HomeMy WebLinkAboutPA2021-260_20220207_NBCC Project Description 02-07-2022NBCC Tennis Property
Entitlement Amendment &
Project Description
The 145-acre Newport Beach Country Club Planned Community District (PCD) is in
the Newport Center Planning Area and is comprised of the existing Golf Club
Property and the Tennis Club Property, both located in the Ll Statistical Area of the
2006 General Plan.
The Tennis Property is represented as Anomaly 46 in the General Plan Land Use
Element with a land use designation of MU-H3/PR with a California Coastal
Development Permit and subject to a Development Agreement. The existing approved
entitlements also consist of NBCC Planned Community Zoning with the Bungalows,
Villas, and Tennis Club/Spa/Fitness PC Sub-Areas and Vesting Tentative Tract Map
No. 15347. There is no Amendment to any approved entitlement proposed for the Golf
Club Sub-Area.
Tennis Property Entitlement Amendments:
•Increase the number of approved tennis courts by one (1) for a total of eight
(8) approved tennis courts as shown on the revised Master Plan.
•Amend the approved number of visitor-serving boutique hotel units from
twenty-seven (27) to forty-one (41), increasing the visitor-serving use by
fourteen (14) hotel units which are referred to as “The Bungalows &
Lofts.”
•Add boutique hotel auxiliary uses to incorporate areas designed for
Performance Therapy, Yoga Pavilion, and related Hotel/Spa/Fitness
Office space on the first floor of the Bungalow Loft building shown on
the revised Master Plan.
•Eliminate three of the five residential homes, referred to as Villas C, D, and E,
and replace them with three (3) Loft condominiums.
•The Tennis Clubhouse and Fitness & Spa Building remain unchanged but the
construction documents, which have been through three plan checks with
the City, need to be brought up to the new California Building Code
requirements.
•The Vesting Tract Map No. 15347, Final Vesting Tract Map No. 15347, and
Improvement Plans have been revised to eliminate the three single family
lots with homes, referred to as “Villas C, D, and E” on the existing
approved entitlements and are replaced with two lots for the Fairway
Lofts and Mayacama Bungalow as shown on the revised Master Plan.
•The Development Agreement has been modified to reflect the above changes.
•The California Coastal Permit has been modified to reflect the above changes.
Impacts:
The Traffic & Parking Study originally prepared by Kimley-Horn and Associates in
August 2009 for the approved entitlements, was amended by LSA dated September 9,
2021 to reflect the amended Project, and indicates that the revised project (i) still has
more parking than is required and (ii)“the revised proposed project continues to
generate fewer daily trips and p.m. peak-hour trips compared to the existing uses,”
(iii) “…does generate an increase of 5 trips in the a.m. peak- hour (4 inbound and 1
outbound) compared to existing uses. This increase, however, is nominal and would
not result in any operational or LOS deficiencies.”
The Fiscal and Economic Impact Study, completed by CBRE in July 2018, indicated
that the approved entitlements will have a total economic impact of $24,153,000
annually for the City of Newport Beach and support 185 jobs. This also results in
$842,400 in annual tax revenue for the City of Newport Beach. The financial impact is
expected to increase pro rata, or approximately 52%, by the addition of 14 visitor
serving Bungalows and/or Lofts in the revised project. This equates to $1,280,448 of
annual tax revenue for the City.
The approved and the proposed Amendments to the entitlements are consistent with
and supportive of the policies and goals of the Land Use Element of the 2006 General
Plan and the certified Local Coastal Plan. Vesting Tentative Tract Map 15347 as
presented, addresses relevant findings within Sec. 19.12.70 of Title 19 (Subdivisions)
of the Municipal Code, and is consistent with the Tennis Club residential, boutique
hotel and ancillary commercial uses permitted by the MU-H3/PR designation.
Implementation:
The NBCC Tennis Property will be ground leased to a hotel developer who will be
required to build the planned improvements substantially similar to the site
improvements, Tennis Clubhouse, Spa & Fitness Center, and Villas A & B shown on
the Construction Documents, and the Bungalows and Lofts shown on the Schematic
Drawings. The developer will also be required to complete these improvements in one
phase and to maintain the current operator of the Tennis Club, Grand Slam Tennis, as
the operating Tenant. Grand Slam Tennis will keep the Tennis Club open during
construction per the attached “Tennis Clubhouse Construction Plan.”
The Bungalows/Lofts
Approved v Plan B Summary
Approved Sqft
Golf Club N/A
Spa/Fitness Center 7,940 7,940
Tennis Clubhouse 3,725 3,725
Concierge Guest Center 2,200 2,200
Hotel +14 units = 41 units 28,300 44,785
4,686
+Performance Therapy N/A
+Yoga Pavilion N/A
+Office N/A
+Common Area N/A
Residential 24,583 20,632
3 condominiums replace3 condominiums replace
3 single family homes
No change
No change No change
5 overall units remain but
No change
No change
Sub-Area Modification Net Sqft Change New Sqft
N/A N/A N/A
16,485
852
633
2,620
581
(3,951)
Ancillary to Hotel
No change