HomeMy WebLinkAbout26 - Amending Title 21 of the NBMC Related to the Tennis and Pickleball Club at Newport Beach Located at 1602 East Coast Highway (PA2021-260)Q �EwPpRT
CITY OF
s NEWPORT BEACH
`q44:09 City Council Staff Report
July 22, 2025
Agenda Item No. 26
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Seimone Jurjis, Assistant City Manager/Community Development
Director - 949-644-3232, sjurjis@newportbeachca.gov
PREPARED BY: David Lee, Senior Planner - 949-644-3225,
dlee@newportbeachca.gov
TITLE: Ordinance No. 2025-18: Amending Title 21 of the Newport Beach
Municipal Code Related to the Tennis and Pickleball Club at Newport
Beach Located at 1602 East Coast Highway (PA2021-260)
ABSTRACT:
On November 14, 2023, the City Council authorized the submittal of an amendment to
Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal
Code (NBMC) to the California Coastal Commission (CCC). The amendment would
modify the permitted uses and development standards allowed on the tennis club site
located within the Newport Beach Country Club Planned Community (PC-47).
On May 7, 2025, the CCC denied the Title 21 amendment, as submitted, and instead
approved it with one suggested modification. For the City Council's consideration is an
ordinance amending Title 21 and accepting and incorporating the CCC's suggested
modification.
RECOMMENDATIONS:
a) Conduct a public hearing;
b) Find that all significant environmental concerns for the proposed project have been
adequately addressed in the Addendum to Mitigated Negative Declaration No. 2010-
008 (SCH 2O10091052), previously approved by City Council Resolution 2023-69; and
c) Waive full reading, direct the City Clerk to read by title only, introduce Ordinance No.
2025-18, An Ordinance of the City Council of the City of Newport Beach, California,
Amending Title 21 (Local Coastal Implementation Plan) of the Newport Beach
Municipal Code as Modified by the California Coastal Commission Related to the
Tennis and Pickleball Club at Newport Beach Located at 1602 East Coast Highway
(PA2021-260), and pass to second reading on August 26, 2025.
DISCUSSION:
The applicant requests the approval of legislative amendments to the approved Tennis
Club at Newport Beach project to 1) reduce the number of future tennis courts from seven
to four courts and add 14 pickleball courts, 2) increase the number of future hotel rooms
26-1
Ordinance No. 2025-18: Amending Title 21 of the Newport Beach Municipal Code
Related to the Tennis and Pickleball Club at Newport Beach Located at 1602 East
Coast Highway (PA2021-260)
July 22, 2025
Page 2
from 27 to 41 rooms, 3) increase the gross floor area of ancillary uses within the future
hotel by 4,686 square feet, and 4) provide three attached condominium units and two
detached single-family residences in -lieu of five detached single-family residences.
On November 14, 2023, the City Council adopted Resolution No. 2023-71 (Attachment
B), authorizing the submittal of an amendment to Title 21 that would modify the permitted
uses and development standards allowed on the tennis club site located within the
Newport Beach Country Club Planned Community (PC-47). At the same meeting, the City
Council also adopted Resolution No. 2023-69, to accept an addendum to Mitigated
Negative Declaration No. ND2010-008; Resolution No. 2023-70, to approve a General
Plan Amendment; Ordinance No. 2023-18, to adopt the Planned Community
Development Plan Amendment; and Ordinance No. 2023-19, to approve a two-year
development agreement. Ordinances 2023-19 and 2023-19 were adopted by the City
Council on November 28, 2023, and will be effective pending the amendment to Title 21.
The proposed changes affecting Title 21 include:
• Changing the development limit for the number of tennis courts from seven to four
courts and adding 14 pickleball courts.
• Increasing the minimum required parking from 28 to 72 spaces (four spaces per
court).
• Converting three of the five single -unit residences to attached residential
condominium units.
• Updating development standards for attached residential condominiums, which have
a density limit of three units and maximum gross floor area of 15,035 square feet.
The maximum height allowed for the condominium buildings is 50 feet. The buildings
are required to be set back 5 feet from any property line. The remaining single-family
residences require a minimum of two enclosed parking spaces and one guest parking
space per unit, while the proposed attached condominiums require a minimum of
three enclosed parking spaces and one guest parking space per unit; and
• Increasing the development limit for the hotel use from 27 to 41 short-term guest
rental rooms. Additionally, the maximum allowable gross floor area would increase
from 28,300 to 47,484 square feet, including square footage for ancillary hotel uses.
A minimum of one space per hotel room is required.
Coastal Commission Action and Acceptance of Suaaested Modifications
On February 8, 2024, the City of Newport Beach submitted the City Council —authorized
amendment to Title 21 to the CCC. On May 7, 2025, the CCC considered the amendment
and denied it as submitted but approved it with one suggested modification. Specifically,
the CCC modified Subsection 21.26.055(S)(3)(b)(iii) to ensure the protection of public
26-2
Ordinance No. 2025-18: Amending Title 21 of the Newport Beach Municipal Code
Related to the Tennis and Pickleball Club at Newport Beach Located at 1602 East
Coast Highway (PA2021-260)
July 22, 2025
Page 3
views from a Coastal Land Use Plan —designated coastal view road. The CCC approval
letter outlining its action and the suggested modification is included as Attachment C.
The City Council must accept or reject all the suggested modifications. Partial acceptance
is not permitted and would require resubmittal to the CCC through a new amendment
application. A redline -strikeout version incorporating all CCC modifications is included as
Attachment D.
If introduced, the ordinance would return for a second reading on August 26, 2025, and
take effect 30 days thereafter. If adopted at the second reading, City staff will submit the
ordinance for a determination by the executive director of the CCC stating that this action
is consistent with its May 7, 2025, approval of the amendment. The approved
development agreement would become effective upon receiving the final CCC
determination and has a two-year term unless an extension is granted.
FISCAL IMPACT:
The applicant is required to reimburse the City for all costs associated with the review of
the application. The applicant has agreed to the terms of the new development agreement
stated above that requires the payment of $685,796.25 in addition to all required permit
fees and development impact fees.
