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HomeMy WebLinkAboutPA2021-260_20211129_Incomplete Letter RevisedTmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING VIA EMAIL November 29, 2021 Jonathan Bailey 1 Upper Newport Plaza Newport Beach, CA 92660 jb@investorstrust.com Application No. General Plan Amendment No. GP2021-004 Planned Community Amendment No. PC2021-001 Local Coastal Plan Amendment No. LC2021-004 Major Site Development Review No. SD2021-004 Coastal Development Permit No. CD2021-068 Development Agreement No. DA2021-002 Tract Map No. 2021-002 (PA2021-260) Address 1602 East Coast Highway Dear Mr. Bailey, On November 2, 2021, the Community Development Department received a formal application for the proposed modifications to the approved Newport Beach Tennis Club project located at 1602 East Coast Highway in City of Newport Beach. After reviewing the submitted application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application review process. The following documentation is required to complete the application: General Application 1. Project Description. Please provide a written detail project description, in addition to the submitted project matrix summary. The written description should explain what are the proposed revisions, where will they be located, when and how they will be implemented if there’s multiple-construction phases. The written project description helps us to understand better of the submitted documentation. 2. Preliminary Title Report. Please submit a preliminary title report for this application to verify property legal description and ownership. 3. Public Hearing Noticing Package. Please provide the required mailing labels for all property owners within a 300-foot radius of project boundaries, radius map, and written affidavit of preparer in compliance with City Public Hearing requirements. Page 2 4. General Indemnity and Defense Agreement. Please provide an updated agreement to be reviewed and approved by the City Attorney’s Office. Discretionary Applications 1. Coastal Development Permit. Please see the CDP Application Information Sheet. Please review the Justification and Required Findings provided on Page 1 of the linked document, which cites Municipal Code Section 21,52.15.F. Please provide written response and justification to each required finding, which serves as a formal statement to the approving authority on what the project is and why it should be approved. 2. Tentative Tract Map. Please provide a revised tentative tract map reflective of the proposed project modification. Please provide all required documents for a Tentative Tract Map application. This includes the required Accompanying Written Statement and plans (hardcopy and digital). 3. Tentative Parcel Map. Please provide all required documents for a Tentative Parcel Map application for condominium purposes. This includes the required Accompanying Written Statement and plans (hardcopy and digital). Additionally, please provide a status update on the previously approved Tentative Parcel Map (NP2016-013, PA2016-124). Has it been recorded? Is the map still valid? Do you intend to continue with this approved map or amend/abandon it? 4. Site Development Review (Major). Please provide all required documents for a Major Site Development Review. Please review the Justification and Required Findings provided on Page 2 of the linked document, which cites Municipal Code Section 20.52.080.F. Please provide written response and justification to each required finding, which serves as a formal statement to the approving authority on what the project is and why it should be approved. 5. Limited Term Permit. A limited term permit (more than 90 days) is required for the temporary use of portable trailers for more than 90 days during the project construction. Please provide all required documents and fees for processing, including the quantity, size, location, and their intended use. Please review the Justification and Required Findings provided on Page 2 of the linked document, which cites Municipal Code Section 20.52.040.G. Please provide written response and justification to each required finding, which serves as a formal statement to the approving authority on what the project is and why it should be approved. 