HomeMy WebLinkAbout04_Balboa Yacht Club Limited Term Permit_PA2023-0167CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT January 25, 2024 Agenda Item No. 4
SUBJECT: Balboa Yacht Club Temporary Kitchen Trailers (PA2023-0167)
Coastal Development Permit
Limited Term Permit (More than 90 days) SITE LOCATION: 1801 Bayside Drive
APPLICANT: Jennifer Orozco OWNER: Balboa Yacht Club PLANNER: Laurel Reimer, Consultant Planner lreimer@sagecrestplanning.com
LAND USE AND ZONING
•General Plan Land Use Plan Category: Private Institutions (PI) and Public Facilities(PF)
•Zoning District: Private Institutions (PI) and Public Facilities (PF)
•Coastal Land Use Plan Category: Private Institutions (PI-A) and Public Facilities (PF)
•Coastal Zoning District: Private Institutions (PI) and Public Facilities (PF)
PROJECT SUMMARY
A request for a limited term permit (more than 90 days) and coastal development permit to allow two trailers to be used as a temporary kitchen while the Balboa Yacht Club’s
permanent kitchen is remodeled. The trailers would be driven to the site and parked side-by-side within a fully paved and fenced boat storage area. The request does not require construction. Upon completion of the permanent kitchen, the temporary kitchen trailers would be driven off the site.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,California Code of Regulations, Title 14, Division 6, Chapter 3, because it has nopotential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. ZA2024-### approving a Coastal
Development Permit and Limited Term Permit (Attachment No. ZA 1).
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Balboa Yacht Club Temporary Kitchen Trailers (PA2023-0167) Zoning Administrator, January 25, 2024 Page 2
DISCUSSION
• The subject property, known as the Balboa Yacht Club, is comprised of three
parcels located on Bayside Drive between El Paseo Drive and Carnation Avenue.
Surrounding land uses include single family homes and the Newport Beach Harbor Patrol. The nearest residential property is approximately 125 feet east of the trailers’ proposed location, separated by Bayside Drive and grade separated by more than 30 feet. The nearest residential property to the north is over 230 feet
away, and the nearest residential property west of Balboa Island Channel is over
400 feet away.
• The Balboa Yacht Club has operated on the property since 1949, at which time the
property was zoned Single Family Residential (R-1) and Light Commercial (C-1). At
that time, a yacht club was a permitted use in the R-1 and C-1 zones. The zoning code was subsequently amended to require a use permit for yacht clubs. On July 5, 1973, the Planning Commission approved Use Permit No. 1681 which allowed the remodel and expansion of the clubhouse. On August 21, 1986, the Planning
Commission approved an amendment to UP1681 to expand an existing youth room
and deck. On October 5, 1989, the Planning Commission approved a second amendment to UP1681 to allow a 3,740 square foot addition, including an expanded dining room, new administrative offices, expanded kitchen, interior snack shack, new bathrooms, and new basement area.
• The applicant proposes to use two trailers as a temporary kitchen while the club’s permanent kitchen undergoes remodeling. The temporary kitchen trailers would allow club members to continue the dining benefit of their membership during
construction of the permanent kitchen.
• The trailers would be driven onto the site and parked side-by-side within a fully paved and fenced boat storage area. The trailers would have no impact on
vehicular parking and little impact on boat storage, as the boat storage area is
consistently below capacity during the winter season.
• The kitchen trailer measures 48’ long by 8’ wide and the walk-in cooler/freeze trailer
measures 45’ long by 8’ wide. The trailers would be parked on the north side of the
clubhouse just outside the dining room. A temporary ramp, access stairs and deck would be attached to the trailers, and direct service access to the dining room would be provided through existing stairs. The trailers would connect to the property’s existing electricity, water, and sewer utilities.
• Upon completion of the permanent kitchen remodel, the temporary kitchen trailers would be driven off the site. Since they are trailers, minimal restoration or cleanup would be required. However, Condition of Approval No. 18 has been included to
ensure that the property is properly restored to conditions prior to the trailers.
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Balboa Yacht Club Temporary Kitchen Trailers (PA2023-0167) Zoning Administrator, January 25, 2024 Page 3
• The permanent kitchen remodel is expected to be completed before summer 2024. Per Condition of Approval No. 3, the temporary trailers are to be removed by
December 31, 2024, to account for any unforeseen construction delays.
ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The proposed project involves the operation of a temporary kitchen facility out of two trailers while the facility’s permanent kitchen undergoes remodeling. There would be no intensification of the existing use on the project site.
PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of the action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by: ____________________
___________________
Laurel Reimer Consultant Planner DL/lr
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Balboa Yacht Club Temporary Kitchen Trailers (PA2023-0167) Zoning Administrator, January 25, 2024 Page 4
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
LIMITED TERM PERMIT AND COASTAL DEVELOPMENT PERMIT TO ALLOW TEMPORARY KITCHEN TRAILERS LOCATED AT 1801 BAYSIDE DRIVE (PA2023-0167) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Jennifer Orozco of the Balboa Yacht Club (“Applicant”), with
respect to property located at 1801 Bayside Drive. The Balboa Yacht Club is developed
over three separate parcels, legally described as Parcel 1 of Resubdivision No. 791, a portion of Block 94 of Irvine’s Subdivision, and a portion of Lots A and B, Tract No. 6927 in the City of Newport Beach, Orange County, California (“Property”).
2. The Applicant proposes to park two trailers side-by-side within a fully paved and fenced
boat storage area and utilize them as a temporary kitchen while the Balboa Yacht Club’s permanent kitchen is remodeled (“Project”). 3. The Property is designated Private Institutions (PI) and Public Facilities (PF) by the
General Plan Land Use Element and is located within the Private Institutions (PI) and
Public Facilities (PF) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Private Institutions (PI-A) and Public Facilities (PF) and it is located within the Private
Institutions (PI) and Public Facilities (PF) Coastal Zoning District.
5. A public hearing was held on January 25, 2024, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to and considered by the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is categorically exempt pursuant to Title 14 of the California Code of
Regulations pursuant to Section 15301, Division 6, Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities) because it has no potential to have a significant effect on the environment.
2. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of an existing or former use. The subject application is a request to allow two kitchen trailers for a
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Zoning Administrator Resolution No. ZA2024-###
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limited term at an existing yacht club while the permanent kitchen undergoes remodeling. The request qualifies under the parameters of the Class 1 exemption. SECTION 3. REQUIRED FINDINGS.
Limited Term Permit
In accordance with Section 20.52.040(G) (Limited Term Permits – Finding and Decision) of the Newport Beach Municipal Code (“NBMC”), the findings and facts in support of such findings
are set forth as follows:
Finding: A. The operation of the limited duration use at the location proposed and within the time period
specified would not be detrimental to the harmonious and orderly growth of the City, nor
endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health,
interest, safety, or general welfare of persons residing or working in the neighborhood of
the requested limited duration use.
Facts in Support of Finding:
1. The Limited Term Permit will allow the use of two temporary kitchen trailers until December 31, 2024. The kitchen trailers will be parked side-by-side in a fully paved and fenced boat storage area located entirely on private property. The Balboa Yacht Club has operated at the Property since 1949 and is entitled through Use Permit No. 1681, which includes
kitchen facilities. The temporary kitchen trailers will serve as the kitchen facilities for the Balboa Yacht Club while the permanent kitchen is remodeled, therefore allowing an existing use to continue uninterrupted during construction. As conditioned, all applicable conditions of approval of Use Permit No. 1681 shall be adhered to for the temporary kitchen, unless otherwise modified by the conditions of approval contained herein.
2. The temporary kitchen trailers will be driven onto the Property and connect to existing on-site electricity, water, and sewer utilities. Upon completion of the permanent kitchen remodel, the trailers will be driven off the site. Since they are trailers, minimal restoration or cleanup will be required and the Applicant is conditioned to fully clean and restore the
site to original conditions. 3. The Project is not expected to be detrimental to surrounding land uses, which include single family homes and the Newport Beach Harbor Patrol. The nearest residential property is approximately 125 feet east of the trailers’ proposed location, separated by
Bayside Drive and grade separated by more than 30 feet. The nearest residential property to the north is over 230 feet away, and the nearest residential property west of Balboa Island Channel is over 400 feet away. 4. The Applicant is conditioned to adhere to applicable State of California and Orange
County Health Care Agency guidelines for the safe operation of the temporary kitchen trailers.
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Finding:
B. The subject lot is adequate in size and shape to accommodate the limited duration use without material detriment to the use and enjoyment of other properties located adjacent
to and in the vicinity of the lot;
Facts in Support of Finding: 1. The Property is approximately 90,140 square feet and is developed with a two-story club
house, boat storage areas, administrative offices, and associated parking. The temporary
kitchen trailers and associated access stairs, ramp and decks will displace eight boat parking spaces totaling less than 1,700 square feet of site area for full operation. Vehicle parking areas will be unaffected by the Project. Based on the site plan, there is adequate area on the Property for the proposed temporary kitchen trailers.
