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Home My WebLink About20 - Overriding OC Airport Land Use Commission's Determination of Inconsistency and Approving the Snug Harbor Surf Park at 3100 Irvine Avenue - PowerPoint (Staff)SNUG HARBOR SURF PARK (PA2024=0069) 3100 Irvine Avenue City Council, Public Hearing October 28, 2025 Joselyn Perez, Senior Planner 949-644-3312 jperez@newportbeachca.gov CITY OF NEWPORT BEACH LOCATION -low I + 1 1p r r4t d4 " 4. . . Y '*' Al Z rep, lim 14 40 OP %2f �� • -. _ r r r f �yti � � r . '•' ' F i LPROPOSED PROJECT Viewing areas, pools, lighting, landscaping 1 St floor: lobby, surf academy, surf shop, restaurant/bar, lockers 2nd floor: fitness area, yoga, members locker room and lounge 3rd floor: offices, VIP suites, music recording studio Basement: golf cart storage, surfboard storage, facility storage, mechanical equipment 20 rooms Freestanding restrooms, retaining walls, trash enclosure, utility upgrades, driveway relocation, roadway restriping, 351 parking spaces with solar panel covers Alcohol available in clubhouse and throughout grounds w/ Types 47 (On -Sale General — Eating Place), 58 (Caterer License), and 68 (Portable Bar) ABC licenses 3of17 'LAN Irvine Ave. Entrance f Retaining Walls Parking,:: / f Heating Equipment Surfing Lagoon Wave Making Equipment Parking ..a Clubhouse 4 Surfing Lagoon7Q At Mesa Dr. Entrance Accommodations REQUIRED APPROVALS General Plan Amendment Increase development limit of Anomaly No. 58 by 39,772 sq. ft Major Site Development Review Nonresidential building larger than 20,000 sq. ft. Conditional Use Permit (20,000 to 59,772 sq. ft.) For an outdoor commercial recreation use, authorize alcohol sales, establish the parking rate, and allow for the construction of a building taller than 18 feet Modification Permit Retaining walls taller than 8 feet Environmental Impact Report (EIR) SCH no. 2024110238 5of17 GENERAL PLAN AMENDMENT No set findings to approve a GPA, but Project is consistent with and/or in furtherance of 76 General Plan policies. Full consistency analysis in Exhibit D of Resolution Ivv. 2025-71. Fiscal Impact Analysis (FIA) required pursuant to General Plan Implementation Program 12.1. rlA showea a net positive fiscal impact of approximately $256, 000 per year. • Project analyzed consistent with City Charter Section 423 and City Council Policy A-18 No "greenlight" vote reauired. • Tribal consultation conducted pursuant to Senate Bill 18 and Assembly Bill 52 ✓Two tribes requested consultation and monitoring (Gabrielino Tongva Indians of California and the Gabrieleno Band of Mission Indians - Kizh Nation) ✓City incorporated mitigation measures into Mitigation Monitoring and Reporting Program (MMRP) for the Project allowing tribal monitors from both tribes Golf Course Driving Range Restaurant TRAFFIC 18 holes 38 positions 233 seats * Partially reduced as some customers visit driving range, restaurant, etc. MEMO 4M Size/Unit Lagoon & Amenities — 1,400 daily guests* visitors Surf Lagoon & Amenities — 70 employees employees Golf to Remain 15 holes 547 382* 881* 13810 Li 6 165 1,400 140 465 14 *2 guests per vehicle 19996 63 155 Generates 186 net new average daily trips (ADTs) & is under the 300 new ADT threshold of Chapter 15.40 (Traffic Phasing Ordinance) 7of17 PARKING I =dam 700 daily visitors 140 daily visitors 280 daily visitors 70 daily visitors 210 daily visitors 1,400 visitors per day • Of the 1,400 visitors per day, modeling data estimates a maximum of 388 onsite at any given time. Parking Analysis assumes two visitors per vehicle. Parking requirement for visitors is 194 spaces • 70 employees, however only 35 employees onsite at any given time. Parking requirement for employees is 35 spaces • Parking Analysis uses ITE estimates for remaining holes of golf. Parking requirement for golf is 