25,1994
5. That parking shall be provided on-site or in approved off-site lots for all employees,
members and guests, and all employees will be required to,park in these provided
facilities.
6. That the intersection of West Coast Highway and the Main Entrance drive and
easterly drive shall be designed to provide sight distance for a speed of 50 miles per
hour and sidewalk bicycle traffic.Slopes,landscape,walls and other obstructions shall
be considered in the sight distance requirements. Landscaping within the sight line
shall not exceed 24 inches in height. The sight distance requirement may be
modified at non-critical locations, subject to approval of the Traffic Engineer.
7. That the proposed easterly guard gate be designed to provide vehicular stacking as
required by the City Traffic Engineer and that site distance be provided along West
Coast Highway in conformance with the City's Sight Distance Standard 110-L. The
design shall be reviewed and approved by the City Traffic Engineer and the Fire
Marshall and shall allow right turns in and out only. No left turn movements will be
allowed at this location.
8. That the deteriorated sections of concrete sidewalk shall be reconstructed along the
West Coast Highway frontage; that any unused drive aprons shall be removed and
replaced with curb, gutter and sidewalk; that the new drive apron shall be
constructed per City Standard 166-L; and curb access ramps shall be provided at the
westerly drive entrance on West Coast Highway. All work shall be completed under
an encroachment permit issued by the California Department of Transportation.
9. That a turnaround shall be provided prior to the guard gates unless otherwise
approved by the Public Works Department.
10. That arrangements be made with the Public Works Department in order to
guarantee satisfactory completion of the public improvements, if it is desired to
obtain a demolition, grading or building permit prior to completion of the public
improvements.
11. That a drainage study be prepared by the applicant and approved by the Public
Works Department, along with a master plan of water, sewer and storm drain
facilities for the on-site improvements prior to issuance of any demolition, grading
or building permits. Any modifications or extensions to the existing storm drain,
water and sewer systems shown to be required by the study and the City shall be the
responsibility of the developer. The private water system will have to be upgraded
to meet current City standards.
12. That a condition survey of the existing bulkhead along the bay side of the property
be made by a civil or structural engineer, and that the bulkhead be repaired in
conformance with the recommendations of the condition survey and to the
satisfaction of the Building Department and Marine Department. The top of the
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
9 July 25,1994
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bulkhead is to be a minimum elevation of 9.00 above M.L„L.W. (6.27 MSL).
13. That prior to issuance of any grading or building permits for the site, the applicant
shall demonstrate to the satisfaction of the Public Works Department and the
Planning Department that adequate sewer facilities will be available for the project.
Such demonstration shall include verification from the Orange County Sanitation
District and the City's Utilities Department.
14. That any Edison transformers serving the site be located outside the sight distance
planes as described in City Standard 110-L and that the locations'be subject to
review and approval of the Public Works Department.
15. Disruption caused by construction work along roadways and by movement of
construction vehicles shall be minimized by proper use of traffic control equipment
and flagmen. Traffic control and transportation of equipment and materials shall be
conducted in accordance with state and local requirements. A traffic control plan
shall be reviewed and approved by the Public Works Department prior to the
issuance of demolition, grading, or building permits. There shall be no construction
storage or delivery of materials within the West Coast 'Highway right-of-way. The
sidewalk along West Coast Highway shall be kept open at all times except when
being repaired or replaced.
16. Prior to the commencement of each construction phase and related parking
provisions, the project proponent shall notify the Traffic Engineer, City of Newport
Beach,of the start date for that particular construction phase. Thereafter,as deemed
necessary by the Traffic Engineer, the City will monitor the parking provisions to
ensure compliance with the proposed phasing plan.
17. That earthwork hauling operations,major concrete placement,and other construction
operations requiring more than 32 trips per day or 4 trips per hour by trucks shall
be coordinated with the City Traffic Engineer and Caltrans Permits Division. During
high peak traffic times of if operations are causing significant traffic congestion, the
operations may be restricted by the City traffic Engineer and /of Caltrans.
18. That a fire protection system acceptable to the Fire Department be installed by the
developer and tested by the Fire Department prior to storage of any combustible
materials or start of any structural framing unless otherwise approved by the Fire
Marshall.
19. Deleted.
20. That street signs, benches, planters and other similar features on-site or adjacent to
the project site shall be designed with a common theme compatible with the overall
architectural style of the project. The design shall be approved by the Planning,
Public Works and General Services Departments prior to the issuance of an
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
10 July 25,1994
occupancy permit.
