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HomeMy WebLinkAbout2.0 - Newport Harbor Yacht Club - PA2012-091CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 19, 2013 Study Session Agenda Item 2 SUBJECT: Newport Harbor Yacht Club - PA2012 -091 SITE 720 West Bay Avenue, 800 West Bay Avenue, 711 -721 West Bay LOCATION: Avenue, and 710 -720 West Balboa Boulevard • General Plan Amendment No. GP2012 -003 • Coastal Land Use Plan Amendment No. LC2012 -003 • Zoning Code Amendment No. CA2012 -006 • Minor Use Permit No. UP2012 -016 • Planned Development Permit No. PL2012 -002 APPLICANT: Newport Harbor Yacht Club PLANNER: Fern Nueno, Associate Planner (949) 644 -3227, fnueno @newportbeachca.gov PROJECT SUMMARY The proposed project consists of the demolition of the 19,234- square -foot yacht club facility and construction of a 23,163 square foot facility. In order to implement the project, a General Plan Amendment, Coastal Land Use Plan Amendment, Zoning Code Amendment, Minor Use Permit, and Planned Development Permit, would need to be approved to address the yacht club use, square footage increase, additional height, parking, and land use designations for certain properties currently being used for boat storage and parking. The project is being introduced at this meeting, and will be brought back for a public hearing for Commission review and action. Should the project be approved at that hearing, the Planning Commission recommendation will be forwarded to the City Council for final review and action. RECOMMENDED ACTION Staff recommends that the Planning Commission discuss the proposed project and provide direction to staff as necessary. 1 2 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 2 VICINITY MAP "%'► %fit, � �°� �.' r Subject Properties 4 lot ON -SITE Residential Detached (RS -D)' and Unit Residential (R -1), and Two- and boat storage N. G F / Two -Unit Residential (RT) • N } I a� „ ` l • F Single -Unit Residential Detached (RS -D) Single -Unit Residential (R -1) GENERAL PLAN EAST ZONING Boat Storage Single- and two -unit � Boat Storage Primary Lot and Two -Unit Residential (R -2) Primary Lot WEST Single -Unit Residential Detached Single -Unit Residential (R -1) Parking Lot Parking Lot E x residential dwellings u - ~4Me4ron u Hi r LOCATION GENERAL PLAN I ZONING CURRENT USE Private Institutions (PI), Single -Unit Private Institutions (PI), Single- Yacht club, parking ON -SITE Residential Detached (RS -D)' and Unit Residential (R -1), and Two- and boat storage Two -Unit Residential (RT) Unit Residential (R -2) SOUTH Single -Unit Residential Detached (RS -D) Single -Unit Residential (R -1) Single -unit residential dwellings EAST Single -Unit Residential Detached Single -Unit Residential (R -1) Single- and two -unit (RS -D) and Two -Unit Residential (RT) and Two -Unit Residential (R -2) residential dwellings WEST Single -Unit Residential Detached Single -Unit Residential (R -1) Single- and two -unit (RS -D) and Two -Unit Residential (RT) and Two -Unit Residential (R -2) residential dwellings 3 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 3 Project Setting The Newport Harbor Yacht Club ( "NHYC ") facility includes three separate areas /lots in close proximity. The subject properties are located on the Balboa Peninsula on West Bay Avenue at 8th Street. The primary lot, located at 720 West Bay Avenue, is 73,859 square feet in area and includes a 19,234- square -foot yacht club facility, boat storage area, private beach, submerged area, and boat launch and dock area. Across the alley to the west is a 5,705- square -foot lot used for boat storage. Across West Bay Avenue from the primary lot is the surface parking area containing 114 parking spaces, which is comprised of 16 lots totaling 39,994 square feet in area. The NHYC was established in Balboa in 1916 and moved to the existing facility in 1919. Building permit history does not show when the existing building was constructed, but the Orange County Assessor Records indicate that it was constructed in 1912. NHYC has approximately 900 adult members who are able to use the building as a base for any number of yachting and water oriented activities. The NHYC also provides members with the ability to enjoy a small beach, dining opportunities, and many club -wide sponsored special events. The NHYC hosts a number of sailing regattas /races year- round, including several national and internationally acclaimed events, with associated social activities. In addition, members are able to schedule private functions with restrictions on dates and attendance, including dinner parties, birthday and anniversary celebrations, and weddings. Project Description The applicant proposes to demolish the existing 19,234- square -foot, 2 -story yacht club facility and construct a 23,163- square -foot, 2 -story facility. The applicant's project description is provided as Attachment No. PC 1). The detached accessory structures would remain, including a restroom, dockmaster office, and storage shed, which total 1,265 square feet in area. The total floor area for all new and existing buildings would be 24,428 square feet. The design of the proposed building is similar to the existing building in architecture and color. The primary materials would consist of white vertical and horizontal siding for the walls with asphalt roofing. The applicant proposes to rebuild the yacht club facility because the existing, 101 - year -old structure is aging and has maintenance issues. There are also ongoing challenges with flooding during high tides. In order to implement the project, the applicant requests the following: • A General Plan Amendment, Coastal Land Use Plan Amendment, and Zoning Code Amendment to change the land use designations for certain properties 4 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 4 currently being used for boat storage and parking from Single- and Two -Unit Residential to Private Institutions. • A General Plan Amendment and Zoning Code Amendment to increase the development limit for the project site from 20,000 square feet to 25,000 square feet to accommodate the size of the proposed building. • A Minor Use Permit to address the yacht club assembly use. • A Planned Development