95 spaces Total parking requirement is 324 spaces with 351 spaces provided 8of17 WATER USAGE 18.7 • Proposed water use is conservative. Assumes 100% potable/City water • EIR includes both a Water Demand Report (WDR) and a Water Supply Evaluation (WSE) • Project represents only 17% of projected citywide demand increase over next 5 years • WSE concludes the City has adequate water supplies. Reviewed & accepted by Utilities Director 9of17 COMPATIBILITY NOISE • DER estimated construction noise & operational noise • Both daytime & nighttime noise levels considered • No significant impacts; must comply with NBMC regs SPECIAL EVENTS • 12 large permitted special events per year; will require Special Event permit from City Site Roof -Top .Alr Condltianinq Unit Parking Lot Vehlcle Movements Trash Enclosure Activity Loading Activity Satellite Speakers Male Announcement 5pecker .4 # :r � -� �Y► 3, Wave Machine Activity Waist Heater ActivityLL`�_ Pool Activity a 'L Soectaior Activity .: V 10 of 17 CONDITIONS OF APPROVAL • No. 4: Project must comply with all features and measure the MMRP • No. 7: Guests of athlete accommodates shall also be guests of surf park • No. 8: Storage areas cannot be converted without an additional GPA • No. 9: Hours of operation are limited to 6 a.m. to 11 p.m., daily • No. 10: 324 parking spaces required (229 for surf, 95 for golf) • No. 15: Director may order dimming of illumination if found excessively bright • No. 31: Operation of outdoor speakers shall cease by 10 p.m. • No. 85: Construction Management Plan prior to building permit issuance • No. 88: Restricting driveway access for efficient traffic circulation • No. 93: Final Parking Management Plan prior to building permit issuance • No. 101: Daily occupancy limits for park tied to trip generation memo estimates • No. 108: Food service must be available when alcohol service is available • No. 127 - 142: Special event requirements 11 of 17 ENVIRONMENTAL REVIEW All projects require evaluation under the California Environmental Quality Act (CEQA) Purpose of an Environmental Impact Report (EIR) under CEQA is to: ■ Identify & disclose project environmental impacts ■ Identify feasible mitigation measures to avoid or reduce impacts ■ Analyze alternatives to the project to avoid or reduce impacts ■ Promote interagency coordination and public review Does not analyze if a project is good or bad I, CITY OF NEWPORT BEACH 12of17 DRAFT EIR No Impact Less than Significant • Agriculture and Forestry Aesthetics Resources • Air Quality • Mineral Resources • Energy • Greenhouse Gas Emissions • Population and Housing . Hazards and Hazardous Waste • Hydrology and Water Quality • Land Use and Planning • Noise • Public Services • Recreation • Transportation • Utilities and Serves Systems • Wildfire Less than Significant with Mitigation • Biological Resources • Cultural Resources • Geology and Soils • Tribal Cultural Resources No Significant and Unavoidable Impacts Identified 13 of 17 FINAL EIR • Response to Comments received on the DEIR • Revisions to the DEIR • Mitigation Monitoring and Reporting Program • Project Alternative No. 4 "Reduced Amenities" ✓ Eliminates athlete accommodations ✓ Smaller amenity clubhouse ✓ No changes to surfing lagoon ✓ Eliminates General Plan Amendment I, CITY OF NEWPORT BEACH 14 of 17 MITIGATION MONITORING AND BIOLOGY avoidance REPORTING PROGRAM Mitigation Measures (BIO-1 & BIO-2) — preconstruction surveys (birds, bats) and CULTURAL (CUL-1 & CUL-2) — Cultural Resource Monitoring Program and reporting PALEONTOLOGICAL (PAL-1) — Paleontological Resources Impact Mitigation Program and reporting TRIBAL (TCR-1 through TCR-3) — tribal monitor's onsite during ground disturbance, construction ceases upon discovery of unanticipated resource objects or remains I, i CITY OF NEWPORT BEACH 15 of 17 AIRPORT LAND