HomeMy WebLinkAboutPA2021-260_20220919_Final Project DescriptionNBCC 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 all 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.
The project proposes 63,336 square feet of nonresidential floor area (0.43 FAR) for
the hotel units, concierge & guest center, tennis clubhouse, and spa & fitness center,
and 20,632 total square feet of residential floor area (0.14 FAR) for five residential
dwelling units. The proposed density/intensity of both uses comply with the FAR
limitations identified in the Coastal Land Use Plan.
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 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, and which will be ancillary
to the boutique hotel.
•Eliminate three of the five residential homes, referred to as Villas C, D, and E,
and replace them with three Penthouse condominiums. Two of the
condominiums (Monarch Penthouse Condominium and Catalina
Penthouse Condominium) will be in the Bungalow Loft Building located
in Lot 4 and the other condominium (Fairway Penthouse Condominium)
will be in the Fairway Loft Building located in Lot 3.
•The Tennis Clubhouse and Fitness & Spa Building remain unchanged but the
architectural construction documents, 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 Phasing Plans.
Limited Term Information:
There will be 2 modular trailers during the course of project construction. Both
modular trailers will be roughly 33 feet in length by 13 feet in width. One modular
trailer will be for the Construction offices and will be located in the Southwest corner
of the site and the other trailer will be for the Tennis office and will be located at the
Northern end of Court 14. The trailer containing the Tennis office will last through the
completion of Phase IV and the trailer containing the Construction offices will last
through the entire duration of the project.
The Bungalows/Lofts
Approved v Plan B Summary
Approved Sqft
Tennis Clubhouse 3,725 3,725
- Tennis Courts +1 Tennis Court 7 Courts 8 Courts
Hotel (Bungalows & Lofts)+14 units = 41 units 28,300 47,484
- Concierge Guest Center 2,200 2,200
4,686
+Performance Therapy N/A+Yoga Pavilion N/A+Office N/A+Common Area N/A
7,500 7,500
Residential (Condos & Villas)24,583 20,653- 3 Condominiums +Catalina Penthouse N/A+Monarch Penthouse N/A
+Fairway Penthouse N/A- 2 Single Family Homes
+Villa A 2,178
+Villa B 3,440
TOTAL 66,308 86,248
5,8434,509
4,683
N/A
N/A
No change
19,184
+1 Court
Sub-Area Modification Net Sqft Change
No change
No change No change
+19940
New Sqft
8526332,620581
(3,930)
- Ancillary to Hotel
+ Spa/Fitness Center No change