21. That the Water improvement plans be approved by the Fire Department, the
Utilities Department and the Public Works Department, City of Newport Beach,
prior to issuance of a grading permit.
22. That all proposed sewer improvements shall be approved by the Director, Public
Works Department, City of Newport Beach.
23. That prior to the issuance of building permits, a bus turnout, if determined by the
City Traffic Engineer to be necessary based on roadway cross sections,travel volumes
or speeds, should be provided at the existing bus stop location.
24. That in conjunction with the provision of a bus turnout, the area adjacent to this
turnout shall include a paved passenger waiting area complete with a bus shelter and
bench. A paved, lighted and handicapped accessible pedestrian access way shall be
provided between this stop and the project buildings.
25. That in conjunction with the provision of a bus turnout, a concrete bus pad sufficient
to support the weight of a bus (see OCTD's Design Guidelines for Bus Facilities)
shall be provided at this transit stop if it is determined by Cal Trans that the material
used to construct Coast Highway is not sufficient to support continued transit use of
the bus stop.
26. That a traffic signal shall be constructed on West coast Highway at the main
entrance to the Bay Club prior to the commencement of demolition or construction.
The developer will be responsible for 50% of the cost for design and construction.
If this signal is constructed by another party, that party shall be reimbursed for 50%
of their cost of design and construction.
27. That a detailed preconstruction survey shall be prepared to document the present
condition of all buildings and facilities within the zone of influence of the dewatered
investigation. Photographs, crack surveys, and installation of a reference benchmark
beyond the zone of influence shall be included in the preconstruction survey. Areas
within at least 230 feet of the proposed excavation shall be monitored, for any
settlement and lateral movements due to possible deflection of the shoring system.
Groundwater observation wells within the zone of influence shall be installed. The
specific parameters of the study shall be provided to the Grading Engineer for review
prior to issuance of the grading permit. ,
28. That any existing overhead utilities on the project side of Coast Highway and along
projectg frontage be P �'put underground to the satisfaction of the Public Works
Department.
29. That if found necessary by the City of Newport Beach, based upon the geotechnical
information described above, the project applicant will be required to enter into an
Final Findings and Conditions of Appm l
Balboa Hay Club Remodeling and Expansion Plan
11 July?5,1094
• 0
agreement guaranteeing the repair of all damage to private property caused by the
dewatering excavation process and the construction of subterranean improvements.
30. Prior to the issuance of grading permits, a National Pollution Discharge Elimination
System (NPDES) Permit shall be obtained from the Santa Ana Regional Water
Quality Control Board. Water extracted from dewatering wells shall meet current
Environmental Protection Agency requirements prior to discharging into the Bay.
If necessary, the water shall be desilted prior to discharge.
Fire Department
31. Prior to issuance of each building permit automatic fire sprinkler and fire alarm
system plans shall be approved by the Fire Marshall.
32. Prior to issuance of any new certificate of occupancy the underground water supply
providing water to the dock fire protection system shall be extended to West Coast
Highway in a manner meeting the approval of the Fire Marshall.
33. Prior to issuance of any building permit official fire lanes shall be established in a
manner meeting the approval of the Fire Marshall and the Traffic Affairs Commit-
tee.
34. Prior to issuance of any building permit the applicant shall submit a detailed fire
hydrant system plan meeting the fire flow requirements determined by the Fire
Marshall.
Marine Department
35. Prior to issuance of any building permit, the applicant shall demonstrate that all
parking and restrooms for the marina have been designed to comply with Sections
17, 18 and 19 of the City Council Harbor Permit Policies (City Council Policy H-1).
Prior to issuance of any certificate of occupancy the Marine Director shall verify that
this requirement has been satisfied.
Police Department
36. Prior to issuance of each building permit the applicant shall demonstrate that
exterior lighting has been designed to provide an illumination intensity of one foot-
candle at ground level throughout the project.
Final Fmdings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
12 July 2S,tssa
D Traffic Study No. 100,
Findings:
1. That a Traffic Study has been prepared which analyzes the impact of the proposed
project on the morning and afternoon peak hour traffic and circulation system in
accordance with Chapter 15.40 of the Newport Beach Municipal Code and City
Council Policy S-1.