Permit for the design, height, and parking standards for the proposed construction. Land Use Changes The primary lot and ten of the lots used for parking are designated as Private Institutions (PI) within the Land Use Element of the General Plan, Coastal Land Use Plan, and Zoning Code. Three lots used for parking and boat storage are designated for Single -Unit Residential use and four lots used for parking are designated for Two - Unit Residential use. The applicant proposes to amend the General Plan, Coastal Land Use Plan, and Zoning Code designations for the residential properties to Private Institutions. The PI designations are intended to provide for areas appropriate for privately owned facilities that serve the public, including yacht clubs, and the existing and proposed yacht club use is consistent with these designations. The amendments would result in consistency with the land use designations because the lots are currently being used for the yacht club use. Development Limit Increase The General Plan and Zoning Code limit the intensity for this site to 20,000 square feet of gross floor area. The applicant requests a General Plan Amendment and Zoning Code Amendment to increase the development limit to 25,000 square feet for the entire NHYC site which would include the residentially zoned properties within the project site. The existing development, including the accessory structures, is approximately 20,500 square feet and is nonconforming. The amendments would allow for the proposed facility with additional square footage for future remodels. The majority of the additional floor area would be for additional restrooms and showers, offices, stairs and elevators, and Americans with Disabilities Act ( "ADA ") upgrades. The assembly area, which includes dining and meeting areas, is proposed to increase by 65 square feet. As indicated by the applicant, the operational characteristics should generally not change as a result of the larger facility. The floor area to land area ratio ( "FAR ") for 25,000 square feet on the primary lot is 0.34 and if the entire project site 0 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 5 land area is used, the FAR is 0.21, which is significantly lower than several other PI lots in the City. Charter Section 423 (Measure S) Analysis Pursuant to City Charter Section 423 and Council Policy A -18, an analysis must be prepared to establish whether a proposed general plan amendment (if approved) requires a vote by the electorate. The proposed amendment would be combined with 80 percent of the increases in traffic, dwelling units, and nonresidential floor area created by previous general plan amendments (approved within the preceding 10 years) within the same statistical area. If any of the thresholds are exceeded and the City Council approves the requested General Plan Amendment, the amendment would be classified as a "major amendment' and be subject to voter consideration. Approved amendments, other than those approved by the electorate, are tracked for 10 years and factored into the analysis of future amendments as indicated. Since the adoption of the General Plan in 2006, one General Plan Amendment has been approved by the City Council within Statistical Area D2 where the subject property is located. The amendment was to bring consistency between the General Plan and Coastal Land Use Plan for seven properties. Table 2 below summarizes the changes created by the proposed General Plan Amendment with the recommended PI designation and development limit increase. The table also shows threshold totals for the subject property. As indicated, none of the four thresholds would be exceeded, and therefore, a vote is not required. A more detailed analysis is attached (Attachment No. PC 2). Table 2 - Charter Section 423 Analysis Summary Statistical Area D2 SB18 Tribal Consultation Guidelines Pursuant to Section 65352.3 of the California Government Code, a local government is required to contact the appropriate tribes identified by the Native American Heritage Commission ( "NAHC ") each time it considers a proposal to adopt or amend the General Plan. If requested by any tribe, the local government must consult for the purpose of 0 Increase in Increased Floor A.M. Peak P.M. Peak Allowed Area Hour Trips Hour Trips Dwelling Units Prior Amendments 10,090 sf 27.52 36.96 0 (80 %) Proposed 51000 sf 2.48 1.16 -11 Amendment Total 15,090 sf 30 38.1 -11 SB18 Tribal Consultation Guidelines Pursuant to Section 65352.3 of the California Government Code, a local government is required to contact the appropriate tribes identified by the Native American Heritage Commission ( "NAHC ") each time it considers a proposal to adopt or amend the General Plan. If requested by any tribe, the local government must consult for the purpose of 0 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 6 preserving or mitigating impacts to cultural resources. The City received comments from the NAHC indicating that nine tribe contacts should be provided notice regarding the proposed project, and those contacts were provided notice on August 23, 2012. Section 65352.3 of the California Government Code requires 90 days to allow tribe contacts to respond to the request to consult unless the tribe contacts mutually agree to a shorter time period. The City has not received any responses from the tribe contacts to date. The project site is located in a geographic feature which was significantly modified during the last century in order to alter channels for navigation (Newport Harbor) and form habitable islands. The Balboa Peninsula area was created after the era of Native American settlement and has been subject to significant landform alteration. Coastal Land Use Plan Policies The subject property is located in the coastal zone and therefore, is subject to the applicable goals, objectives, and policies of the Coastal Land Use Plan ( "CLUP "). The CLUP governs the use of land and water in the coastal zone within the City of Newport Beach and is in accordance with the California Coastal Act of 1976. The proposed redevelopment and discretionary permits are required to be reviewed for consistency with the CLUP. Pertinent CLUP policies are listed below with