2. The temporary kitchen trailers will be placed in a fully paved and fenced boat storage area adjacent to the bay. The location is surrounded by the Balboa Yacht Club parking lots to the north and east and main clubhouse to the south. The location is at a lower elevation than Bayside Drive, which helps shield the trailers from street view. Existing boat docks to
the west screen visibility of the trailers from the bay.
Finding: C. The subject lot is adequately served by streets or highways having sufficient width and
improvements to accommodate the kind and quantity of traffic that the limited duration use
would or could reasonably be expected to generate. Fact in Support of Finding:
1. The Property is accessed by two driveways on Bayside Drive, a two-lane street that is
approximately 40 feet wide. The temporary kitchen trailers will not impede vehicular access to either driveway as it is proposed to be located in an area enclosed for boat storage. 2. The temporary kitchen trailers will not generate additional traffic. The trailers enable dining
operations to continue uninterrupted during construction of the permanent kitchen
remodel, thus enabling an existing use to continue. Additionally, dining services are only available to club members. No changes to the existing dining operations are proposed as a part of the Project.
Finding:
D. Adequate temporary parking to accommodate vehicular traffic to be generated by the
limited duration use would be available either on-site or at alternate locations acceptable to the Zoning Administrator; and
Fact in Support of Finding: 1. Fact 2 in support of Finding C is hereby incorporated by reference.
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2. Vehicular parking areas to the north and south of the clubhouse provide adequate parking for the Balboa Yacht Club. The temporary kitchen trailers will be placed in a fully paved and fenced boat storage area and will not impact the vehicular parking areas.
Finding:
E. The limited duration use is consistent with all applicable provisions of the General Plan, any applicable specific plan, the Municipal Code, and other City regulations.
Facts in Support of Finding: 1. The General Plan land use category, Coastal Land Use Plan category, and Zoning District for this site are Private Institutions (PI) and Public Facilities (PF). The PF designation is
intended to provide public facilities and the PI designation is intended to provide for
privately owned facilities that serve the public, including yacht clubs. The proposed temporary kitchen trailers will enable the Balboa Yacht Club to continue providing dining services to club patrons while the club’s permanent kitchen undergoes remodeling, therefore allowing a current use to continue. Temporary uses are permitted with the
approval of a limited term permit pursuant to Table 2-14 (Allowed Uses and Permit
Requirements) in Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit Requirements) and Table 21.26-1 of Section 21.26.020 of the NBMC. 2. The Property is not located within a specific plan area.
Coastal Development Permit In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set
forth:
Finding: F. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding: 1. Fact 1 in support of Finding E is hereby incorporated by reference.
2. The Property is not located adjacent to a coastal view road or public access way. The
temporary kitchen trailers will be located on private property and will not impact the public use of roadways or parking areas, or otherwise impact public use or access to coastal waters.
3. The proposed temporary trailers are not located near coastal view roads, as designated
in the Coastal Land Use Plan. The closest public view point is Irvine Terrace Park, over 1,300 feet northeast of the proposed trailer location. Due to the distance of the proposed trailers from the public view point, the project will not impact coastal views.
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4. Landscaping is not proposed as a part of this project, and project approval will not result in any construction or physical alterations to the site.
5. The Property does not contain environmentally sensitive habitat areas, wetlands, or
sandy beach areas. Finding:
G. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea of
shoreline of any body of water located within the coastal zone. Facts in Support of Finding:
1. The Property is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access shall bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In
this case, the Project entails the parking of temporary kitchen trailers to provide a
continuation of dining services at the Balboa Yacht Club while the permanent kitchen is remodeled. The Project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities.
2. The temporary trailers will not block or impede existing public access opportunities. The
nearest public beach is Bayside Drive County Beach, approximately 600 feet southeast of the proposed trailer location and accessible from Bayside Drive via the Orange County Harbor Patrol facility.
SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Limited Term Permit and Coastal Development Permit (PA2023-0167), subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code.
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PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF JANUARY 2024.
_____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A” CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. All conditions of approval from Use Permit No. 1681 shall be adhered to unless
specifically modified by the following set of conditions.
2. The temporary kitchen location shall be in substantial conformance with the approved site plan stamped and dated with the date of this approval, except as modified by applicable conditions of approval.