2. That the traffic study indicates that the project will neither cause nor make worse an
unsatisfactory level of service on any major, primary-modified, or primary street.
f.\...\JOHN-D\BBC\FINA—F&C
Final Findings and Conditions of Approval
Balboa Bay Club Remodeling and Expansion Plan
13 July 25,19%
COY OF NMORT BEACH
COUNCIL MEMBERS MINUTES
;OLL CflLL soya ' July 25, 1994 INDEX
27. INTERIM MASS-GRADING b STORM DRAIP Storm Drai:
RELOCATION UTILITIES YARD PHASE II SI Relocation
WORM: (C-2979) - Authorize staff o C-2979
approve change orders to Sout rn (38)
California Sandbags in an amount ove
25% of the original contract award
amount due to relocation of r ervoir
and modification to pl s and
specifications. [Report fro tilities
Department]
28. GENERAL PLAN AMENDMENT 4-2: Report GPA 94-2
from Planning Departmen regarding: (45)
E. General Plan creation and Open
Space Elemeu - Request to amend
the General lan Recreation and
Open Space lement to review and
prepare a comprehensive update of
the Ele nt, which was adopted in
1985.
Note: Le er received after agenda
printed om Dr. Norman Von Herzen.
29. Regar ng Denial of application of Edwin Permit
0. ndrickson to EXTEND AN EXISTING (65)
OPENING AT 204 TOPAZ AVENUE, on
B boa Island. [Report from Public
iks Department]
In ew of the number of people in attendance
re rding the Balboa Bay Club public hearing,
tion was made by Mayor Turner to consider
Benda Item No. 30 at this time.
30. Mayor Turner opened the public hearing Balboa Bay
regarding proposed ORDINANCE NO. 94-36, Club
being, PCA 787
AN ORDINANCE OF THE CITY OF (94)
NEWPORT BEACH ADOPTING PLANNED
COMMUNITY DISTRICT REGULATIONS AND
DEVELOPMENT PLAN FOR THE BAT CA
BAY CLUB AND AMENDING PORTIONS OF
DISTRICTING MAPS 140. 6 AND 23 SO
AS TO RECLASSIFY SAID PROPERTY
FROM THE R-4 DISTRICT TO THE
PLANNED COMMUNITY (P-C) DISTRICT
AND REMOVING THE SPECIFIC PLAN
DESIGNATION FROM THE PROPERTY
(PLANNING COMMISSION AMENDMENT NO.
787).
TRAFFIC STUDY NO. 100 - Request to
approve a traffic study for the proposed
expansion of the Balboa Bay Club;
AND
USE PERMIT NO. 3524 - Request to permit
the construction of buildings that
exceed the basic 26 foot height limit on
property located in the proposed 26/35
Foot Height Limitation District.
Report from Planning Department.
The City Clerk advised that after the
agenda was printed, seven additional
letters were received in support of the
Bay Club's proposal from the following:
Volume 48 - Page 247
OC.ITY OF NEITORT BEAM*
COUNCIL MEMBERS MINUTES
41�
ROLL CALL s July 25, 1,994 INDEX
Traffic Study No. 94 - Req/A 'F-H
t to, GPA 94-1(B
approve a traffic study for the on
of three theaters with a total97
seats to the Edwards' Big r
Cinemas;
Use Permit No. 1527 (Amended) - st
to amend a previously approse
permit which permitted the expaof
the existing Edwards' Big rt
Cinemas located on property in t -HDistrict. The amendment invarequest to construct a new ng,containing three the ,administrative offices, andaof
897 theater seats. The prop sal also
includes: a use permit o allow
portions of the proposed b ilding to
exceed the 32 foot basic hei t limit in
the 32/50 Foot Height Limitation
District; and request to p it an off-
site parking arrangeme t for the
additional required park g;
AND
Exception Permit No. 6 - Request to
allow the constructio of a 40 foot high
free standing, doub -faced, animated
'identification/marqu a sign for the
Edwards' Big Newpor Cinemas.
22. READILY ACHIEVABLE ADA ALTERATIONS AND ADA
PRIORITY STRD$ ADA ALTERATIONS (C- C-2941
2941) - Rescind t a June 13, 1994 award (38)
of Contract N 2934; approve an
exception to he capital projects
moratorium a d the plans and
specifications for the project; and
authorize sta to advertise for bids.