ENVIRONMENTAL REVIEW:
Staff recommends that the City Council finds that all significant environmental concerns
for the proposed project have been adequately addressed in the Addendum to Mitigated
Negative Declaration No. ND2010-008 (MND), which included written responses to
comments. The MND and the Addendum were prepared in compliance with the California
Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy
K-3, and include analysis of the proposed project amendment and the development
agreement. The City Council adopted the Addendum at its November 14, 2023, meeting
by Resolution No. 2023-69.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item).
ATTACHMENTS:
Attachment A — Ordinance No. 2025-18
Attachment B — Resolution No. 2023-71
Attachment C — Coastal Commission Approval Letter and Suggested Modification
Attachment D — Redline -Strikeout Version of Proposed Amendment
26-3
Attachment A
Ordinance No. 2025-18
26-4
ORDINANCE NO. 2025-18
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, AMENDING TITLE
21 (LOCAL COASTAL IMPLEMENTATION PLAN) OF
THE NEWPORT BEACH MUNICIPAL CODE AS
MODIFIED BY THE CALIFORNIA COASTAL
COMMISSION RELATED TO THE TENNIS AND
PICKLEBALL CLUB AT NEWPORT BEACH LOCATED
AT 1602 EAST COAST HIGHWAY (PA2021-260)
WHEREAS, as set forth in Section 30500 of the California Public Resources
Code, the California Coastal Act requires each county and city to prepare a local coastal
program ("LCP") for that portion of the coastal zone within its jurisdiction;
WHEREAS, in 2005, the City of Newport Beach ("City") adopted its LCP, including
the Coastal Program Coastal Land Use Plan, as amended from time to time;
WHEREAS, the California Coastal Commission effectively certified the City's
Local Coastal Program Implementation Plan on January 13, 2017, and the City added
Title 21 (Local Coastal Program Implementation Plan) ("Title 21") to the Newport Beach
Municipal Code ("NBMC") whereby the City assumed coastal development permit -issuing
authority;
WHEREAS, on March 27, 2012, the City Council approved an application by Golf
Realty Fund, Managing Owner ("Applicant") for the reconstruction of the 3,725-square-foot
tennis clubhouse, a reduction of tennis courts from 24 to seven courts, construction of a 27-
room boutique hotel with 9,700 square feet of ancillary uses and five single -unit residences,
and a development agreement ("DA") for the property ("2012 Entitlements") located at 1602
East Coast Highway, and legally described as Parcels A, B, C, and D of Parcel Map No.
2016-151 (commonly referred as the "Tennis Club Site" or "Property");
WHEREAS, on November 20, 2018, the Zoning Administrator approved Coastal
Development Permit No. CD2017-039, authorizing the redevelopment of the Property
consistent with the 2012 Entitlements (2012 Entitlements and Coastal Development Permit
No. CD2017-039 are collectively referred to as the "Approved Project");
WHEREAS, on June 28, 2022, the City Council approved the first amendment to
the DA previously approved in 2012, which authorized the extension of the DA by one
year through September 23, 2023, to provide staff additional time to process an
amendment to the Approved Project;
26-5
Ordinance No. 2025-18
Page 2 of 6
WHEREAS, on November 2, 2021, the Applicant submitted an application to amend
the Approved Project to include one additional tennis court for a total of eight courts, 14
additional hotel rooms for a total of 41 rooms, additional ancillary hotel uses, and provide
three attached condominium units and two detached single-family residences in -lieu of five
detached single-family residences ("2021 Project Application");
WHEREAS, on September 8, 2022, the Planning Commission considered and
recommended approval of the 2021 Project Application to the City Council;
WHEREAS, on September 27, 2022, the City Council considered and failed to
approve the 2021 Project Application and subsequently remanded the project to the
Planning Commission for further consideration of the pickleball use;
WHEREAS, on October 11, 2022, City Council adopted a motion to reconsider
the 2021 Project Application;
WHEREAS, on October 25, 2022, the City Council reconsidered and failed to
approve the 2021 Project Application and subsequently continued the item to a future
meeting after the Planning Commission consideration of development that includes
pickleball courts;
WHEREAS, the Applicant augmented and submitted amendments to the
application to reduce the overall number of tennis courts and add pickleball courts to the
existing private tennis club;
WHEREAS, on December 6, 2022, the Applicant revised the 2021 Project
Application to include the following:
a. Decrease the number of future tennis courts from seven to four and add 14
pickleball courts;
b. Increase the number of future hotel rooms from 27 to 41 rooms;
c. Increase the gross floor area of ancillary hotel uses by 4,686 square feet, for a
total of 14,386 square feet;
d. Provide three attached condominium units and two single -unit residences in
lieu of five single -unit residences; and
e. A DA, which includes the aforementioned changes to the Approved Project for
a term of 15 years ("Project");
.E
Ordinance No. 2025-18
Page 3 of 6
WHEREAS, the Project required an amendment to Title 21 related to development
standards for the tennis club site located within the Newport Beach Country Club Planned
Community (PC-47) and to revise the development standards listed in Section
21.26.055(S) which specifically refers to the PC-47 development standards of the "Tennis
Club," "The Villas," and "The Bungalows" ("LCP Amendment");
WHEREAS, pursuant to Section 13515 of the California Code of Regulations Title
14, Division 5.5, Chapter 8 ("Section 13515"), drafts of the LCP Amendment were made
available and a Notice of Availability was distributed on December 21, 2022, at least six
weeks prior to the anticipated final action date;
WHEREAS, the Planning Commission held a public hearing on March 23, 2023,
in the City Council Chambers, located at 100 Civic Center Drive, Newport Beach,
California, at which time the Planning Commission considered the Project. A notice of
time, place and purpose of the hearing was given in accordance with California
Government Code Section 54950 et seq. ("Ralph M. Brown Act"), Section 13515, and
Chapters 15.45 (Development Agreements), 20.56 (Planning Community District
Procedures), 20.62 (Public Hearings) and 21.62 (Public Hearings) of the NBMC.
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this hearing;
WHEREAS, at the hearing, the Planning Commission adopted Resolution No.