3. The approval of this Limited Term Permit shall be effective from the effective date of
this approval until December 31, 2024, unless an extension is granted by the Zoning
Administrator in compliance with Section 20.54.060 (Time Limits and Extensions) of the NBMC. A letter requesting the extension shall be submitted to the Planning
Division no later than thirty (30) days before the expiration date of this permit. The
Applicant shall be required to cease all permitted operations and remove any temporary
improvements made to the Property as part of this approval at the end of the effective
period. 4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval. 5. The Applicant shall adhere to all applicable State of California and Orange County Health Care Agency guidelines for the safe operation of the temporary kitchen trailers.
6. The Applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws or conditions in connection with the use may be cause for revocation of the Limited Term Permit.
7. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Care Agency is required prior to the issuance of a building
permit. 8. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the NBMC. The maximum noise shall be limited to no more than depicted below for
the specified time periods unless the ambient noise level is higher:
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Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Single-, two-or multiple-family residential 45dBA 55dBA 40dBA 50dBA
Residential portions of mixed-
use properties 45dBA 60dBA 40dBA 50dBA
Commercial N/A 65dBA N/A 60dBA
Industrial or manufacturing N/A 70dBA N/A 70dBA
9. No outside paging system shall be utilized in conjunction with the temporary trailers.
10. The exterior of the trailers shall be always maintained free of litter and graffiti. The owner or operator shall provide for daily removal of trash, litter debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises.
11. Deliveries and refuse collection for the facility shall be prohibited between the hours
of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays unless otherwise approved by the Director of Community Development and may require an amendment to this Limited Term Permit and Coastal Development Permit.
12. Storage outside of the trailers shall be prohibited.
13. A Special Events Permit is required for any event or promotional activity outside the normal operating characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits.
14. All lighting for the temporary kitchen trailers shall be shielded or positioned to not create
glare onto adjacent properties.
15. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, in the opinion of the Director of Community Development, the illumination creates an
unacceptable negative impact on surrounding land uses or environmental resources.
The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 16. All trash shall be stored within a building or within dumpsters stored in a trash enclosure
or otherwise screened from view of neighboring properties, except when placed for
pick-up by refuse collection agencies. 17. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
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with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. Subsequent to the removal of the temporary trailers, the Applicant shall clean and
restore the site to prior conditions within 30 days of removal.
19. Before the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
20. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities,
costs and expenses (including without limitation, attorney’s fees, disbursements and
court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the Balboa Yacht Club Limited Term Permit and Coastal Development Permit including, but not limited to, PA2023-0167. This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in
this condition. The Applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition. Building Division
21. A Temporary Building Permit shall be required for the Project in accordance with
Section 3103 of the California Building Code (2022). 22. The Modular Trailer shall be state approved for the use and occupancy (Kitchen and B Occupancy).
23. Waste pretreatment is required through an approved grease interceptor. All drainage from fixtures or equipment that produce fats oil or grease shall connect to a grease interceptor prior to connecting to sewer. 24. Type 1 hoods shall be installed at or above commercial-type deep fat fryers, broiler,
grills, hot-top ranges, ovens, barbecues, rotisseries, and similar equipment that emits smoke or grease in a food-processing establishment. Fire Department
25. Type 1 hood ventilation must be installed, pending review by the Newport Beach Building Department.
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26. An NRPA 17A fixed suppression system, approved by the Newport Beach Fire Department, is required. 27. Prior to the establishment of the temporary trailers, all required approvals from the
Orange County Health Care Agency shall be obtained by the Applicant.
28. The Applicant shall comply with all HSC 114323 requirements: a. A first-aid kit must be provided and located conveniently in an enclosed case. b. Light bulbs and tubes must be covered with a completely enclosed plastic safety
shield or equivalent, installed to avoid hazards.
c. Liquefied petroleum equipment must meet applicable fire authority standards and gain approval from the fire authority. d. A properly charged and maintained minimum 10 BC-rated fire extinguisher, specially for grease fires, must be mounted and readily accessible in mobile food
facilities with heating or cooking equipment.
29. A second means of exit shall be provided on the side opposite the main door, or on the roof, or the rear of the unit, with an unobstructed passage of at least 24 inches by 36 inches. The interior latching mechanism shall be operable by hand without special tools
or key. The exit shall be labeled “Safety Exit” in contrasting colors with letters at least
one inch high. 30. Maintain 20 feet of unobstructed access along the fire department’s path to the mobile kitchen.