analyses regarding conformance of the proposed project. Parking 2.9.3 -2. Continue to require new development to provide off - street parking sufficient to serve the approved use in order to minimize impacts to public on- street and off - street parking available for coastal access. The proposed project is not anticipated to significantly increase the parking demand and may be adequate to serve the proposed project with the proposed parking management plan. For assembly uses, the parking requirement is based on the square footage of the assembly area. The proposed project includes an increase of 65 square feet in assembly area, which is a small portion of the development limit increase of 5,000 square feet. Furthermore, the applicant has stated that the proposed project will not result in an increase in membership or additional attendance at special events. Coastal Access 3.1.1 -1. Protect, and where feasible, expand and enhance public access to and along the shoreline and to beaches, coastal waters, tidelands, coastal parks, and trails. 3.1.1 -26. Consistent with the policies above, provide maximum public access from the nearest public roadway to the shoreline and along the shoreline with new development except where (1) it is inconsistent with public safety, military security needs, or the protection of fragile coastal resources or (2) adequate access exists nearby. rW, Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 7 The Coastal Land Use Plan includes several policies regarding coastal access. The existing and potential lateral and vertical access areas for the City are shown in the attached Coastal Access and Recreation map (Attachment No. PC 3). The subject property is not shown as a potential area to provide lateral or vertical access, and public access is located within the area. Vertical access is provided west of the primary lot with a public alley running from West Bay Avenue to the harbor. Vertical access to the harbor and ocean are provided at most street ends on Balboa Peninsula. To the east of the proposed project, lateral access is provided to the harbor along Buena Vista Boulevard. To the south, lateral access is provided to the ocean along the walkway on the south side (beach) of the peninsula. The applicant is not proposing to provide any coastal access as part of the proposed project, and addressed the coastal access policies in the attached correspondence (Attachment No. PC 4). The Planning Commission can recommend that the applicant be required to provide some improved coastal access as part of the proposed project, such as providing a seating area on private property adjacent to the alley near the harbor, upgrading the alley end, or requiring a specific dollar amount or percentage of construction costs to be spent on coastal access improvements on the project site or in the vicinity. Public Views 4.4.1 -1. Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas. 4.4.1 -2. Design and site new development, including landscaping, so as to minimize impacts to public coastal views. The project site is not located near a Coastal View Road or Public View Point; therefore, the proposed project will not have an effect on any coastal views. The proposed 2 -story building would be located on approximately the same footprint as the existing building. Other than the proposed building, the remaining development would remain as is, including the beach, parking, boat storage area, and other open areas. The public alley located west of the primary lot provides an area for access and views to the harbor. Minor Use Permit for the Yacht Club Use Section 20.26.020 requires a Minor Use Permit for assembly uses in the PI Zoning District. A yacht club is designated as an assembly use by Chapter 20.70 (Definitions). The NHYC has been located at the subject property for approximately 100 years, prior to the Zoning Code requirement for a Minor Use Permit. The proposed project is required to have approval of a Minor Use Permit to ensure compatibility with the surrounding area. N Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 8 The NHYC is a use that provides members with meeting spaces, eating and drinking establishments, boating races and events, special events, and social functions for those who enjoy yachting, sailing, and similar water -based activities. The existing use and operations will remain unchanged as a result of the proposed project. The club has approximately 900 members, and the intent is not to increase membership beyond current levels. The clubhouse is currently open Wednesday through Sunday from 9:00 a.m. to 11:00 p.m. Some staff members work Monday through Friday and certain private events occur on Mondays and Tuesdays. The NHYC has approximately 89 employees with up to 40 on -site working at any given time. Planned Development Permit for the Project Design A Site Development Review is required for nonresidential development greater than 10,000 square feet; however, a Planned Development Permit can be requested in lieu of the Site Development Review for project sites with a minimum of one acre. The purpose of a Planned Development Permit is to ensure more efficient use of land, excellence of design, and enhanced amenities. Zoning Code Standards, other than use and density /intensity, can be modified with approval of a Planned Development Permit. This Planned Development Permit addresses the overall design of the proposed project, including the applicant's request for increased building height and an adjustment to the off - street parking requirements. Architecture and Design The proposed project was designed to replicate the style of the existing clubhouse. Architectural renderings that indicate color and materials of the proposed project are included in the project plans (Attachment No. PC 11). The materials include vertical and horizontal white siding, asphalt shingle roofing, exposed wood columns and trusses, and visually open guardrails. A materials board will be provided at the Planning Commission Meeting (photograph provided as Attachment No. PC 5). The architectural design of the project provides visual interest through the use of light and shadow, vertical elements, and varied roof planes. The sides of the building