[Report from blic Works Department]
23. Removed fro the Consent Calendar.
24. ACCEPTANC OF TRAFFIC SIGNAL Traffic
HODIFICAT NS AT VARIOUS LOCATIONS (C- Signal
2937) - cept the work; authorize the C-2937
city 01 rk to file a Notice of (38)
Complet n and release the bonds 35 days
after t e Notice of Completion has been
record in accordance with applicable
portio s of the Civil Code. [Report
from ublie Works Department]
25. MRAS M LOCAL STREETS AND ROADS Measure M.
PRO 1994/95 ELIGIBILITY APPLICATION (74)
Adopt the final 7 year Capital
I rovement Program and direct staff to
s mit the adopted ,program to the Orange
unty Transportation Authority 'to
atisfy the eligibility requirements for
the Measure M funding program. [Report
from Public Works Department]
26. ACCEPTANCE OF CENTRAL LIBRARY (C-2778) - Central
Accept the work; authorize the City Library
Clerk to file a Notice of Completion and C-2778
release the bonds 35 days after the (38)
Notice of Completion has been recorded
in accordance with applicable portions
of the Civil Code; and direct staff to
continue negotiation of outstanding
claims with Contract. [Report from
Public Works Department]
Volume 48 - Page 246
�I TY OF NMORT BEACH
COUNCIL MEMBERS MINUTES
ROLL CRLL \ July 25, 1994 INDEX
Kirk Dawson of Fletcher Jones Leasing Balboa Bay
Ken Lindt, 2236 Aralia Avenue Club
David Blankenhorn, 2641 Alta Vista
Drive
Robert Shelton, 4700 Surrey Drive
Mr. & Mrs. John Patrick ormsbee, 1219
Bayside Drive
Pitchess Insurance Associates, 1601 Dove
Street
Roger A. Alford, Newport Harbor Area
Chamber of Commerce.
John Douglas, Principal Planner/
Environmental Coordinator, outlined the
applications involved, summarized the
Planning Commission and staff
recommendations, and noted that the
Planning Commission had unanimously
approved this request on June 9, 1994.
He emphasized that the proposal under
consideration does not include the
Terrace Apartments. Some of the key
issues he noted was: 1) public coastal
access; 2) that no public views from
public parks and roads will be reduced;
however, some private views will be
reduced; and 3) the proposed height
limit is 35 ft. for the project which
means that a flat roof can be 35 feet
high or in the case of a sloped roof,
the-ridge of the roof could be 40 ft. to
long as the average height of the
pitched roof was no more than 35 ft. He
stated that prior to approving a Planned
Community District with a height limit
in excess of the basic height limit, the
Planning Commission and City Council are
required to make specific findings, and
in this particular case, the four
findings are as follows:
1) The project would provide more
public visual open space,
2) The project would provide more
desirable architectural treatment,
3) There would be no abrupt scale
relationships between the project
and adjacent uses, and
4) There would be no more building
floor area than allowed under the
basic height limit.
With respect to traffic and parking, Mr.
Douglas reported that the expansion
project would generate a total of 920
trips per day. Peak hour traffic would
be 80 trips in the morning, and 30 in
the afternoon. The Traffic Study also
shows that a traffic signal will be
required at the entrance to the Club,
and that signal is currently in process.
The expansion plan is consistent with
the General Plan, and the Traffic Study
includes assumptions that would be well
within the range of the development that
is proposed as part of this project. He
discussed the Parking Study noting that
a total of 465 parking spaces would be
required whereas the project proposes
466 spaces. BBC employees will now be
required to park on-site rather than
having to park on Coast Highway.
Volume 48 - Page 248
CITY OF NEWPORT REACO
COUNCIL MEMBERS MINUTES
ROLL C LL S July 25, 1994
INDEX
Mr. Douglas pointed out with regard to Balboa Ba;
the walls and fencing along Coast Club
Highway, that the applicant has stated
that the aesthetics of the project may
actually be improved through the use of
a landscaped solid wall or fence in some
sections in order to screen mechanical
equipment or buildings where no 'bay
views would be obstructed, and
therefore, requested t at the a licable
section of the PP• nned pp
District Regulations bu revised to read
as set forth on Page 4 of the staff
report. In addition, staff requests
that the Council provide direction
regarding the request submitted by
Orange Coast College for use of property
now occupied by the Bay Club. The staff
foals that this issue can be addressed
as part of the lease negotiations with
the Bay Club.
The City Manager advised that due to
redevelopment of the subject property,
but a total separate issue from what is
being considered at this time, the Bay
Club has requested an extension to their
lease which currently expires the year
2011 in order to obtain adequate
financing. He noted than an appraisal
report'should be to the City Council in
October as well as an economic analysis
later in the year.