6. Traffic and Parking Analysis Update. See comments from Public Works on the study (attached) and make all requested revisions. Environmental Information Form 7. Environmental Information Form. The project is subject to the environmental analysis pursuant to the California Environmental Quality Act (CEQA). Please submit a signed Environmental Information Form. Additional information may be requested during the course of environmental analysis. Upon submittal, the form along with the submitted Page 3 documentations will be sent to the selected environmental consultants for an environmental review proposal. A full cost of the environmental services will be submitted prior to the commencement. Technical Plans 8. Technical Plans. Please provide any updated technical reports or analysis prepared for the revised project that can assist with the project and environmental review, including: a. Any environmental report or assessment related to any known hazards or hazardous materials that may affect the property. b. The submitted revised civil and site improvement plans will be circulated when technical site plan and floor plans are submitted and may be subject to additional information requested. Site Development Review 9. Project Plans. Please provide project plans to include the following: a. Technical Site Plan. The submitted Site Plan are conceptual and require additional detail. Please provide a detailed technical site plan to show the entire property, property lines, adjacent streets, existing and proposed buildings/structures, and all on-site improvements (block walls, fences, etc.). The site plan must be to-scale, and show all necessary dimensions to give a true and clear picture of the existing and proposed conditions. As the project is being revised since the previous approval, please provide a comparison site plan that highlights all of the proposed changes. b. Floor Plans and Elevations. Please provide floor plans and elevations for all areas of the project. For example, all models of Bungalows, Bungalow Lofts, Fairway Lofts, Villas, Tennis Club, etc. Similar to the Site Plan, they should be detailed, dimensioned, and to-scale to give a true and clear picture of the proposed conditions. c. Landscape Plans. Please review all requirements of Water Efficient Landscape Ordinance (Municipal Code Sec. 14.17) and provide all required landscaping documentation. A checklist is available for your reference. d. Fire Access Master Plan. Please provide a detailed plan that depicts the fire access for the proposed project. This plan will be reviewed by the Fire Department and other City Staff. e. Please submit nine (9) sets of full-size and folded project plans for City Staff review and comments. Additional plans may be required after plans are circulated to other departments. 10. Please be advised that the following planning-related fees will be applied to this project, in addition to other building-related permit fees: Page 4 a. Park in lieu fee for the 5 residential units; b. Public benefit fee as included in Development Agreement; c. Fair share traffic impact fee; and d. San Joaquin Hills Transportation Corridor Agency (Zone B). 11. Construction Management Plan. Please provide a construction management plan to include the duration of construction, order of construction, types of construction equipment, staging area(s) for construction, construction traffic, emergency vehicular access, etc. This will be reviewed by all departments and should include plans as well as a written narrative. 12. Phasing Plan. Please provide an updated plan which details the order of phasing for the project. What is the order that the project will be implemented? How will vacant areas of the project site be handled to reduce impact while other components are being constructed first? Phasing Plan should include plans as well as a written narrative. 13. Project Signage – Please include any updated signage requests (project name onto building walls, monument sign(s) at site entries, etc. to the project plans. Upon receiving the requested information and verification of the application completion, your resubmittal will be then forwarded to other City departments for review and comments. Please keep in mind during this course of review, additional information and/or materials may be requested from City Staff. Should you have any questions regarding submittal requirements or want to schedule a meeting to discuss in more detail, I can be contacted at 949-644-3225 or by e-mail at dlee@newportbeachca.gov. Sincerely, __________________________ David S. Lee, Associate Planner SC X See attached. Preliminary calculations show no TPO study required (<300 daily trips). The project meets the City SB 743 screening criteria and a VMT analysis is not required. 