would step down to single -story edges as a transition providing compatibility of scale and architectural character to the surrounding residential neighborhood. The proposed design includes varied roof planes, window treatments, bay windows, varied wall planes and other building modulations, dormers, and trellis and patio covers. The second floor is setback from the first floor and all four elevations include architectural treatments. The proposed 2 -story building would be located on approximately the same footprint as the existing building. Landscaping is proposed in the area between the front of the building and the street side property line. Other than the proposed building, the remaining development would remain unchanged, including the beach, parking, and boat storage area. I Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 9 The primary lot with the proposed building is 500 feet in width and the building is setback approximately 210 feet from the eastern side property line and 140 feet from the western side property line. The building is proposed to be a minimum of 4 feet from the front property line and 15 feet from the rear property line. Minimal changes are proposed to the bulkhead and docks. The existing seawall is proposed to be reinforced and a raised cap will be installed to increase the elevation to 9.5 feet. Additionally, ADA upgrades are proposed for the ramp at the eastern side of the seawall. Building Height The subject property is located in the nonresidential, shoreline height limit area. Pursuant to Section 20.30.060, the height limit is 26 feet for a flat roof and 31 feet for a sloped roof. The height limit can be increased through the Planned Development Permit to 35 feet for a flat roof and 40 feet for a sloped roof. Because the subject property is located within the Flood Hazard Area, the height is measured from the required top of slab elevation of 9 feet. As an assurance of long -term flood protection, the applicant proposes to raise the slab above the required minimum to an elevation of 9.5 feet (6 inches higher). The highest ridge of the existing building is approximately 19 feet 10 inches high. The requested height increase is for two flat roof locations and two sloped roofs as described below: • The proposed building is 36 feet 3 inches at its highest ridge, which exceeds the 31 -foot height limit by 5 feet 3 inches. • Another portion of the sloped roof exceeds the 31 -foot height limit by 6 inches. • The 26 foot 6 inch high parapet that is not visible from the street would exceed the flat roof height limit by 6 inches, as shown on the south elevation. • The dormers visible from the north elevation would exceed the flat roof height limit by 5 feet 6 inches. The increased height allows the main building to stay within the same footprint as the existing building, keeping the remaining areas open for landscaping, open space, and views through the project site. The proposed building would be located in the middle of the 500 -foot wide lot. The sides of the building would step down with single -story edges as a transition to provide compatibility of scale and architectural character to the surrounding residential neighborhood. The second floor is setback from the first floor and all four elevations include architectural treatments. 10 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 10 Parking Pursuant to Section 20.40.040, assembly uses are required to provide one parking space for every 35 square feet of assembly area or one space per three seats. As the proposed use includes assembly area that is not a seating area such as an auditorium, the parking requirement is based on floor area instead of seats. The assembly land use category also includes banquet rooms, auditoriums, convention facilities, and religious facilities. A yacht club use is similar to these other assembly uses, but difficult to compare with for parking purposes because of the differing operational characteristics. The proposed project contains 7,282 square feet of assembly area, which includes the restaurant areas, ballroom, boardroom, and library. The breakdown of the areas calculated as assembly area for the existing and proposed structures is included in Table 1. Table 1 —Assembly Area Comparison Assembly Area Existing Floor Area (sf) Proposed Floor Area sf Pirates Den Bar 870 1,008 Lounge 1,915 484 Formal Dining 891 484 Casual Dining 860 945 Ballroom/Flex Space 1,850 3,610 Boardroom and Library 831 751 Total 7,217 7,282 The assembly area is proposed to be increased by 65 square feet, which increases the parking requirement by two spaces, as shown in Table 2. While the size of the proposed project is 3,929 square feet larger than the current building, the additional floor area should not increase the parking demand because the assembly area is not increasing significantly. Table 2 — Parking Requirement No changes are proposed to the existing 114 space surface parking lot. The draft Parking Management Plan (Attachment No. PC 6) includes management mechanisms to mitigate impacts associated with reducing the required off - street parking by 95 parking spaces. The applicant provided a memorandum with additional information and 11 Assembly Area Parking Requirement Parking Provided Existing 7,217 square feet 207 spaces 114 Proposed 7,282 square feet 209 spaces 114 Increase 65 square feet 2 spaces 0 No changes are proposed to the existing 114 space surface parking lot. The draft Parking Management Plan (Attachment No. PC 6) includes management mechanisms to mitigate impacts associated with reducing the required off - street parking by 95 parking spaces. The applicant provided a memorandum with additional information and 11 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 11 a parking study (Attachment Nos. PC 7 and 8) conducted by Pirzadeh Associates that demonstrates the existing parking is sufficient for the day -to -day needs of the yacht club and that parking can be adequately managed for special events through valet, stacked parking, and other measures as described in the Parking Management Plan. The parking study included analyses of the off- street parking, nearby on- street parking, parking counts, and parking management