PC2023-014 by a unanimous vote (5 ayes, 1 absent, 1 recusal) recommending approval
of the Project to the City Council;
WHEREAS, the City Council held a public hearing on November 14, 2023, in the
City Council Chambers, located at 100 Civic Center Drive, Newport Beach, California. A
notice of time, place and purpose of the hearing was given in accordance with the Ralph
M. Brown Act, Section 13515, and Chapters 15.45 (Development Agreements), 20.56
(Planning Community District Procedures), 20.62 (Public Hearings) and 21.62 (Public
Hearings) of the NBMC. Evidence, both written and oral, was presented to, and
considered by, the City Council at this hearing;
WHEREAS, at the hearing, the City Council adopted Resolution No. 2023-69 to
accept an addendum to Mitigated Negative Declaration No. ND2010-008, Resolution No.
2023-70 to approve a General Plan Amendment, and Resolution No. 2023-71 to authorize
submittal of the LCP Amendment to the California Coastal Commission;
26-7
Ordinance No. 2025-18
Page 4 of 6
WHEREAS, the City Council also adopted Ordinance Nos. 2023-18 and 2023-19
to amend the Planned Community Development Plan Amendment and approve a two-
year development agreement by a majority vote (4 ayes, 2 nays and 1 recusal);
WHEREAS, on May 7, 2025, the California Coastal Commission denied the LCP
Amendment (LCP-5-NPB-24-0004-1 Part B) as submitted and approved it with suggested
modifications deemed necessary to find consistency with the California Coastal Act; and
WHEREAS, the City Council held a public hearing on July 22, 2025, in the City
Council Chambers located at 100 Civic Center Drive, Newport Beach, California. Notice of
time, place and purpose of the public hearing was given in accordance with the Ralph M.
Brown Act, Section 13515, and Chapter 21.62 (Public Hearings) of the NBMC. Evidence,
both written and oral, was presented to, and considered by, the City Council at this public
hearing.
NOW, THEREFORE, the City Council of the City of Newport Beach resolves as
follows..
Section 1: The City Council hereby approves the LCP Amendment filed as
PA2021-260 and accepts the suggested modifications approved by the Coastal
Commission to Amend Title 21 of the NBMC as set forth in Exhibit 'A," and based upon
the Findings in Exhibit "B," both of which are attached hereto and incorporated herein by
reference.
Section 2: The LCP Amendment filed as PA2021-260, will be carried out fully in
conformity with the California Coastal Act.
Section 3: The recitals provided in this resolution are true and correct and are
incorporated into the operative part of this resolution.
Section 4: The City Council hereby authorizes City staff to submit this ordinance
for a determination by the Executive Director of the Coastal Commission that this action
is legally adequate to satisfy the specific requirements of the Coastal Commission's May
7, 2025, action on LCP Amendment Request No. LCP-5-NPB-24-0004-1 Part B (1602 E.
Coast Hwy).
Section 5: This ordinance shall not become effective for thirty days after adoption
and until the Executive Director of the Coastal Commission certifies that this ordinance
complies with the Coastal Commission's May 7, 2025, action on LCP Amendment
Request No. LCP-5-NPB-24-0004-1 Part B (1602 E. Coast Hwy).
K, s
Ordinance No. 2025- 18
Page 5 of 6
Section 6: If any section, subsection, sentence, clause or phrase of this
resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not
affect the validity or constitutionality of the remaining portions of this resolution. The City
Council hereby declares that it would have passed this resolution, and each section,
subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or
more sections, subsections, sentences, clauses or phrases be declared invalid or
unconstitutional.
Section 7: An Addendum to Mitigated Negative Declaration No. ND2010-008
(MND) was prepared for the Project in compliance with the California Environmental
Quality Act ("CEQA") set forth in California Public Resources Code Section 2100 et seq.;
CEQA's implementing regulations set forth in CCR Title 14, Division 6, Chapter 3 ("CEQA
Guidelines") and City Council Policy K-3 (Implementation Procedures for the California
Environmental Quality Act) to ensure that the Project will not result in new or increased
environmental impacts. On the basis of the MND and entire environmental review record,
the reduction of three (3) tennis courts and addition of 14 pickleball courts, 14 hotel rooms,
and 4,686 square feet of ancillary hotel uses, and conversion of three (3) single-family
residences to condominium units will not result in any new significant impacts that were
not previously analyzed in the MND. The Addendum confirms and provides substantial
evidence that the potential impacts associated with this Project would either be the same
or less than those described in the MND, or as mitigated by applicable mitigation
measures in the MND. In addition, there are no substantial changes to the circumstances
under which the Project would be undertaken that would result in new or more severe
environmental impacts than previously addressed in either the MND, nor has any new
information regarding the potential for new or more severe significant environmental
impacts been identified. Therefore, in accordance with Section 15164 of the CEQA
Guidelines, the City Council adopted Resolution No. 2023-69, thereby adopting an
addendum to the previously adopted MND. Resolution 2023-69, including all findings
contained therein, is hereby incorporated by reference.
Section 8: Except as expressly modified in this ordinance, all other sections,
subsections, terms, clauses and phrases set forth in the NBMC shall remain unchanged
and shall be in full force and effect.
Section 9: The Mayor shall sign and the City Clerk shall attest to the passage
of this ordinance. The City Clerk shall cause the ordinance, or a summary thereof, to be
published pursuant to City Charter Section 414. The ordinance shall become effective as
provided in Section 5 of this ordinance.
W
Ordinance No. 2025- 18
Page 6 of 6
This ordinance was introduced at a regular meeting of the City Council of the City
of Newport Beach held on the 22nd day of July 2025, and adopted on the 26th day of
August 2025, by the following vote, to -wit:
AYES:
NAYS:
ABSENT:
ATTEST:
Molly Perry, Interim City Clerk
APPROVED AS TO FORM:
CITY TTORNEY'S OFFICE
A ron C. Harp, City Attorney
Joe Stapleton, Mayor
Attachment(s): Exhibit A — LCP Amendment filed as PA2021-260
Exhibit B — Findings in Support of LCP Amendment filed as
PA2021-260
26-10
EXHIBIT "A"
LCP AMENDMENT FILED AS PA2021-260
Section 1: Section 21.26.055.S (Newport Beach Country Club) of Title 21 (Local
Coastal Program Implementation Plan) of the Newport Beach Municipal Code is hereby
amended to incorporate the suggested modifications from the California Coastal
Commission and reads as follows:
S. Newport Beach Country Club (PC-47).
2. Tennis and Pickleball Club.
a. Density/intensity limit: four (4) tennis courts and fourteen (14) pickleball courts; and
three thousand seven hundred twenty-five (3,725) square foot clubhouse.
b. Height: thirty (30) feet for clubhouse.
c. Parking: seventy-two (72) spaces.