3346 12/16/21 PRR cover sheet says -202 SF CARLSBAD CLOVIS IRVINE LOS ANGELES PALM SPRINGS POINT RICHMOND RIVERSIDE ROSEVILLE SAN LUIS OBISPO 20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net MEMORANDUM DATE: September 9, 2021 TO: Jonathan Bailey, Golf Realty Fund FROM: Ken Wilhelm, LSA SUBJECT: Newport Beach Country Club Traffic and Parking Analysis Update, Newport Beach, California LSA prepared this traffic analysis memorandum to update the 2009 Traffic Study prepared by Kimley-Horn and Associates for the proposed Newport Beach Country Club Project (project). The existing project site includes an 18-hole golf course, 24 tennis courts, and 5,560 square feet (sf) of spa/fitness/office use. The 2009 Traffic Study proposed to remove 17 tennis courts and construct 27 bungalows and 5 single-family homes (The Villas). According to the 2009 Traffic Study, the proposed project, upon completion, would have included an 18-hole golf course, 7 tennis courts, 5,560 sf of spa/fitness/office use, 27 bungalows, and 5 single-family homes. The revised proposed project includes changes to what appeared in the 2009 Traffic Study, including the addition of 1 tennis court and 14 bungalows/bungalow lofts/fairway lofts, and expansion of the spa/fitness/office use by 4,511 sf. Upon completion, the revised proposed project will include an 18- hole golf course, 8 tennis courts, 10,071 sf of spa/fitness/office use, 41 bungalows/bungalow lofts/fairway lofts, and 5 condominiums. Figure 1 shows the project site plan. This traffic analysis memorandum identifies the trip generation and parking requirements based on the updated project description. TRIP GENERATION Based on the 2009 Traffic Study (provided in Attachment A), the previous project description generated fewer daily trips and a.m. and p.m. peak-hour trips compared to the existing uses on site, including an 18-hole golf course and 24 tennis courts. The proposed project now includes an 18-hole golf course, 8 tennis courts, 10,071 sf of spa/fitness/office use, 41 bungalows/bungalow lofts/fairway lofts, and 5 condominiums. Table A presents the proposed project trip generation summary (consistent with the trip rates used in the 2009 study). PA2021-260 previously approved 2 SFR and 3 condominiumsProvide Trip Generation summary table using ITE 11th Ed for comparison. SOURCE: Stearns ArchitectureFEET3001500FIGURE 1I:\NBC2101\G\Site_Plan.ai (8/27/2021)Site PlanNewport Beach Country ClubPA2021-260 9/9/21 «P:\NBC2101\Doc\Traffic Summary Memo2.docx» 3 Table A: Proposed Project Trip Generation Summary Land Use Size Unit ADT AM Peak Hour PM Peak Hour In Out Total In Out Total Trip Rates1 Golf Course Hole 35.74 1.76 0.47 2.23 1.23 1.51 2.74 Tennis Court Court 38.70 0.66 0.66 1.32 1.68 1.68 3.36 Hotel Room 8.17 0.34 0.22 0.56 0.31 0.28 0.59 Condominium DU 8.15 0.17 0.50 0.67 0.45 0.33 0.78 Existing Trip Generation Golf Course 18 Hole 643 32 8 40 22 27 49 Tennis Court 24 Court 929 16 16 32 40 40 80 Total Existing Trip Generation 1,572 48 24 72 62 67 129 Project Trip Generation Golf Course 18 Hole 643 32 8 40 22 27 49 Tennis Court 8 Court 310 5 6 11 13 13 26 Bungalow/Bungalow Loft/Fairway Loft 41 Room 335 14 9 23 13 11 24 Condominium (The Villas) 5 DU 41 1 2 3 2 2 4 Total Trip Generation 1,329 52 25 77 50 53 103 Net Trip Generation (243) 4 1 5 (12) (14) (26) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE) Trip Generation Publication, 8th Edition. Land Use Code 430 - Golf Course Land Use Code 491 - Tennis Court Land Use Code 310 - Hotel Land Use Code 230 - Condominium ADT = average daily trips DU = dwelling unit As shown in Table A, with the addition of 1 tennis court, 4,511 sf of spa/fitness/office use, and 14 bungalows/bungalow lofts/fairway lofts to what was proposed in the 2009 Traffic Study, the revised proposed project continues to generate fewer daily trips and p.m. peak-hour trips compared to the existing uses. The revised proposed project 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. PARKING Based on the 2009 Traffic Study, the proposed project required 341 parking spaces using the parking rates outlined in the Newport Beach Country Club Planned Community District Plan (PCD Plan). The proposed project provided 413 parking spaces on site. As such, there was a surplus of 72 parking spaces on site based on the previous proposed project. PA2021-260 Provide Trip Generation summary table using ITE 11th Ed for comparison. Insert "approved" project trip generation from KHA 2009 study. Planning to check. Is this ancillary to the bungalow (hotel) land use (total 10,071 SF)? Golf course is not in project description - please remove. 