recommendations. The study was conducted for three occasions in order to capture the normal club activities, a private special event, and a club special event. Members often arrive by boat, with over 160 Duffy boats registered to members. The applicant has indicated that 95 members live within 5/8 of a mile of the club and that many of them walk to the NHYC. During special events the parking lot capacity is increased to approximately 140 spaces by stacked parking, which is possible due to the division of the parking lot into two parts by a public alley allowing vehicles to exit in several locations. The applicant utilizes valet operations for special events with attendance of 100 or more persons and caps special events at 225 attendees. Staff has not received any complaints regarding parking for the NHYC. Summary The applicant proposes to replace the aging yacht club facility with a 2 -story, 24,428 - square -foot building, within the same footprint and with a similar architectural style. The applicant has indicated that the operational characteristics including hours of operation, membership, special events, and number of employees, are not intended to change as a result of this project. In order to approve the redevelopment, the following permits are required as part of the application: • A General Plan Amendment, Coastal Land Use Plan Amendment, and Zoning Code Amendment to change the land use designations for certain properties currently being used for boat storage and parking from Single- and Two -Unit Residential to Private Institutions. • A General Plan Amendment and Zoning Code Amendment to increase the development limit for the project site from 20,000 square feet to 25,000 square feet to accommodate the size of the proposed building. • A Minor Use Permit to address the yacht club assembly use. • A Planned Development Permit for the design, height, and parking standards for the proposed construction. The proposed project is being introduced as a Study Session discussion item, which will provide the Planning Commission an opportunity to review the project, pose questions, and provide direction to staff and the applicant prior to the public hearing. The project will be brought back to Planning Commission at a future public meeting for review and action on the application. A draft Resolution will be provided at that time. Draft conditions of approval that could be required are provided as Attachment No. PC 9. 12 Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 12 should the project be approved. The Planning Commission recommendation will be forwarded to the City Council for the final review and action. Historical Resource Report The NHYC is included on a City Historic Resource Inventory developed in 1992 by an Ad Hoc Historic Preservation Advisory Committee. The inventory was never officially adopted by the City, and the structures were never placed on the City Register, but the inventory still serves as a useful guide to potentially historic properties that may have historic or cultural significance to the City. The City retained Chambers Group for the preparation of a historical resource report (Attachment No. PC 10) to determine if the existing yacht club has any historical significance and if it is a historical resource pursuant to the California Environmental Quality Act ( "CEQA "). The investigation revealed that the NHYC and its associated built environment features have undergone extensive nonhistoric - period alterations that have significantly undermined any potential historic integrity of the subject property. As a result of these significant alterations and loss of integrity, the project area does not appear to meet the criteria of eligibility for inclusion in the California Register of Historical Resources ( "CRHR ") either as an individual property or as a contributor to a potentially eligible historic district. Accordingly, the project is not expected to directly or indirectly impact or cause a substantial adverse change to any CRHR - eligible properties or historical resources for purposes of the California Environmental Quality Act. Environmental Review The project is categorically exempt under Section 15302, of the CEQA Guidelines - Class 2 (Replacement or Reconstruction), which exempts the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. The existing building would be demolished and a new facility would be constructed with approximately the same building footprint with a minor increase in floor area. The existing yacht club use would remain the same, with minimal or no proposed changes in the use, membership, or operational characteristics. Public Notice Although not required, a courtesy notice of this review was published in the Daily Pilot, mailed to all owners 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 properties at least 10 days prior to the decision date, consistent with the provisions of the Municipal Code for public hearings. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 13 Prepared by: F r N eno, Associate Planner ATTACHMENTS Newport Harbor Yacht Club (PA2012 -091) December 19, 2013 Page 13 Submitted by: PC 1 Applicant's Project Description PC 2 Charter Section 423 Analysis PC 3 Coastal Access and Recreation Map PC 4 Coastal Access Correspondence PC 5 Photograph of Materials Board PC 6 Parking Management Plan PC 7 Parking Memorandum PC 8 Parking Study PC 9 Draft Conditions of Approval PC 10 Historical Resource Report PC 11 Project Plans r n a Wisnesl i, rlCIP, Deputy Director 14 Attachment No. PC 1 Applicant's Project Description 1.5 10 Newport Harbor Yacht Club Replacement Proiect January 9, 2013 Proiect Description The Newport Harbor Yacht Club (NHYC) is requesting approval of a General Plan Amendment, Zoning Code Amendment, Planned Development Permit, Conditional Use Permit, and Limited Term Permit for the demolition and replacement of the NHYC Clubhouse building. Ongoing challenges with flooding from high tides and the ending of the useful life of the 94 -year old structure has resulted in this request. The property is currently designated in the General Plan as Private Institutional (PI — 20,000 sf. max), RSD and RT. It is zoned OS -A, R -1 and R -2 with the OS covering the waterfront