3. Residential.
a. Detached Residential (Villas)
i. Density/intensity limit: two single-family dwelling units.
ii. Development Standards:
Villa Designation
Villa A (TTM Lot #1)
Villa B (TTM Lot #2)
Lot Size
5,000 square feet minimum
Lot Coverage (Maximum)
70%
65%
Building Height
39 feet, measured in accordance with the Height and Grade
definition of Section 2.0 General Conditions and Regulations
Building Side Yard Setbacks
3 feet minimum
Building Front and Rear Yard
Setbacks
5 feet minimum
Enclosed Parking Space for
Each Unit
2
2
Open Guest Parking Space for
Each Unit
One space - could be located on the private driveway — No
overhang to the private street/cul-de-sac is allowed
26-11
b. Attached Residential (Condominiums)
i. Density/intensity limit: three (3) attached residential units.
ii. Setbacks: five (5) feet from any property line.
iii. Height: forty-six (46) feet to be located atop of the 2-story hotel buildings
in a manner that does not obstruct blue -water coastal views from LUP-
designated coastal view roads.
iv. Parking: three (3) enclosed spaces and one guest space per dwelling
unit.
4. Hotel
a. Density/Intensity Limit: forty-one (41) short-term guest rental rooms. The
maximum total allowable gross floor area for the hotel rooms shall be forty-seven
thousand four hundred eighty-four (47,484) square feet with a two thousand two
hundred (2,200) square -foot concierge guest center, four thousand six hundred
eighty-six (4,686) square feet of ancillary hotel uses, and a seven thousand five
hundred (7,500) square -foot spa facility.
b. Setbacks: five feet from any property line
c. Height: thirty-one (31) feet.
d. Parking: forty-one (41) parking spaces.
26-12
EXHIBIT "B"
FINDINGS IN SUPPORT OF LCP AMENDMENT FILED AS PA2021-260
An amendment to Title 21 (Planning and Zoning) of the NBMC is a legislative act. There
are no required findings for either approval or denial of such amendments.
Notwithstanding the foregoing, the LCP Amendment is consistent with the Coastal Land
Use Plan (CLUP) category of Mixed -Use Horizontal 3/Parks and Recreation (MU-H/PR),
which is intended to provide for development of horizontally distributed mix of uses, which
may include general or neighborhood commercial, commercial offices, multi -family
residential, visitor -serving and marine related uses, and/or buildings that vertically
integrate residential with commercial uses, as well as public and private recreational use
such as parks, tennis clubs and courts, and similar facilities. The amendment allows for
an expansion of development which is consistent with the intent of CLUP and the Newport
Beach Country Club (PC-47) of Title 21, as identified below.
1. The LCP Amendment does not in any way negatively impact coastal access or
coastal resources. The amendment provides additional hotel units and recreational
sport courts which enhances the existing visitor -serving use and encourages
additional access to Newport Center and the surrounding coastal areas.
26-13
Attachment B
Resolution No. 2023-71
26-14
RESOLUTION NO. 2023-71
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, AUTHORIZING
SUBMITTAL OF A LOCAL COASTAL PROGRAM
AMENDMENT TO THE CALIFORNIA COASTAL
COMMISSION TO AMEND THE NEWPORT BEACH
COUNTRY CLUB PLANNED COMMUNITY
DEVELOPMENT PLAN (PC-47) FOR THE TENNIS AND
PICKLEBALL CLUB AT NEWPORT BEACH LOCATED
AT 1602 EAST COAST HIGHWAY (PA2021-260)
WHEREAS, as set forth in Section 30500 of the California Public Resources
Code, the California Coastal Act requires each county and city to prepare a local coastal
program ("LCP") for that portion of the coastal zone within its jurisdiction;
WHEREAS, the California Coastal Commission effectively certified the City's
Local Coastal Program Implementation Plan on January 13, 2017, and the City of
Newport Beach ("City") added Title 21 (Local Coastal Program Implementation Plan)
("Title 21 ") to the Newport Beach Municipal Code ("NBMC") whereby the City assumed
coastal development permit -issuing authority as of January 30, 2017;
WHEREAS, on March 27, 2012, the City Council approved an application by Golf
Realty Fund, Managing Owner ("Applicant") for the reconstruction of the 3,725-square-foot
tennis clubhouse, a reduction of tennis courts from 24 to seven courts, construction of a 27-
room boutique hotel with 9,700 square feet of ancillary uses and five single -unit residential
units, and a development agreement for the property ("2012 Entitlements") located at 1602
East Coast Highway, and legally described as Parcels A, B, C, and D of Parcel Map No.