31. Prior to the establishment of the temporary trailers, the Applicant shall submit a site plan indicating the location of access and a plan to maintain fire department access for approval by the Newport Beach Fire Department.
Police Department 32. The temporary kitchen trailers shall be operated in compliance with applicable State Department of Alcoholic Beverage Control (ABC) requirements. A temporary ABC license shall be obtained prior to storing alcohol in the kitchen trailers.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Limited Term Permit and Coastal Development
(PA2023-0167)
1801 Bayside Drive
Subject Property
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Attachment No. ZA 3
Project Plans
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FP
PALMS
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1
'
N 14°45'8" W
39.32'
N 17°30'0" W38.00'
N 46°53
'
6
"
W
241.94'
L1
L2
L3
L4
S 3°32'5
9
"
W
S 81°45'6
"
WRAD
N 46°53'6
"
W
N 08°
0
1
'
4
0
"
E
272.8
2
'
BAYSI
D
E
D
R
I
V
E
RAD
N 17°27'13" W 283.13'
N 7
2
°
3
0
'
0
"
E
118
.
7
9
'
N 81
°
5
8
'
2
0
"
W
100
.
0
0
'
N 8°01'
4
0
"
E
149.1
6
'
232.66'
50.47'
R=325.00'
L=311.48'
Δ=54°54'46
"
R=325.00'
L=92.32
'
U.S. BULKHEAD LINE
POST POST POST
POST
POSTPOST
FLAG POLE
POST POST
POST
POSTPOST
POSTPOST
POST
PARCEL 1
î =6 8°5 7'1"
R=45.00'L =54.15'
R=300.00'
L=287.52'
î=54°54'46"
R=325.00 '
L=219.16'
NO PARKING
NO PARKING
RESERVED
RESERVED
NO PARKING
RESERVED
RESER
V
E
D
NO P
A
R
K
I
N
G
31'-
2
"
28'-
1
0
"
36'-
5
"
49'-
1
"
8'-4
"
6'-1
"9'-5
"
65'-4"NOT LESS THAN 60'-0" PER CODE
EXISTING REST RM.BUILDING
BUILDING AREA : 634 S.F.OCCUPANCY : A-3CONS. TYPE : V-B
EXISTINGBICYCLEPARKING
EXISTING BOATSTORAGE YARD
13
.
4OVERALL SITE PLAN
02
06
06
05
06
14
09
12
12
03
06
10
3
3
3
12
15 15
03
03
3
15
16
164 4
BAYSIDE DRIVE
09
10
PAR N 40°000°00'26" WRCEL RC 11
02
14 09
EXISTING
KITCHEN
Deck
Deck
Ramp
RampLand
i
n
g
Step
s
Walk in CoolerWalk in Freezer
Kitchen8' x 48' Trailer
8' x 45' Trailer
FENCE LINE
EXISTING
BOAT
STORAGE
PROPOSED
TEMPORARY
KITCHEN
19
Temporary Kitchen Location Photographs
VIEW FROM BASYSIDE
DRIVE THRU THE DRIVEWAY
VIEW OF THE EXISTING BOAT
STORAGE YARD.
DINING ROOM AND EXISTING
KITCHEN IN THE BACKGROUND.
VIEW OF THE EXISTING
BOAT STORAGE YARD
20
APPLICATION NO, PA2023-0167
Interior Photos
Exterior Photos
TEMPORARY KITCHEN TRAILERS
21
1
From:Jim Mosher <jimmosher@yahoo.com>
Sent:January 24, 2024 1:15 PM
To:CDD
Subject:Comment on ZA Item 4 (PA2023-0167, 1/25/2024 meeting)
Regarding Item 4 (Balboa Yacht Club Temporary Kitchen Trailers, PA2023-0167) on the January 25,
2024, Zoning Administrator agenda, Section 3.A.2 of the proposed resolution says:
"The temporary kitchen trailers will be driven onto the Property and connect to existing onsite
electricity, water, and sewer utilities."
The "plans" consist little more of photos of what the trailers look like, and a map of where they will go.
I see no plan or explanation of how the connections to onsite utilities will be accomplished.
Will there be overhead or on-ground electrical lines? Where will they run?
How will the trailer connect to existing water, and particularly sewer infrastructure? How far is it? Will
there be temporary wastewater pipes? Will they drain properly?
-- Jim Mosher
Zoning Administrator - January 25, 2024 Item No. 4a Additional Materials Received Balboa Yacht Club Limited Term Permit (PA2023-0167)