9/9/21 «P:\NBC2101\Doc\Traffic Summary Memo2.docx» 4 The proposed addition of 1 tennis court, 4,511 sf of spa/fitness/office use, and 14 bungalows/ bungalow lofts/fairway lofts would result in 378 required parking spaces. Table B presents a summary of the parking requirement for each use. As shown in Table B, the revised proposed project would provide a total parking supply of 443 spaces on site. As such, with the proposed changes, the revised proposed project would continue to meet the parking requirements outlined in the PCD Plan. There would be a surplus of 65 parking spaces provided on site. Table B: Proposed Project Parking Demand Summary Land Use Size Parking Rate1 Parking Required Parking Provided Surplus (Deficit) Golf Course 18 holes N/A 244 300 56 Tennis Club 8 courts 4 spaces per court 32 78 5 Spa/Fitness/Office 10,071 sf 4 spaces per 1,000 sf 41 Bungalow 41 units 1 space per unit 41 19 4 Bungalow Loft 1 space per unit 8 Fairway Loft 1 space per unit 18 Condominium 5 du 4 spaces per du 20 20 0 Total 378 443 65 1 Parking rates referenced from the Newport Beach Country Club Planned Community District Plan Development Standards CONCLUSIONS The Newport Beach Country Club proposes a change to the land uses analyzed in 2009. As a result, the conclusions of the 2009 Traffic Study will remain. The revised proposed project will generate fewer daily trips and p.m. peak-hour trips than existing uses and will add a nominal increase in a.m. peak-hour trips. As such, the revised proposed project is not anticipated to result in any operational or level of service (LOS) deficiencies with the proposed changes. Furthermore, the revised proposed project would continue to meet the parking requirements outlined in the PCD Plan. If you have any questions, please contact me at (949) 433-6429. Attachment: A – Newport Beach Country Club Clubhouse/Tennis Improvement Project Traffic Study (2009) PA2021-260 TRAFFIC AND PARKING ANALYSIS UPDATE SEPTEMBER 2021 NEWPORT BEACH COUNTRY CLUB NEWPORT BEACH, CALIFORNIA P:\NBC2101\Doc\Traffic Summary Memo2.docx (09/09/21) ATTACHMENT A NEWPORT BEACH COUNTRY CLUB CLUBHOUSE/TENNIS IMPROVEMENT PROJECT TRAFFIC STUDY (2009) PA2021-260 Traffic and Parking Evaluation for: Newport Beach Country Club Clubhouse I Tennis Improvement Project In the City of Newport Beach Prepared for: City of Newport Beach August.2009 ©KimIeyHorn and Associates,Inc PA2021-260 TRAFFIC AND PARKING EVALUATION FOR NEWPORT BEACH COUNTRY CLUI3 CLUBHOUSE /TENNIS IMPROVEMENT PROJECT IN THE CITY OF NEWPORT BEACH Preparedfor: City of Newport Beach PrL’pared by: Kimley-Horn and Associates,Inc. 765 I’he (‘ity 1)rive.Suite 400 Orange.California 92868 -l ugusl.200 PA2021-260 TRAFFIC AND PARKING EVALUATiON FOR THE NEWLORT BEA(’H COUNTRY CLUB CLUBHOUSE I TENNIS IMPROVEMENT PROJECT IN THE CITY OF NEWPORT BEACH [ABLE OF CONTENTS INTRODUCTION I PROJLCI I)IiSCRIPTION I Existing Project I Proposed Project 2 PROJECT TRAFFIC 4 Project Irip Generation 4 SITE ACCESS AND CIRCULATiON SITE PARKING 7 LIST OF FIGURES Figure I -.Proposed Site Plan 3 F iiure 2 Proposed }mprvemenls to Irvine Terrace 6 LIST OF TABLES Table i Sunimar of Existing and Proposed uses 2 Table 2 Summary of Project Trip Generation 4 Table 3 Summary of Parking Rates 7 Table 4 —Summary of Parking Required and Provided PA2021-260 TRAFFIC AND PARKING EVALUATION FORTHE NEWPORT BEACH COUNTRY CLUB CLUBHOUSE I TENNIS IMPROVEMENT PROJECT IN THE CITY OF NEWPORT BEACH INTRODUCTION This report has been prepared to provide a traffic and parking evaluation for the proposed Neport I3each Country Club Clubhouse and lennis Improvenient Project.Newport Beach Country Club (NBCC)is an existing private golf and tennis club located on East Coast I lighway in the Cit of’Newport Beach.The NBCC owner proposes to remodel the facility to remove or reduce the size of some of the site facilities,increase others.and to add residential and resort lodging components Information for this report has been taken from the Newport Beach Country Club Planned Community District Plan (the PCD Plan),hich provides details about the proposed changes to the NBCC’site,and provides parking and development standards fir the proposed project. This report will provide a review of the proposed changes to the site uses,site access,and on-site circulation;and will provide an estimate of the change in traffic generation that would result from the proposed site changes.This report will