2016-151 (commonly referred as the "Tennis Club Site" or "Property");
WHEREAS, on November 20, 2018, the Zoning Administrator approved Coastal
Development Permit No. CD2017-039, authorizing the redevelopment of the Property
consistent with the 2012 Entitlements (2012 Entitlements and Coastal Development Permit
No. CD2017-039 are collectively referred to as the "Approved Project");
WHEREAS, on November 2, 2021, the Applicant submitted an application to amend
the Approved Project to include one additional tennis court for a total of eight courts, 14
additional hotel rooms for a total of 41 rooms, additional ancillary hotel uses, and three
attached condominium units and two detached single -unit residences in -lieu of five detached
single -unit residences ("2021 Project Application");
, ,4t::vvport Bea
26-15
Resolution No. 2023-71
Page 2 of 7
WHEREAS, on June 28, 2022, the City Council approved a one year extension
of Development Agreement No. DA2008-001 which expired on September 23, 2023;
WHEREAS, on September 8, 2022, the Planning Commission held a public
hearing and recommended approval of the 2021 Project Application to the City Council;
WHEREAS, on September 27, 2022, the City Council held a public hearing on the
2021 Project Application but remanded it to the Planning Commission for further
consideration of the pickleball use;
WHEREAS, on October 11, 2022, the City Council adopted a motion to reconsider
the 2021 Project Application;
WHEREAS, on October 25, 2022, the City Council reconsidered the 2021 Project
Application but continued the item to a future meeting after the Planning Commission
considered an amendment to the project that includes pickleball courts;
WHEREAS, the Property currently has 31 pickleball courts and 16 tennis courts,
which will remain as an interim use until the Project (defined below) is fully implemented;
WHEREAS, on December 6, 2022, the Applicant submitted a revised application to
the Approved Project to decrease the number of future tennis courts from seven to four
tennis courts, add 14 pickleball courts, increase the number of future hotel rooms from 27
to 41 rooms, increase the gross floor area of ancillary hotel uses by 4,686 square feet for
a total of 14,386 square feet, provide three attached condominium units and two single -
unit residences in -lieu of five single -unit residences, and approve a development
agreement for a term of 10 years ("Project"),
WHEREAS, the following land use approvals are requested or required for the
Project:
• General Plan Amendment ("GPA") — An amendment to Anomaly No. 46 of Table
LU2 of the 2006 Newport Beach General Plan Land Use Element to document
the conversion of 17 tennis courts to 27 hotel rooms and assignment of five
residential units authorized by City Council Resolution No. 2012-10, the addition
of 14 hotel rooms for a total of 41 rooms, the reduction from seven tennis courts
to four tennis courts, and the addition of 14 pickleball courts;
i;it� of Newport Bear " 26_16
Resolution No. 2023-71
Page 3 of 7
• Local Coastal Program Amendment ("LCPA") — An amendment to Newport
Beach Country Club (PC-47) Planned Community Coastal Zoning District
Development Standards set forth in Section 21.26.055(S)(2) of the Newport
Beach Municipal Code ("NBMC") to modify the permitted uses and
development standards allowed on the Property;
• Planned Community Development Plan Amendment ("PCDP Amendment") —
An amendment to Planned Community Development Plan No. 47 (Newport
Beach Country Club Planned Community) to amend land use regulations and
development standards on the Property;
• Development Agreement ("DA") — A new development agreement between the
Applicant and the City, pursuant to Sections 15.45.020(A)(2)(c) (Buildings and
Construction, Development Agreements Required, Development Agreement
Required) and 15.45.070 (Buildings and Constructions, Development
Agreements, Amendment/Cancellation) of the NBMC, which would provide
vested right to develop the Project for a term of 10 years and negotiated public
benefits to the City; and
• Addendum to previously adopted Mitigated Negative Declaration No. ND-2010-
008 (SCH2O10091052) ("Addendum") — Pursuant to the California
Environmental Quality Act ("CEQA"), the Addendum addresses reasonably
foreseeable environmental impacts resulting from the Project;
WHEREAS, the Property is designated Mixed -Use Horizontal 3/Parks and
Recreation (MU-H3/PR) by the City of Newport Beach General Plan and is located within
the Newport Beach Country Club Planned Community (PC-47) Zoning District;
WHEREAS, the Property is designated Mixed -Use Horizontal/Parks and
Recreation (MU-H/PR) by the Coastal Land Use Plan and is located within the Newport
Beach Country Club Planned Community (PC-47) Coastal Zoning District;
WHEREAS, the Project includes an amendment to Title 21 (Local Coastal Program
Implementation Plan) ("Title 21 ") related to development standards for the tennis club site
located within the Newport Beach Country Club Planned Community (PC-47);
WHEREAS, Title 21 includes specific development standards for the Approved
Project and, as a result, an amendment to Title 21 is necessary to revise the development
standards listed in Section 21.26.055(S) which specifically refers to the PC-47
development standards of the "Tennis Club," "The Villas," and "The Bungalows";
C itv of Ne, wport Bear 26_17
Resolution No. 2023-71
Page 4 of 7
WHEREAS, pursuant to Section 13515 of the California Code of Regulations Title
14, Division 5.5, Chapter 8 ("Section 13515"), drafts of Local Coastal Program Amendment
No. PA2021-260 were made available and a Notice of Availability was distributed on
December 21, 2022, at least six weeks prior to the anticipated final action date;
WHEREAS, the Planning Commission held a public hearing on March 23, 2023,
in the City Council Chambers, located at 100 Civic Center Drive, Newport Beach,
California, at which time the Planning Commission considered the Project. A notice of
time, place and purpose of the hearing was given in accordance with California
Government Code Section 54950 et seq. ("Ralph M. Brown Act"), Section 13515, and
Chapters 15.45 (Development Agreements), 20.56 (Planning Community District
Procedures), 20.62 (Public Hearings) and 21.62 (Public Hearings) of the NBMC.
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this hearing;
WHEREAS, at the hearing, the Planning Commission adopted Resolution No.
PC2023-014 (5 ayes, 1 absent, 1 recusal) recommending approval of the Project to the
City Council, and
WHEREAS, the City Council held a public hearing on November 14, 2023, in the
City Council Chambers, located at 100 Civic Center Drive, Newport Beach, California. A
notice of time, place and purpose of the hearing was given in accordance with the Ralph
M. Brown Act, Section 13515, and Chapters 15.45 (Development Agreements), 20.56
(Planning Community District Procedures), 20.62 (Public Hearings) and 21.62 (Public
Hearings) of the NBMC. Evidence, both written and oral, was presented to, and
considered by, the City Council at this hearing.
NOW, THEREFORE, the City Council of the City of Newport Beach resolves as
follows:
Section 1: The City Council does hereby authorize City staff to submit Local
Coastal Program Amendment No. PA2021-260 amending Chapter 21.26.055(S)
(Newport Beach Country Club) of Title 21 (Local Coastal Program Implementation Plan)
of the NBMC, which attached hereto as Exhibit "A" and incorporated herein by reference,
to the California Coastal Commission for review and approval.
Section 2: Local Coastal Program Amendment No. PA2021-260 shall not
become effective until approval by the California Coastal Commission and adoption,
including any modifications suggested by the California Coastal Commission, by
resolution(s) and/or ordinance(s) of the City Council of the City of Newport Beach.
('-,itvof Newpoft Beal.
26-18
Resolution No. 2023-71
Page 5 of 7
Section 3: The City Council finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges. As
project applicants are the primary beneficiaries of such approvals, it is appropriate that
such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages which
may be awarded to a successful challenger. The Applicant shall indemnify, defend and
hold the City of Newport Beach harmless against any judicial challenges to the City's
authorization to submit the Local Coastal Program Amendment to the California Coastal
Commission for approval.