Council Member Hart, Member of the
Balboa Bay Club Ad-Hoc Committee, stated
that even though the consultants have
not completed their studies, it is the
Committee's recommendation to proceed
with the land use portion of this
project; however, an additional
Condition and Finding is being
recommended as follows:
"CONDITION: City Council approval
of the Planned Community District
Regulations and Development Plan
for the BBC, and the approval of
related amendments to Districting
Maps No. 6 and 23, do riot create
any express or implied obligation
on the part of the City Council,
or any member of the City Council,
or Council appointee to approve,
or support the approval of, any
new, extended or amended lease for
the property.
"FINDING: The City Council finds
that approval of the Planned
Community District Regulations and
Development Plan, as well as
approval of the related amendments
to Districting Maps No. 6 & 23
does not reflect any consideration
of the economic feasibility of the
proposed project based upon the
current term of the lease between
the City and the BBC and approval
of the Development Plan and
related districting map amendments
do not, and should not, be
construed as any express or
implied commitment or obligation
Volume 48 - Page 249
:'TY Or NE)MORT BEACH •
COUNCIL MEMBERS MINUTES
ROLL CRLL Fs o2� July 25, 1994 INDEX
to consider or approve any new, Balboa Bay
extended or amended lease relative Club
to the property."
Beverly Ray, owner of the Balboa Bay
Club, briefed the Council on the Club's
history; the types of events that have
taken place at the Club; the proposed
redevelopment plan and their request to
extend the current lease.
Dave Wooten, President, Balboa Bay Club,
gave a slide presentation of the
proposed Redevelopment Plan which
included key plan elements, goals and
benefits, summary of proposed
improvements, modifications from the
original plan, breakdown of additional
square footage, artist renderings,
aerial views, landscaping layout and
general features, etc. He stated it is
estimated the project will take two
years to construct and it will be
completed in two phases.. It is their
hope to • commence construction within
three to five years from now.
The following persons addressed the
Council in import of the proposed
Redevelopment Plan:
Mamie Van Doren, no address given
Richard Iuehrs, President, Newport
Harboi 'Area Chamber of Commerce
Phil Maurer, former Mayor and
Council Member of Newport Beach
Robert Badham, former Assemblyman and
Congressman
Michael Farah, 1400 San Miguel Drive
Pete Barrett, 855 Loma Circle, Costa
Mesa
Roger Osenbaugh, 725 Via Lido Nord
Rob Bakken, Member, Newport Beach
Conference & Visitors Bureau
Claudette Mann, representing
Newport Mesa Board of Realtors
Jim Clough, 1201 Kings Board
Charlie Brand, 406 Jasmine Avenue
Barbara deBoom, 1743 Bayport Way
Gil Foerster, 2436 W. Coast Highway
Melanie Fitch, 1610 Kings Road
Jim Peters, resident of Bayshores
Donald Wynne, 25 Augusta Way
Clark Graves, resident of Big Canyon
Conrad Hampton, 2348 Cynthia Ct. ,
Costa Mesa
John Sturgess, 601 Cliff Drive
It was indicated by the above speakers
that if the Redevelopment Plan is
approved, it would provide the
following: additional jobs, greater
revenues to the City, improved coastal
access for the community, greater
setbacks from adjacent residential
neighbors, increased public views,
greater use by more people,
revitalization of the City, increased
property values for both the City and
the Bay Club, and the entitlement would
put the City in a much better bargaining
position with negotiating the lease
agreement.
Volume 48 - Page 250
• 0
C I TY OF NTENORT BEACH
COUNCIL MEMBERS MINUTES
L CRLL July 25. 1994
INDEX
Frank Eisendrath, 104 Kings Place., Balboa Bay
addressed the Council regarding Club
clarification of the proposed height
limit of trees and structures on the
site, to whi•,h Mr. Douglas responded.
Ruth and C.J. Reynolds, 1301 Kings Road,
addressed the Council and stated their
view, as well as the view at 1311 Kings
Road, will be impacted greatly as a
result of the height of the Athletic
building. They also urged that the
Council carefully review the landscaping
plans, especially the tall palm trees.
Manizheh and Neria Yomtoubian, 1101
Kings Road, addressed the Council and
stated they Just recently spent a great
deal of money remodeling their home only
to discover that now their view will be
obstructed because of the height of the
Athletic building, and as a result, they
felt that their property value will
decrease.