facilities including the club house, docks, and beach area as well as a portion of the existing parking lot. The boat storage to the west of the extension of 8th Street is zoned R -1 and a portion of the parking lot is zoned R -1 and R -2. It appears that the existing zoning was the basis for the General Plan designations, although we believe it may be the intent to designate the entire yacht club facility in the PI category. The LUP designates the majority of the property for PI -A (.30 max FAR) which would allow a square footage in excess of the 20,000 square feet allowed in the General Plan, based on the gross land area of 2.75 acres. In addition several of the residential properties that are part of the club use as noted below are still designated for residential use, despite their long time use as a part of the Yacht Club's operations. The NHYC clubhouse was originally constructed prior to the requirement for use permits. However, Use Permit 652 in 1960 approved the R -1 lot at 800 Bay Avenue West, to the west side of the yacht club property, for use of the lot for yacht club purposes. Variance 635 approved the use of the R -3 zoned parcels at 720 and 721 Bay Avenue West for parking in 1965. Use Permit 3645 in the R -2 zone for yacht club parking on lots addressed as 711, 713, 715 and 717 Bay Avenue West was approved in 1999. The site is also subject to pier and dock permits, moorings management permits and tidelands rights. Clubhouse Operations- Newport Harbor Yacht Club is open Wednesday through Sunday from 9:00 am until 11:00 pm. The Clubhouse is closed on Mondays and Tuesdays except for a four - person accounting staff that works Monday through Friday. The Club does at times have special, private events on Mondays and/or Tuesdays, and generally, activities that would otherwise interfere with normal club operation (such as a funeral). The Club is closed on Christmas and New Year's Day(s). The Club has approximately 89 total employees. At any given time during normal operations there are approximately 40 employees on site. As with any operation, there are certain times when an overlap of employees is required to meet member demand. In addition, the Club employs the services of a staffing firm that provides additional labor when needed for special events. 17 The General Plan Land Use Element, Coastal Land Use Plan, and Zoning Code Amendments- To increase the existing development limit of 20,000 square feet for the site, per Anomaly No. 67, to 25,000 square feet, which is inclusive of the replacement clubhouse building and the existing accessory structures. These amendments would also change the designation to Private Institutions (PI) for all parcels within the boundaries of NHYC ownership, including 3 properties (706, 708, and 800 Bay Avenue West) that are R -1 and 4 properties (711, 713, 715, and 717 Bay Avenue West) that are R -2. The Planned Development Permit- To allow for the construction of the replacement clubhouse building, as well as an increase in building heights as allowed under the Non - Residential Shoreline Height Limit Area. The site plan, floor plans and elevations are contained in the graphic portion of this submittal, as well as a copy in 11x17 and electronic format as Attachment 1. The Planned Development Permit would also authorize the reduction in off -site parking requirements based upon the NHYC's parking management plan, which is included in Attachment 2. The Conditional Use Permit- To provide for the existing assembly use of the yacht club under the current zoning requirements and authorize the use of the existing parking lot located on a separate parcel on the opposite side of Bay Avenue West. Area Justification- It is of note that the current site is already nonconforming for area, as the total square footage for the existing clubhouse, at 19,234 square feet, and its accessory structures, at 1,265 square feet, exceeds the 20,000 square foot development limit at 20,499 square feet. The proposed replacement clubhouse, at 23,163 square feet, represents an increase of approximately 3,929 square feet over the existing clubhouse. It is a two -story structure, sited within the same location and footprint of the existing building, and does not result in an increase to the existing building footprint area. There will be no increased intensity of use, membership levels or events as a direct result of the requested increased building area. An analysis of the major assembly spaces, including the Pirate Den Bar, Lounge, Formal Dining, Casual Dining, Ballroom/Flex Space, and Boardroom/Library areas, results in a calculation of the existing clubhouse at 7,217 square feet as compared to the proposed replacement clubhouse at approximately 7,282 square feet. Primarily, program area increases are a direct result of code requirements in new construction itself and contribute to a large percentage of the overall area increase. These include updated building code requirements that have increased area devoted to additional restroom fixture counts and ADA clearances, the second floor function requiring area increases due to multiple access stairs and two elevators, and updated health department requirements resulting in area increases due to additional dry goods storage, food preparation, and individual staff locker /shower /dressing rooms for men and women. Height Justification- The NHYC property is currently in the Non - Residential Shoreline Height Limit Area, which permits heights up to 26 feet for flat roofs and 31 feet for sloped roofs. The Newport Beach Municipal Code also allows an increase up to a maximum of 35 feet (flat roof) or 40 feet (sloped roof) through the approval of a discretionary permit (NBMC 20.30.060.C.2.c). The maximum height limit of 31 feet is WrA exceeded by a roof area of approximately 950 square feet and a portion of that area is only 6 inches above the standard 31 foot height limit. The roof areas in question occur with a peak at 36' -3" and a peak at 31' -6 ", 5% and 1% of the total roof area respectively. In addition, these areas are setback from the street curb approximately 35 feet (36' -3 ") and 70 feet (31' -6 "). It is worth noting the majority of the area above the base height limit is not