Section 4: The recitals provided in this resolution are true and correct and are
incorporated into the operative part of this resolution.
Section 5: If any section, subsection, sentence, clause or phrase of this
resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not
affect the validity or constitutionality of the remaining portions of this resolution. The City
Council hereby declares that it would have passed this resolution, and each section,
subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or
more sections, subsections, sentences, clauses or phrases be declared invalid or
unconstitutional.
City of Newport Beach ,s„
Resolution No. 2023-71
Page 6 of 7
Section 6: An Addendum to Mitigated Negative Declaration No. ND2010-008
(MND) was prepared for the Project in compliance with the California Environmental
Quality Act ("CEQA") set forth in California Public Resources Code Section 2100 et seq.;
CEQA's implementing regulations set forth in CCR Title 14, Division 6, Chapter 3 ("CEQA
Guidelines") and City Council Policy K-3 (Implementation Procedures for the California
Environmental Quality Act) to ensure that the Project will not result in new or increased
environmental impacts. On the basis of the MND and entire environmental review record,
the reduction of three (3) tennis courts and addition of 14 pickleball courts, 14 hotel rooms,
and 4,686 square feet of ancillary hotel uses, and conversion of three single -unit
residences to condominium units will not result in any new significant impacts that were
not previously analyzed in the MND. The Addendum confirms and provides substantial
evidence that the potential impacts associated with this Project would either be the same
or less than those described in the MND, or as mitigated by applicable mitigation
measures in the MND. In addition, there are no substantial changes to the circumstances
under which the Project would be undertaken that would result in new or more severe
environmental impacts than previously addressed in either the MND, nor has any new
information regarding the potential for new or more severe significant environmental
impacts been identified. Therefore, in accordance with Section 15164 of the CEQA
Guidelines, the City Council adopted Resolution No. 2023-69, thereby adopting an
addendum to the previously adopted MND. Resolution 2023-69, including all findings
contained therein, is hereby incorporated by reference.
City of Newport Beach ,s,o
Resolution No. 2023-71
Page 7 of 7
Section 7: This resolution shall take effect immediately upon its adoption by the
City Council, and the City Clerk shall certify the vote adopting the resolution.
ADOPTED this 14t" day of November, 2023.
ATTEST:
Leilani I. Brown
City Clerk
` � � "°�mjf0ol�•
APPROVED AS TO FORM:rF��;�
CITY ATTORNEY'S OFFICE
Aaro C. Harp
City Attorney
Attachment(s): Exhibit A — Local Coastal Program Amendment No. PA2021-260
Related to Standards of the Tennis and Pickleball Club
located within the Newport Beach Country Club
Planned Community (PC-47)
City of Newport Beach ,s„
Exhibit "A"
Local Coastal Program Amendment No. PA2021-260 Related to Standards of the
Tennis and Pickleball Club Property located within the Newport Beach Country
Club Planned Community (PC-47)
City of Newport Beach ,s„
Local Coastal Program Implementation Plan Amendment Related to Development
Standards of the Tennis and Pickleball Club portion within the Newport Beach
Country Club Planned Community (PC-47) (PA2021-260)
Amend Section 21.26.055.S (Newport Beach Country Club) of Title 21 (Local Coastal
Program Implementation Plan) of the Newport Beach Municipal Code to read as follows:
S. Newport Beach Country Club (PC-47).
2. Tennis and Pickleball Club.
a. Density/intensity limit: four (4) tennis courts and fourteen (14) pickleball courts; and
three thousand seven hundred twenty-five (3,725) square foot clubhouse.
b. Height: thirty (30) feet for clubhouse.
c. Parking: seventy-two (72) spaces.
3. Residential.
a. Detached Residential (Villas)
i. Density/intensity limit: two single-family dwelling units.
ii. Development Standards:
Villa Designation
Villa A (TTM Lot #1)
Villa B (TTM Lot #2)
Lot Size
5,000 square feet minimum
Lot Coverage (Maximum)
70%
65%
39 feet, measured in accordance with the Height and Grade
Building Height
definition of Section 2.0 General Conditions and
Regulations
Building Side Yard Setbacks
3 feet minimum
Building Front and Rear Yard
5 feet minimum
Setbacks
Enclosed Parking Space for
2
2
Each Unit
Open Guest Parking Space
One space - could be located on the private driveway — No
for Each Unit
overhang to the private street/cul-de-sac is allowed
C itv of Newport Bear 26_23
b. Attached Residential (Condominiums)
i. Density/intensity limit: three (3) attached residential units.
ii. Setbacks: five (5) feet from any property line.
iii. Height: forty-six (46) feet (to be located atop of the 2-story hotel
buildings).
iv. Parking: three (3) enclosed spaces and one guest space per dwelling
unit.
4. Hotel
a. Density/Intensity Limit: forty-one (41) short-term guest rental rooms. The
maximum total allowable gross floor area for the hotel rooms shall be forty-seven
thousand four hundred eighty-four (47,484) square feet with a two thousand two
hundred (2,200) square -foot concierge guest center, four thousand six hundred
eighty-six (4,686) square feet of ancillary hotel uses, and a seven thousand five
hundred (7,500) square -foot spa facility.
b. Setbacks: five feet from any property line.
c. Height: thirty-one (31) feet.
d. Parking: forty-one (41) parking spaces.
City of Newport Beach ,s„
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss.
CITY OF NEWPORT BEACH }
I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby certify that the
whole number of members of the City Council is seven; the foregoing resolution, being Resolution
No. 2023-71 was duly introduced before and adopted by the City Council of said City at a regular meeting
of said Council held on the 14th day of November, 2023; and the same was so passed and adopted by the
following vote, to wit:
AYES: Councilmember Brad Avery, Councilmember Robyn Grant, Councilmember
Joe Stapleton, Councilmember Erik Weigand
NAYS: Mayor Noah Blom, Mayor Pro Tern Will O'Neill
RECUSED: Councilmember Lauren Kleiman
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of
said City this 15th day of November, 2023.