Nearing no others wishing to address the
Council, the public hearing was closed,
The City Attorney reported that the Bay
Club attorney understands the wording of
the Condition and Finding suggested by
Council Member Mart.
on X Following discussion, motion was made by
Council Member Hart to take the
following actions:
Adopt Resolution No. 94-73 Res 94-73
certifying Final EIR No. 152;
AND
a. Approve the findings
contained in the Statement
of Findings and Facts
(Exhibit A of the
Resolution) and find that
the statements contained
therein are true and are
supported by substantial
evidence in the record,
including Final EIR 152;
and
b. Find that all feasible
means to eliminate or
substantially reduce the
significant effects of the
project have been
incorporated as mitigation
measures identified in the
Final EIR; and
C. Find that although the
Final EIR identifies
certain unavoidable
significant cumulative
environmental effects that
will result if the project
is approved , a,ll
significant environmental
effects that can feasibly
be mitigated or avoided
will be eliminated or
substantially reduced to an
acceptable level by the
mitigation measures
volume 48 - Page 251
WY OF NOYPORT BEACH 0
COUNCIL MEMBERS MINUTES
BOLL CALL July 25, 1994 INDEX
identified in the Final Balboa Ba}
EIR, and that the remaining Club
unavoidable significant
cumulative effects, when
balanced against the facts
set forth in the Statement
of Overriding Consider-
ations (Exhibit B of the
Resolution ) , are
acceptable; and
d. Find that the facts set
forth in the Statement of
Overriding Considerations
are true and are supported
by substantial evidence in
the record, including Final
EIR 152; and
e. Find that Final EIR 152 and
the certifying resolution
reflect the independent
judgement of the City
Council and 'were considered
prior to approval of the
project; and
f. Find that the mitigation
monitoring "requirements of
Public Resources Code "See,. i
t.t..c. y 21081.6 (AB 3180 of 1988)
will be, met ithrqugh( the }
design tof 4 the prottect,. t
' required, compliance with
City building, grading, and
other codes and ordinances,
and required compliance
with the adopted mitigation
measures, as described in
the Mitigation Monitoring
and Reporting Program
contained in Exhibit C of
the Resolution; and
g. Find that considering the
record as a whole there is
no evidence before this
agency that the proposed
project will have the
potential for an adverse
effect on wildlife
resources or the habitat
upon which wildlife
depends. On the basis of
the evidence in the record,
this agency finds that the
presumption of adverse
effect contained in Section
753.5(d) of Title 14 of the
California Code of
Regulations (CCR) has been
rebutted. Therefore, the
proposed project qualifies
for a De Minimis Impact Fee
Exemption pursuant to
Section 753.5(c) of Title
14, CCR;
AND
Adopt Ordinance No. 94-36 Ord 94-36
approving Amendment No. 787
for the Balboa Bay Club
Planned Community;
AND
Volume 48 - Page 252
CITY OF NINTOFT EEA(
COUNCIL MEMBERS MINUTES
411
ROLL CALL July 25, 1994 INDEX
Sustain the action of the Balboa Day
Planning Commission in Club
approving Use Permit No.
3524 and Traffic Study No.
1,00.
Council Member Hart also included in her
motion the following:
1. the additional Condition
and Finding enumerated
earlier in the minutes, and
2. that tree heights will not
exceed 26. £t. in the view
corridors and will be set
back from the bay,
3. that no, landscaping be
permitted on roof tops,
4. that the trees be no higher
than roof heights,
5. that the condition
regarding walls and fencing
be modified to read:
"Fencing within the front
yard setback of Area 1
shall be predominantly an
open design (e.g. wrought
iron) so as to maintain
public views of the marina
and the bay from West Coast
Highway. Landscaping shall
be maintained so as to
enhance public views.
Solid walls or fences shall
only be permitted in this
area if it can be
demonstrated that public
views of the bayfront would
not be obstructed," and
6. that the "alternate" public
access plan that Would go
along the entire bulkhead
be approved, and that the
request submitted by Orange
Coast College for expansion
of its sailing and, rowing
facility not be included at
this time.
In view of the foregoing, the public
hearing was rr,opeued in order for Mr.
Wooten to respond.
Mr. Wooten stated they could not accept
the "alternate" public access plan for
the reasons he has discussed With
Council Member Hart on prior occasions.
He pointed out that the proposed
alternate plan would result in a serious
security problem; it would be very
difficult to police the area
Volume AS - Page 253
00'Y OF NEUORT BEACH
COUNCIL MEMBERS MINUTES
July 25, 1994 IN➢EX
OLL CRLL
because it is relatively inaccessible Balboa Bay
except for their on-site enforcement Club
officers; they also feel there is a
serious safety issue involved if the
area in question is opened up, and
finally, it would be an economic problem
if residents were to vacate the Terrace
Apartments or Marina because of the
alternate public access plan.