visible from Bay Avenue West and the majority of the Bay Avenue West frontage remains within the base height limit. In addition, it should be noted that 6 inches of the necessary height increase is due to the yacht club's desire to provide an additional assurance of long -term flood protection by setting the first floor top of slab elevation at 9.50 instead of the minimum 9.00 (NAVD 88). If not for this requirement, all but 5% of the roof area would comply with the base height limit. The architectural design of the project provides visual interest through the use of light and shadow, vertical elements and varied roof planes, replicating to a large extent the style of the existing clubhouse and providing compatibility of scale and architectural character to the surrounding residential neighborhood. The included elevations and aerial images depict how all sides of the building step down to single -story edges as a transition of its scale to that of the surrounding properties. The increased height does not result in undesirable or abrupt scale changes between the proposed structure and existing adjacent residences due to the large distance between the clubhouse building and the neighboring houses. The replacement clubhouse is separated from adjacent houses by 65 feet to the southeast, 220 feet to the east, 200 feet to the west, and 310 feet across Balboa Boulevard to the south. Numerous homes in the vicinity are already two and even three - stories in comparative scale. Additional setback and landscape improvements are provided in the new design along the front elevation at Bay Avenue West. Compared to the existing clubhouse, an additional setback of 2 to 4 feet is provided along the majority of the street frontage, with an area of 7 to 20 feet of increase at the entry to the replacement clubhouse. This setback results in an increased landscaping area of 690 square feet between the replacement clubhouse and the public sidewalk. Bulkheads and Docks- The existing seawall will be reinforced by the installation of a secant wall during construction, supported by both a dewatering system and debris collection/protection barrier on the bayside of the seawall. The secant wall is a structural wall that is installed by drilling individual pile borings and injecting cement into the boring as the auger is extracted. This is done every 3 to 4 feet across the back side of the existing seawall. After the pilings have bad the proper cure time, new boring and pilings are placed between the previously installed pilings. The second set of pilings is then partially drilled into the first set to interlock the two together into one structural wall. The existing tie -backs and deadmen can be abandoned during this process. With this approach the piles for the building might be minimized or perhaps deepened footings could be used with a slab on grade or some combination of the two. Upon completion of building construction, a raised cap will be placed over the new integrated old wall plus the secant wall for a 9.5 MLLW protection. The only alterations to be made on the 19 tidelands side of the seawall will be to raise /replace the structural connection for the existing ramps from the top of seawall to the piers below. Such alterations are necessary at two existing ramps plus one new attachment to accommodate a new disabled access ramp at the east end of the main seawall where it intercepts the north -south seawall along the beach. No other changes to the docks, piers, or pilings are contemplated by the Clubhouse replacement plans. 20 Attachment No. PC 2 Charter Section 423 Analysis 21 22 N a c Q M N a u v N d t t V d r N n r n A N 00 O O O O Om O L O � YI N n Y°I N O O i0 O O Ifi Q d m Ot d O p 6 F r J N a m r d O L f V m C C Cm C M N IO O O N N (O d m c vi - vi vi vi vi vi a e M � Y N n N U a ° e r m c N L U ¢ � co co co 'c co co 0 of o 0 0 � a a d m 0 n 0 a` D d M m v� vi iri h vi � V r M o 0 o r N O n Q a m °cQ n °°`o D n n °¢ nacQ aac¢ boo nacQ n °Q mm >. y n v n an u n u � Pn an an o 222a 2'`ai -c '-2dasa aaUo 2O r dg daT madaUa d°2a mo a 1- w E E E E E So `O E o co °o `O E U m d d UM $ o mU Um a m ¢ c ° > > > o ¢ n2 ON ¢ ¢ a pd d N°'O C mOO O. NNE mOO O. mOO Nh.s mOO NE]O iO ,"mO O O. NVI.^mOO d0 N �� N C #E%J �� N #����� #��L�.m..� O n ym 10 '°° r n N N n 10 N n i0 n n N N �°n m VI o fV 10 °o � N ' 0 0 d p d 6 d d O a d Yi T 6 N O L d � a a 6 W D d W f o tO o 0 0 0 0 � °o M o rNi o 6 m C N W m L M 'x W °�d `o E E ° E � E E 'Ea 'Ea 'Ea 'Ea "Ea 'Ea 'Ea 4a or' d m d Ea `o o co co cc co co co ym O� a y � o y o� p� o� p� p� YYa ❑ `O o° Ya p p k mo do mo do do yo do a � � d¢ LL N m O d¢ LL N N d i J m i m 3 J M i m 3 3 m 3 �• ` N m 3 J J d d d O O 0 0 0 0 0 0 0 0 0 O N 0 0 C i L J d us N V N N N N N m O r m N C t d J d U D O C N N ❑ ❑ U tW K fL K K K K K WWy a K fL K g m d 3 3 Q o`° omn o> o° o �5n P � m M d N C N O m m m a m m L O m N Q> d O O N n d N N N N N O M1 N a v a J N a N a a N a J N a ro N a� R M a t n 2 a 2 a 2 m f $ a N ❑ i $ N D f � W 2 6] LO m 6] G] LO fll 2 N N N N N N N F p N> > ¢ ¢ N p] N fL N F O$ W QJ n n a a n n C7 y6F a Nd m Nd m Nm Nd m ¢ a' a NN 0 d a' Q z¢ a J F 6 J .. .. >d > � C f $_ w y W m m m m m m m J V' K m m p J J 0,0 w 3 ¢❑ w n r¢¢ z> D z o a m m o N a F e z o o r t. w w 23 O N O 24 Attachment No. PC 3 Coastal Access Map 25 20 C O U y O (N] y Ui C O N (� N J a N m y N y y O Y O cu c W d d Q N y J¢ a a m G J ID RI 4 y A C Ca U O C 0] O Cc -0 m .62 S2 O d 2] « N N N N T p U m a' a' a° v a° > m a° v a` a' 9 \� y � C_ e� t e ENTRA(4 GE HARBOR E O N E U 0 OM i I m N Q O N 2 N E C C A A IL o = o N L) a 3 U N C n o 0�{ 00 U ¢ J U Z `o U 1 M Attachment No. PC 4 Coastal Access Correspondence 29 so HA R B O R i� ► CAL U,B August 6, 2013 Ms. Fern Nueno Planning Department City of Newport Beach 100 Civic Center Drive Newport Beach, CA Re: Newport Harbor Yacht Club Applications CA 2012 -006, GP2012 -003, PL2012 -002, UP2012 -016, XP2012 -003, LC2012 -003 Dear Ms. Nueno: You have requested that the Newport Harbor Yacht Club ( "NHYC ") address the question of public access to and along the shoreline as it relates to its application to demolish the existing approximately 20,500 square foot facility and replace it with an approximately 23,163 square foot