also provide an evaluation of the proposed parking standards and the adequacy of the parking supply. PROJECT I)ESCRIPTION Existing Project The Newport Beach Country Club is located on the north side of East Coast I1igha,between Jamboree Road and Newport Center Drive,in the City of Newport Beach.Ihe site is comprised of private golf’club and tenms club Ilicilities,totaline,approximatel\145 acres. The goB’club portion of’the site consists of an I 8—hole championship golf course,putting green. golf clubhouse,and golf accessory buildings.The clubhouse contains dining and drinking areas for members,a pro shop,and men’s and oriien’s locker rooms.Golf accessor\buildings include a golf cart storage barn,a greens-keeper building,restroom facilities,a snack shack,and a starter shack,The tennis club portion of the site consists of a pro shop and lounge,locker rooms. and 24 tenms courts. NBCC Clubhouse I Tennis Improvement Project -1 -August,2009 Traffic and Parking Evaluation PA2021-260 The primary access to the Newport l3each (‘ountry Club is provided via a drive aisle that connects to the end of Irs me Terrace,v hich in turn connects to East Coast I lighway (State l-Iighwav I Irvine Terrace also provides access to the adjacent Corporate Plaza West development.Ike intersection of Irvine Terrace at East Coast I{ighwa is signalized. The maul NBCC drive aisle (labeled (‘ountrv Club l)rive on the site plaii splits in both directions from the end of Irvine Ferrace.ss ith the drive aisle to the left leading to the main parking area in front of the golf clubhouse,and the drive aisle to the right leading to the parking for the tennis courts.On the far side of the tennis parking area is a driveway connection to Granvihle Drise. which provides a direct connection to Newport Center Drive. Parking for NBCC consists of a large surface parking lot in front of the golf’clubhouse building with 420 parking spaces.and a surface lot adjacent to the tennis courts with 125 parking spaces Proposed Project The proposed project involves the remodel or replacement of sonic of’the site facilities,the removal of some Facilities,and the construction of a number of nes facilities.Upon completion. the site ssill consist of the 18-hole golf course,7 tennis courts.27 rental hungalos.and 5 custom single-family homes.A cops of the proposed project site plan is provided on Figure 1 A summar of the existing site uses and the proposed site changes is provided on Table I. TABLE I N I,WPORT BEACh (‘()UNTR\CLU B SUMMAR\OF EXISTING ANI)PROPOSEL)USES Quantity Land Use tlnits Existing Proposed (‘haiigc Golf Course I loles 18 18 I) I’ennisCourts Courts 24 7 -17 Bungalows Rooms 0 27 27 Villas Dwelling Units 0 5 5 1 he site plan indicates that the project entry and circulation through the site s dl be modified,and the parking areas ssill he recontigure(l.A total of 413 parking spaces will he provided to servc the ncs site uses. NBCC Clubhouse /Tennis Improvement Project -2 -August,2009 Traffic and Parking Evaluation PA2021-260 PA2021-260 PROJECT TRAFFIC Project Trip Generation trip .Leneration estinuites for the proposed Neport Beach Country (‘lob project ‘cre derived 1mm the Institute of iransportation l:ngirieers (lIE)Trip Generation.(11 Edition)puhheation. Based on the existing and proposed land uses at the protect site,four I li Land Use Categories %ere used tbr this analvis; •Golf Course tCategory 430). •Racquet I Tennis Club (Category 491). •Hotel (Catego 310).and •Single-Family Residential (C’atego 210). [he daily and peak hour trip generation rates used fl,r each catego are shown on ‘fable 2 TABLE 2 NEWPORT BE.CH COUNTRY CLUB SL1MARi OF PROJECT [RIP (;ENER.V[ION ml)Generation Rates lYE ANI Peak Hour PM Ptak hour Land Ise (‘ode I.nit Daily In Out Total In Out I otat GolI(ourse 431)Hole 35.74 1.76 R47 2.23 1.23 151 2.74 lennistourts 491 (ourt 38.70 0.66 1L66 1.32 1.68 l.