The public hearing was closed.
Council Member Watt, Chairperson of the
Environmental Quality Citizens Advisory
Committee, commented that the Committee
was concerned with three issues, i.e. ,
1) Mitigation No. 12 regarding parking
lot sweeping not less than once a month;
2) Mitigation No. 17 regarding noise as
a result of construction hours, and 3)
there was no mention about waste
reduction and recycling in the plan.
She indicated she hoped the Council
would give these items further
consideration at the appropriate time.
Council Member Debay asked Council
Member Hart if she would be agreeable to
changing her motion so that the
alternate public access plan can be
addressed at the same time the lease is
negotiated with the Bay Club.
All Ayes There being no objections from Council
Member Hart, the motion, as amended in
the foregoing, was voted and carried.
iXEMS REMOVED FROM THE CONSENT CALENDAR
12. Report from the Assistant City Manager Aviation
recommending approval of proposed
esolution amending Resolution No. 88- Cmte
1 6, adding a Homeowners' Association (24)
Re esentative to the Aviation
Co ttee.
It was noted in the staff report that
the cur nt membership of the Committee
includes representatives from four
homeowners associations - Dover
Shores/Mari er's, Eastbluff, Balboa
Island and ido Isle. At its last
meeting, the mmittee recommended that
representation extended to Corona del
Mar. Residents rom Corona del Mar,
particularly I ne Terrace, have
complained that fl hts from John Wayne
Airport stray over t it neighborhoods.
Additionally, some re idents of Corona
del Mar have voiced th r concern about
the use of E1 Toro and a possibility
of flights overflying Cor a del Mar.
Yvonne Houssels, President, arbor View
Homeowners Association, add ssed the
Council and stated they would a reciate
a representative from their are being
appointed to the Aviation Comm ttee.
She stated that she personally att ded
the last two Committee meetings and. de
this same request, and offered the na e
of George Parker, a retired Marine pilo
and professor of aviation.
Volume 48 - Page 254
4
CITY OF NMORT BEA*,
COUNCIL MEMBERS MINUTES
��
ROLL CRLL s July 25, 1994 INDEX
George Parker, resident of Corona del
Mar, addressed that Council and stated
he was in the Marine Corps for 19 years
before retiring, flew at El Toro Marine
bass for five years, and has taught
aviation safety at USC for 30 years. He
stated he is concerned about the airport
at John Wayne just as much as the City,
however, he disagrees with Ken 'Delino
regarding the use and safety of Runway
No. 7 at E1 Toro which he expanded on.
He stated he felt the Aviation Committee
needed someone serving on it that is
concerned with aviation safety.
Ralph Davis, resident of E1 Toro,
addressed the Council and stated he is
a former airline pilot, and that in his
opinion, Runway No. 7 at E1 Toro is
unsafe.
Bruce Lloyd, 1826 Toyon Lane, addressed
the Council and urged that the Aviation
Committee not be expanded until such
time as a determination has been made as
to the use of E1 Toro Marine Base.
Motion x Motion was made by Council Member Hart
All Ayes to approve the recommended action and Res 94-67
adopt Resolution No. 94-67.
14. Report from the General Services Recycling
Director recommending approval of Sery Fee
proposed ' Resolution modifying a (40)
Recycling Service Fee and rescinding
Resolution No. 93-51.
Motion x Council Member Sansone commented that he
Ayes x x x x x x felt this item should not have been
Noes x included with the Consent Calendar items
inasmuch as it is an increase in a
service fee. He stated, however, that
he had no objection to the proposed fee,
and therefore, moved approval of the
recommended action and adoption of Res 94-69
Resolution No. 94-69.
15. Report from Director of Finance Tax/Rever
recommending approval of proposed C40)
Resolution authorizing and providing for
the issuance and sale of 1994-95 Tax and
Revenue Anticipation Notes.
Motion x Council Member Hart expressed some of
Ayes x x x x x x her concerns regarding this issue, and
Noes x indicated she felt there could be
potential risks involved; however,
following clarification of the proposal
by the City Manager, motion was made by
Mayor Turner to approve the recommended Res 94-7C
action and adopt Resolution No. 94-70.
16. Report from the Director of Finance Water
recommending approval of proposed Revenue
Resolution approving the forms of and Bond
authorizing the execution of an
indenture of trust, bond purchase (40)
contract, notice iwriting bids and
official statement relating to the
issuance of the City's Water Revenue
Bonds, Series 1994 and approving certain
actions in connection therewith.