Aim�
Leilani I. Brown
City Clerk
Newport Beach, California
City of Newport Beach ,s„
Attachment C
Coastal Commission Approval Letter and Suggested Modification
26-26
May 28, 2025
City of Newport Beach City Council
Newport Beach Civic Center
100 Civic Center Drive
Newport Beach, CA 92660
Re: City of Newport Beach Local Coastal Program (LCP) Amendment Request
No. LCP-5-NPB-24-0004-1, Parts A, B, and C
Dear Councilpersons:
You are hereby notified that, at its May 7, 2025 meeting in Half Moon Bay, the Coastal
Commission approved with suggested modifications Parts A, B, and C of
Implementation Plan (IP) Amendment Request No. LCP-5-NPB-24-0004-1.
Part A of the subject request was submitted for Commission certification by City Council
Resolution No. 2023-83 on February 8, 2024 and pertains to short-term rentals. Part B
of the subject request was submitted for Commission certification by City Council
Resolution No. 2023-71 on February 8, 2024 and pertains to the Newport Beach
Country Club. Part C of the subject request was submitted for Commission certification
by City Council Resolution No. 2023-76 and consisted of a general IP clean-up.
Pursuant to the Commission's action on May 7, 2025, certification of Parts A, B, and C
of the subject amendment request are subject to the attached suggested modifications
(Attachment 1). Therefore, all three parts of IP Amendment No. LCP-5-NPB-24-0004-1
will not be effective for implementation in the City's coastal zone until:
1) The City Council adopts the Commission's suggested modifications,
2) The City Council forwards the adopted suggested modifications to the
Commission by resolution, and
3) The Executive Director certifies that the City has complied with the Commission's
May 7, 2025 action.
The Coastal Act requires that the City's adoption of the suggested modifications be
completed within six months of the Commission's action (i.e. by November 3, 2025).
Thank you for your cooperation and we look forward to working with you and your staff
in the future. Please contact Chloe Seifert at chloe.seifert(a)_coastal.ca.gov with
questions regarding the modifications required for effective certification of Parts A, B,
and C of IP Amendment No. LCP-5-NPB-24-0004-1.
Sincerely,
Chloe Seifert
Coastal Program Analyst
26-27
Attachment 1—Suggested Modifications
The City's proposed new text is shown in underlined text.
The City's proposed deleted text is shown in�le striket"Trnvugh.
The Commission's proposed new text is shown in bold underline.
The Commission's proposed deleted text is shown in held strike through
A. PART A (STRS IN MIXED -USE ZONES)
Suggested Modification 1: Preserve the overall 1,550-permit cap on STRs throughout
the coastal zone.
21.48.115 Short --Term Lodging.
...C. Permits within Mixed -Use Water Zoning District (MU-W2) and Mixed -Use
Cannery Village and 15th Street Zoning District (MU-CV/15th St.).
...3. As set forth in Section 5.95.042 of Chapter 5.95, the maximum number of
short term lodging permits shall be limited to a total of seventy-five (75) permits
within the Mixed -Use Water (MU-W2) and Mixed -Use Cannery Village and 15th
Street (MUCV/ 15th St.) districts at any time. No new permit shall be issued to
any person on the waiting list, as described in Section 5.95.042(F), until the total
number of permits is less than seventy-five (75). Notwithstandincv the
oreneinn the seventy-five (75) w.rnit rv»virnurn shall net apply to a short
term lodqanq unat that was leqally established as of November 2-, ----
a let wmthin a Mixed- Ice Coastal Zoninn District Provided the owner
maintains a valad short term lodqanq Permit that ms not subse
revoked or abandoned-.
...D. Permits in the Coastal Zone. At no point shall the total number of short-
term lodging permits in the City's coastal zone exceed one -thousand five -
hundred and fifty (1,550).
Suggested Modification 2: Re -alphabetize the three subsections ("Operational
Standards", "Additional Requirements for Newport Island...", and "Additional
Requirements for the Mixed -Use..." following the new Subsection D of IP Section
21.48.115 to reflect the corrected alphabetical order.
Suggested Modification 3: Specify unclear language and protect public parking used
for coastal access.
21.48.115 Short --Term Lodging.
...-FG. Additional Requirements for the Mixed -Use Water Zoning District (MU-
W2) and Mixed -Use Cannery Village and 15th Street Zoning District (MU-
CV/15th St.
26-28
1. Prior to issuance of a short term lodging permit, a management plan
shall be submitted for review and approval by the Community
Development Director. The manaaement plan shall include the followin
...e. Parking management plan ensuring all available on -site
parking remain free of obstructions and available for use by the
short term lodging user. For short term lodging units that are non-
conforming due to number of parking spaces provided, there shall
be sufficient data to indicate that parking demand will be'e�R
the required satisfied by the provided number of spaces or that
ether parkiniv is alternate modes of transportation are available
(e.g., COW parkiinn lot located „rearhvi on -street narking
�, vrr-zcra, c�purrcrrrc�
aa-ble; bicycles and e-bikes, bus and trolley routes,
rideshare services, private offsite parking lots, greater than
normal walk in trade, alternative transportation, etc.) such that
use or operation of the short term lodging permit will not rely on
the City's stock of public on -street and off-street parking or
reduce availability of parking in nearby residential neighborhoods.
B. PART B (1602 E. COAST HWY.)
Suggested Modification 4: Protect public views from an LUP-designated coastal view
road.
Section 21.26.055, Planned Community Coastal Zoning District Development
Standards.
...S. Newport Beach Country Club (PC-47).
...3. Residential.
...b. Attached Residential (Condominiums)
...iii. Height: forty-six (46) feet (to be located atop of
the 2-story hotel buildings in a manner that does not
obstruct blue -water coastal views from LUP-
designated coastal view roads.
C. PART C (IP CLEAN-UP)
Suggested Modification 5: Reject the City's proposed new exemption criteria.
21.52.035.C. Coastal Act Exemptions.
Developments not located within the Coastal Commission's permit jurisdiction
determined to be exempt from the coastal development permit requirements
pursuant to California Public Resources Code Section 30610. The following
26-29
types of projects shall be so exempted unless they involve a risk of adverse
environmental effects:
Suggested Modification 6: Retain certified IP language as previously amended.
Table 21.18-4, Development Standards for Multi -Unit Residential Zoning
Districts.