(8 336 I bid 3 Ii)Room 8.17 0.34 0.22 0.56 9,3 I I).28 059 Sin —lami h Residential 211)Ut 9.57 0,19 0.56 0.75 0.04(1 (1.371)I .01 ________ Trip Generation Estimates — AM Peak hour PM Peak hour Land Use Daily In Out Total In Out Total Existing Uses (olI’(’ourse 18 Holes__-643 32 8 40 22 27 49 I ennis Courts 24 (‘ourt.s 929 16 16 2 4(1 41)81) Total Trips -Existing Uses 1,572 48 24 72 62 6’7 129 Proposed Uses (ioIf Course 18 Holes (s4.32 8 4))22 27 39 FennisCouris 2 (‘ourls 271 5 5 10 2 2 24 Hotci (Gotfand tennis Bunuatows)27 Rooms 221 9 6 15 8 8 16 Sinte-FamiI Residential ((‘he \‘i(lu.s)5 II 48 1 3 4 3 2 5 ‘I otal Trips -l’roposed Uses 1,183 47 22 69 45 49 94 Net Ne [rips -389 -I -2 -3 -17 -IX -35 Source;Institute nilransportation nginecrs l’l’F)Fri p (ieneration publication 8th dition) lit’=l)elling t nit NBCC Clubhouse I Tennis Improvement Project -4 -August.2009 Traffic and Parking Evaluation PA2021-260 Trip generation lbr the existing and the proposed pmject uses are based on the land use quantities for each land use,as shown on Table 2.Trips generated by the existing land uses were cileiilated and subtracted from the trips that will he generated h’the proposed development. Table 2 shows that with the removal of 17 tennis courts,and the addition of 27 hotel rooms ([he Bungalows)and 5 custom homes (The Villas),the proposed Newport Beach Countr Club project is estimated to generate 39 léwer trips er day than the existing uses,with 3 fewer trips in the morning peak hour,and 35 few er trips in the evening peak hour. Since the proposed Newport Beach Countr Club project will generate less dail and peak hour trallic than the existing development on the site,no anaksis of the project’s traffic impact on the surrounding Street sstem is necessary. SITE ACCESS AND CIRCULATION ‘[he project site plan reflects proposed on—site changes to the main parking area in front of the Golf Clubhouse.including landscaping and beautification of the area,and minor changes to the site circulation The site’s access to the public street system at East Coast Ilighwav (via Irvine Terrace)and at (irauville Drive will remain. A copy of the proposed improvements on Irvine ‘lerrace is provided on Figure 2.Irvine lerrace will be improved to provide a landscaped median,and will he striped to delineate two inbound lanes and two outbound lanes.It is recommended that the Id-turn pocket at the intersection of E. Coast Highway be lengthened to provide a minimum of 100 let plus the transition. Access to the golf clubhouse will he improved as follows: •A new drive aisle with a drop—off area will he added to the front of’the clubhouse,A second internal entry’point to the main parking lot will be added at the northwest corner of the lot.The parking rows in the main both of the parking lot will he reconfigured to an east—west orientation,with access aisles provided on both ends of parking lot.l’ach of the drive aisles is shown to he 26 lèet in width,which provides adequate rooni br circulation.turning,and hacking for 90—degree parking spaces. •The secondary entrance to the golf course parking lot which is located itumediatel adlacent to the Irvine I’errace /East (‘oast Highway intersection,as well as the external drive aisle that runs parallel to East Coast Highway heteeii the parking lot and East Coast Highway.will he eliminated,and the affected area will be incorporated into the parking area, •Pedestrian access from the golf’course parking lot will be Irnpro ed h a pedestrian w alkw a with enhanced paving through the center of the parking lot.connecting directly to the golf clubhouse. NBCC Clubhouse /Tennis Improvement Project -5 -August,2009 Traffic and Parking Evaluation PA2021-260 NOTTOSCALEFIGURE2PROPOSEDCIRCULATIONMODIFICATIONS1A-IKimley—‘r;andAssociates,incj--iiiIJC,0flLENAA:A11,7OL-¶24onK:\cO\2SAC’K).\K..pta.KKeI,ya\NBCC-o’NI\2dS..&Itd-lPA2021-260 Access to the tennis area and new development will he improved as follows: •‘[he drive aisle leadim.to the tennis area ill he shifted slightly to the south (closer to Last Coast I ligl1%ay)to accommodate the new development. •A ne access road and cul-de-sac will provide access to The Bungalov.s and to The Villas,which will be constructed on a portion of the area now developed with tennis courts.Parallel parking will be allowed along the road.hut not on thc cul—de—sac. •Small parking areas will be added by the tennis courts,tennis clubhouse,and hungalus. to provide convenient access for each of these uses. SITE PARKIN(; The de elopment standards in the Newport Beach (ountn Club Planned Cornmunit [)istrict Plan (PC’D Plan)include parking requirements for each of the proposed site uses.A surnmar of the parking rates specified in the Planned Community District Plan,compared to the parking code requirements spccmlied in the City of’New port Beach Zoning Code is provided on Table 3. TABLE 3 NEWPORT BEACH COUNTRY CLUB SUMMARY OF PARKIN(;RATES Parking Requirement Newport Beach Land Use NBCC PCD Plan Zoning Code As specified by the (loll Course 244 total Planning Director ‘l’ennis Club 4 per court 4 per court Tennis Spa 4 per 1,000 SF 4 per 1.000 SI: Bungalows (Bed &Breakfast)I per rental unit I per guest room,plus 2 2 covered mid 2 off ViHas (Single-Family Residence)Street per home 2 enclosed per unit As reflected on Fable 3.the parking standards proposed in the PC[)Plan are generally similar to the (‘ity’s parking code requirements.ith the exception of the parking requirement for the Golf Course.