Volume 48 - Page 255
COMMISSIONERS 00 • • MINUTES
CITY OF NEWPORT BEACH
May5, 1994
ROLL CALL INDEX
A Traffic Study No 100 Public Hearing) item N6.4
Request to approve a traffic study for the proposed expansion of Ts100
the Balboa Bay Club; and the acceptance of an environmental' A787
document.
ANC UP35Z4._
cont!d. •
B. Amendment No 787 (Public Hearing) to 6/9/94
Request to reclassify property from the R-4 (Multiple-Family
Residential) District to the PC (Planned Community) District and
to approve a Planned Community Development Plan for the
Balboa Bay Club.
AND
C. Use Permit No 3524 (Public Hearing)
Request to permit the construction of buildings that exceed the
basic 26 foot height limit on property located in the proposed
26/35 Foot Height Limitation District.
LOCATION: A portion of Lot 171, Block 54, Irvine's
Subdivision, located at 1221 West Coast
Highway, on the southerly side of West Coast
Highway, between Dover Drive and Tustin Av nue.
ZONE: R-4
APPLICANT: Balboa Bay Club, Newport Beach
OWNER: The City of Newport Beach
James Hewicker, Planning Director, requested that this item be
continued to the June 9, 1994, Planning Commission meeting.
-9-
S
t.'OMMISSIONERS • MINUTES
Oho 4�dLy�+S
c� �ol��P �O�Poo CITY OF NEWPORT BEACH
May 5 1994
ROLL CALL INDEX
Motion Motion was made and voted on to continue Item No.4 to the June
All Ayes 9, 1994, Planning Commission meeting. MOTION CARRIED.
xzs
Discussion Items: Discussion
Items
Am dment No. 785
No. 1
Reques o consider initiating an amendment to Title 20 of the
Newport ach Municipal Code, so as to allow balconies within A �aa
required fro yard setbacks on residential lots along East Ocean Not
Front and Wes Ocean Front on the Balboa Peninsula and in West Initiated
Newport.
Commissioner Ridge requested a clarification of the proposed
Amendment. James He 'cker, Planning Director, explained that
because there are a numb of encroachments in the ocean front
setbacks along the ocean fro letters were mailed to the property
owners requesting the re\residentl
of the encroachments.
Subsequently, the City Counciled a study concerning the
encroachments along East Ocnt and West Ocean Front
inasmuch as the City had prdone a study concerning
encroachments in the public o -of-way along the ocean
front that extended beyond thnts lots onto the public
beach. The setbacks that are ad in th ubject Amendment
are located on private propertere are encroachments in
the front yard setbacks betweennt of the ellings and the
front property lines. In response to comments by ommissioner
Ridgeway, Mr. Hewicker replied that many of the en oachments
were constructed without the approval of the Mo 'fica_Ions
Committee. Commissioner Ridgeway stated, and Mr. wicker
agreed, that the purpose of the Amendment is that the is
attempting to enforce the removal of certain balconies t at
encroach onto public property but to permit such construction i
the required front yard setbacks.
-10-
� ;; �XL �
00 Planning Commission RAng May S. 1994
Agenda Item No. 4
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A Traffic Study No 100 (Public Hearing)
Request to approve a traffic study for the proposed expansion of the
Balboa Bay Club; and the acceptance of an environmental document.
AND
B. Amendment No 787 (Public Hearing)
Request to reclassify property from the R4 (Multiple-Family Residen-
tial) District to the PC (Planned Community) District and to approve
a Planned Community Development Plan for the Balboa Bay Club.
AND
C. Use Permit No 3524 (Public Hearing)
Request to permit the construction of buildings that exceed the basic
26 foot height limit on property located in the proposed 26/35 Foot
Height Limitation District.
LOCATION: A portion of Lot 171, Block 54, Irvine's Subdivision, located at 1221
West Coast Highway, on the southerly side of West Coast Highway,
between Dover Drive and Tustin Avenue.
ZONE: R-4
APPLICANT: Balboa Bay Club, Newport Beach
OWNER: The City of Newport Beach
The applicant and staff request that this item be continued to the Planning Commission
meeting of May 19 to allow time to analyze and prepare responses to late comments on the
Draft EIR submitted by the California Coastal Commission.
TO. • Planning Commission - 2.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By.
Jo n�H. Do gas, AICP
Principal Planner/Environmental Coordinator
f.\-.\J0HN•D\B8C\P6RPT.1