...(7) Density bonuses may be granted for the development of housing that is
affordable to lower-, low-, and rnoderate-incorne households and senio
citizens in corpliance with Governrnent Cal Gov Code Sections 65915
through 65917. Any housing developrnent approved pursuan
Governrnent Cal rove Corte Section 65915 shall be consistent to the
resources, with all otherwise applicable Local Coastal Program policies
and development standards in compliance with Chapter 21.32 (Density
Bonus).
Table 21.22-3, Development Standards for Vertical and Horizontal Mixed -Use
Zoning Districts.
...(6) Density bonuses may be granted for the development of housing that is
affordable to lower-, low-, moderate-incomeanmoderate-incomee� moderate -income households and s�
citizens On compliance with Government Cal. Gov. Code Sections 65915
through Any housingdevelopment improve I . 4
consistent,Government Cal. Gov. Code Sectaon 65915 shall be
to the
mavirr.,�rrntand in manner most protective of coastal
rrr�crrrrpTrrfeasible,manner protec ive of coastal
f
resourceswath all otherwise applicable Local Coastal Program policies
aniJ .t^„e. . cent staniJarrls in compliance with Chapter 21.32 (Density
Bonus).
Table 21.22-4, Development Standards for Waterfront Mixed -Use Zoning
Districts.
...(7) Density bonuses may be granted for the development of housing that is
affordable to lower-, low-, and moderate -income households and senio
citizens in compliance with Government Cal Gov Code Sections 65915
through 65917.AAny housing
development approvpursuaan��e
Government Cal rove Corte Section 65915 shall be consistent to the
extent feasn' a rnanner most protective of coastal
resources, with all otherwise applicable Local Coastal Program policies
and development standards in compliance with Chapter 21.32 (Density
Bonus).
26-30
21.48.200 Accessory Dwelling Units.
A. Purpose. The purpose of this section is to establish the procedures for the
creation of accessory dwelling units and junior accessory dwelling units, as
defined in Part 7 (Definitions) of this title and in Galifnrnia Government Cal. Gov.
Code Sections 65852.2 and 65852.2 66310 through 66342, or any successor
statute, in areas designated for residential use, including as part of a planned
community development plan or specific plan, and to provide development
standards to ensure the orderly development of these units in appropriate areas
of the City.
...B. Effects of Conforming....
...4. Required to correct a legally established nonconforming zoning
conditions, building code violations, or unpermitted structures that do
not present a threat to public health and safety and are not affected
by the construction of the accessory dwelling unit or junior
accessory dwelling unit. This does not prevent the City from enforcing
compliance with applicable building standards in accordance with
S,afifer Cal. Health -a -Rd & Safety_ Code Section 17980.12.
...JK. Historic Resources. Accessory dwelling units and/or junior accessory
dwelling units proposed on residential or mixed -use properties that are
determined to be historic shall be approved ministerially, in conformance with
California Government Cal. Gov. Code Sections 65852.2 and 65852.22 66310
through 66342. However, any accessory dwelling unit or junior accessory
dwelling unit that is listed on the California Register of Historic Resources shall
meet all Secretary of the Interior standards, as applicable.
21.70.020 Definitions of Specialized Terms and Phrases.
"Density bonus" means, as .definer! by Government Cal Gov. Code Sectoon
65915 et se , -eager the maV,m ,rn densky-othe.M.A.1im allowed by
housing project who agrees to construct a prescribed percentage o
dwelling units that are affordable to very low- and low-income househo
See "Very low-income household" "L I household-.-' a density
increase over the maximum allowable density under the applicable coastal
zoning district and Coastal Land Use Plan as of the date of application.
26-31
Attachment D
Redline -Strikeout Version of Proposed Amendment
26-32
Local Coastal Program Implementation Plan Amendment Related to Development
Standards of the Tennis and Pickleball Club portion within the Newport Beach
Country Club Planned Community (PC-47) (PA2021-260)
Amend Section 21.26.055.S (Newport Beach Country Club) of Title 21 (Local Coastal
Program Implementation Plan) of the Newport Beach Municipal Code to read as follows:
S. Newport Beach Country Club (PC-47)
2. Tennis and Pickleball Club.
a. Density/intensity limit: 68VeR four (4) tennis courts and fourteen (14) pickleball
courts; and three thousand seven hundred twenty-five (3,725) square foot clubhouse.
b. Height: thirty (30) feet for clubhouse.
c. Parking: +,, eRty_oucht (28) spaG seventy-two (72) spaces.
3. Residential.
a. Detached Residential (Villas)
i. Density/intensity limit: five single-family dwelling units.
ii. Development Standards:
Villa Designation
Villa A (TTM Lot #1)
Villa B (TTM Lot #2)
Lot Size
5,000 square feet minimum
Lot Coverage (Maximum)
70%
65%
39 feet, measured in accordance with the Height and Grade
Building Height
definition of Section 2.0 General Conditions and
Regulations
Building Side Yard Setbacks
3 feet minimum
Building Front and Rear Yard
5 feet minimum
Setbacks
Enclosed Parking Space for
2
2
Each Unit
Open Guest Parking Space
One space - could be located on the private driveway — No
for Each Unit
overhang to the private street/cul-de-sac is allowed
26-33
b. Attached Residential (Condominiums)
i. Density/intensity limit: three (3) attached residential units.
ii. Setbacks: five (5) feet from any property line.
iii. Height: forty-six (46) feet to be located atop of the 2-story hotel
buildings in a manner that does not obstruct blue -water coastal views from
LUP-designated coastal view roads.
iv. Parking: three (3) enclosed spaces and one guest space per dwelling
unit.
4 (The B Rgalews) Hotel
a. Density/Intensity Limit: forty-one (41) short-term guest rental Un#G rooms. The
maximum total allowable gross floor area for the hotel rooms shall be twenty eight
theusand three hURdFed (29,300) forty-seven thousand four hundred eighty-four
(47,484) square feet with a two thousand two hundred (2,200) square -foot
concierge aR4 guest center, four thousand six hundred eighty-six (4,686) square
feet of ancillary hotel uses, and a seven thousand five hundred (7,500) square -foot
spa facility.
b. Setbacks: five feet from any property line.
c. Height: thirty-one (31) feet.
d. Parking: thirty-four (34) parking spaces. forty-one (41) parking spaces.
26-34