[he PC’D Plan has established a parking requirement of 244 park ing spaces for the Golf Course and the (iolfClubhouse.[he (‘itv’s Zoning Code does not specih a parking rate for golf’ courses,but rather indicates that the parking requirement for “other comiimercial recreation uses” viTI he ‘As specified h the Planning Director”. NBCC Clubhouse /Tenrus Improvement Project -‘7 -August.2009 Traffic and Parking Evaluation PA2021-260 Although the PCI)Plan does not provide a breakdown of how the 244-space requirement was derived,it appears to be reasonable,based on the following analysis: [he Institute of l’ransportation Engineers (lIE)Parking Generation publication contains parking rates for golf courses,based on empirical data collected at a number of golf course facilities. including 18-hole golf courses.The ITE data indicates that the parking demand for an I 8-hole golf course ranged from 8.33 to 10.33 parking spaces per hole.The average of each of the peak parking demands for all golf courses studied was 8.68 spaces per hole.if the highest parking rate of 10.33 spaces per hole is applied,the parking requirement for the NBCC golf course would he 186 spaces (18 holes x 10.33 spaces per hole =185.9 spaces). Assuming a worst-case condition during golf course operations.$of the 10.33 spaces per hole would account for a foursome on every hole,if every golfer drove their own vehicle to the golf course.This would Ieae 6.33 spaces per hole tbr other people waiting for their tee time,plus people on tile driving range,at the putting green.in the lounge,or in the restaurant. The parking requirement of 244 parking spaces suggested by the PCD Plan would provide an additional 58 spaces for parking demand that might occur above and beyond the 10.33 per hole (244 spaces required by the PUD Plan —186 spaces required using [FE maximum rates 58 additional spaces).A parking requirement of’244 spaces appears reasonable for the NI3C’C Golf Course and Clubhouse.The project site plan (Figure 1,previously presented)indicates that a total of 300 parking spaces are proposed for the golf course parking lot. The parking required for all of the uses proposed for the NBCC project is summarized on Table 4.Based on the parking requirements established by the PCD Plan,the proposed site uses would require 341 parking spaces. TABLE 4 NEVPORT BEACI-1 COUNTRY CLUB SUMMARY OF PARKING REQUIRED AND PROVIDEI) Parking Parking Parking Surplus Land Use Quantity Unit Rate Required Provided (Deficit) Golf Course 18 Hole NA 244 300 56 Tennis Club 7 Court 4 28 58 8TennisSpa5.56 KSF 4 22 ,low___27 Room I 27 34 7 Villas 5 DU 4 20 21 Total 341 313 72 ‘Source:Newport Beach Country Club Planned Community [)istrict Plan Development Standards NBCC Clubhouse I Tennis Improvement Project -8 -August,2009 Traffic and Parking Evaluation PA2021-260 The project site plan indicates that a total of 413 parking spaces ill he pros iJed.iesulting in a parking supply that exceeds the parking requirement h\7 spaces.Moreover.the parking suppl\ provided specifically for each individual use exceeds the parking required for that use.Most notably,the golf course parking lot will provide 300 spaces,which exceeds the 244-space requirement established by the PCD Plan by 56 spaces. The proposed parking supply of 413 spaces vill be adequate to meet the day-to-da parking needs of the proposed NBCC project. In addition to the on-site parking supply.the site plan indicates that the NBCC has a parking easement with the adjacent Corporate Plaza West dcelopment.A parking analysis prepared for the NBCC project (Neport l3each Country Club Parking Supply Analsis.LSA.August 20. 2008t indicates that through this parking easement.an additional 554 parking spaces ould be available to the NB(’C in the evenings and on eekends and holidays,if needed for parking oserl1os during tennis and golf events,The parking analysis also indicates that in the eent that a large gathering occurs during weekday business hours.hich would cause the parking demand to exceed the parking supply on a typical weekday,a separate Parking Management Plan would be required to address off-site parking needs. NBCC Clubhouse /Tennis Improvement Project -9 -August 2009 Traffic and Parking Evaluation PA2021-260