USE COMMISSION • Project is within JWA notification area • Within the 60 & 65 dB CNEL General Plan noise contours • Within Safety Zones 2, 4, 6 • City referred project to ALUC on June 13 for review • ALUC found the Project inconsistent with the AELUP on August 7 • City Council issued a Notice of Intent to Override on September 9 • ALUC provided comments on the override, reiterating concerns from inconsistency finding Findings to Override ALUC's Determination in Exhibit E of Resolution No. 2025-74 16 of 17 QUESTIONS? City Council, Public Hearing October 28, 2025 Joselyn Perez, Senior Planner 949-644-3312 0perez _newportbeachca.gov GENERAL PLAN AMENDMENT PR designation applies to properties used for either public use. Permitted uses include parks (both active and passive). Pi vjecr consistent with PR land rise caregvey. or private recreational Required: To Increase development limit of Anomaly No. 58 to 59,772 sq. ft. I, CITY OF NEWPORT BEACH 18 Y Al ' il; I Mir ?� �� r , � I 1� �. � � � Z n: � ' �'' - � •. _ � 4 _:� I , .�� ,— - ter, + - k REQUIRED FINDINGS • Allowed within the Zoning District • Efficient arrangement of structures • Compatibility in terms of bulk, scale, and aesthetic treatment • Adequate access • Adequate landscape and open space • Protection of public views CONDITIONAL U PERMI 0 0 'WM 16sT,! Required: For an outdoor commercial recreation use, to authorize alcohol sales, establish the parking rate, and allow for the construction of a building taller than 18 feet Ensures: • Use is consistent with General Plan and any specific plan • Use is allowed in zoning district • Use is compatible with uses within the vicinity • Site is suitable for the use, emergency services are available, and utilities are adequate • Operation of the use would not be determinantal to the orderly growth of the City or constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood I, CITY OF NEWPORT BEACH 20 MODIFICATION PERMIT �'rrlf- 1 4 v K M1 10 feet 77 / / GMNERA�L NOTES nV� /! SIGHT DISTANCE NOTES 1 y oil AUSIONUMM: Existing � r 5� �1 ,rVf{1 , ,ndilA� COUNTY OWNEDL.116L19" • Limited uses for property • If current operator wishes to cease golf, County will likely release an RFP searching for an alternate and consistent use • No plans golf to discontinue Jaime, Thank you for reaching out. The County property to which you refer, which is leased to the golf course operator, is part of the overflight zone for John Wayne Airport. As such, its use is severely restricted, and the current operation is one of few uses to which the property can be put. Based on this, and the fact that the current tenant has communicated a desire to continue golf course operations, at least through the planning process for the surf park, the County has no current plans to change the use, or to discontinue golf operations. In the event that the tenant communicates that they will be ceasing golf operations, the County would do a Request for Proposals for an alternate, consistent use (likely another golf operation). However, as it stands now, we anticipate the golf operations to continue, and have no plans to do anything else with the property. Hope that helps. Let me know if you have any further questions. Thomas (Mat) Miller Chief Real Estate Officer County of Orange County Administration North 400 W. Civic Center Dr., Fifth Floor Santa Ana, CA 92701 Phone: (714) 834-6019 t11omas_mi11 erEQLgov.corn 24 RECOMMENDATION 1) Conduct a public hearing 2) Adopt following resolutions: a) 2025-71, approving a General Plan Amendment; b) 2025-72, approving a Major Site Development Review, Conditional Use Permit, and Modification Permit, c) 2025-73, certifying the Environmental Impact Report; and d) 2025-74, overriding the Orange County Airport Land Use Commission's Determination of Inconsistency I, CITY OF NEWPORT BEACH