facility. Among the various applications we have submitted as a part of this process is a land use plan amendment to the City certified Coastal Land Use Plan ( "LUP "). The parts of the LUP which are to be amended relate to the land use map designation of certain parcels inland of Bay Drive which are used for parking. What you seem to be asking is whether the project itself, as opposed to the LUP amendment, is consistent with the City's General Plan and LUP. We find that the proposed project is consistent with the General Plan and the LUP with regard to public access to and along the shoreline. In the General Plan, Goal HB 6.1 provides that the City "provide adequate public access to the shoreline, beach, coastal parks, trails and bay, and acquire additional public access points to these areas and provide parking, where possible." This policy goal is repeated and expanded throughout the LUP. 1 would like to interject here that the membership at large questions why does our desire to simply replace our deteriorating, 100 year old flood prone facility with a similar structure on the same footprint trigger the requirement for us to provide access to the public? It is a difficult question to answer. I would first note that for access along the shoreline, Map 3 -1 on page 3 -40 of the LUP does not identify NHYC as a location for the future provision of either vertical or lateral access. 720 WEST BAV AVENUE, BALBOA, CALIFORNIA 92661 • TELEPHONE (949) 673 -7730 • Fax (949) 679 -3972 S1 (Map 3 -1 attached hereto.) LUP Policies 3.1.1 -20 through 3.1.1 -23 identify the locations for improved bayfront lateral access as including Lido Marina Village, the Rhine Channel to McFadden Square, from Lido Village to Mariner's Mile, and along Mariner's Mile. The location of NHYC is not identified either on the map or by any Policy as a location where access along the bayfront is sought under either the General Plan or the LUP. Note that at present the NHYC property is bifurcated by the 8th street alley that is usable by the public at all times. Second, the City's proposed LUP amendment which accompanies these NHYC applications is only to designate four residential zoned parcels on the south side of Bay Avenue (and used as our parking lot) as Private Institutional rather than Residential. As these parcels are nowhere near the bay front, we do not see a correlation between this re- designation and any public access to or along the shoreline. Further, since the yacht club use by NHYC is a coastal - dependent use, under Chapter 3 policies, the supporting parking would have a higher priority than residential use. We think that the LUP amendment is consistent with the Chapter 3 policies of the Coastal Act. We are aware that within the Chapter 3 policies is Public Resources Code §30212 which provides: "(a) Public access from the nearest public roadway to the shoreline and along the coast shall be provided in new development projects except where (1) it is inconsistent with public safety, military security needs, or the protection of fragile coastal resources, (2) adequate access exists nearby, or (3) agriculture would be adversely affected. Dedicated accessway shall not be required to be opened to public use until a public agency or private association agrees to accept responsibility for maintenance and liability of the accessway." The LUP Policies implement Section 30212 without requiring any access to or along the shoreline in the vicinity of NHYC. The Coastal Commission has found those policies to be consistent with Section 30212. There is no nexus between the reconstruction of the clubhouse and public access along the bayfront. The property is private and has been used for NHYC since 1919. No public access has ever existed. There would be no rough proportionality between public access on NHYC property and the reconstruction of the clubhouse. Also, we do believe that "adequate access exists nearby ", as shown on the aforementioned Map 3 -1, namely the Buena Vista promenade to the east the nearly block —long public beach between 9t4 and 10th streets to the west. In addition, section 3. 1.1 of the LUP states: 3.1.1 Shoreline Access In terms of implementing the Coastal Act, there are two basic types of public access: vertical access, or access to the shoreline, and lateral access, or access along the shoreline. Newport Beach has developed an extensive system of access to ocean beaches and the bay (see Coastal Access Map). Virtually all of the Pacific Ocean shoreline beaches are public and the bay is accessible via public beaches, parks, 32 shoreline trails, walkways and boardwalks. The City will continue to require all new development, causing or contributing to adverse public access impacts, to provide easements or dedications in areas where public access is inadequate. We are confident that our proposed project is not "causing or contributing to adverse public access impacts ". Further, the LUP does not designate NHYC as a location where public access is inadequate. Having said all that, NHYC is willing to discuss and participate in enhancing public access to the bay in some form. You have suggested that the Club consider dedicating a portion of our western boatyard on the bay and improving the area with such things as picnic tables, seating area, etc. We looked at this option but learned that a deed restriction exists preventing us from using the area for anything other than "boat storage" or otherwise jeopardizing the "quiet enjoyment" that the adjacent residence presently has (and are the original owners and sellers of the property) We simply are not able to offer that option at this time. As an alternative, we would suggest that we could possibly improve the end of the 8 °i street alley with some of the same amenities suggested above. This area is simply a bench at present (recently re- dedicated by one of our members) that might benefit the public from added improvements. Also, the public area at the intersection of Bay Drive and the Buena Vista promenade to the east of NHYC could be improved for public use. We have met in the recent past with City officials and know that there are a number of future projects the City is considering that will enhance the bay and the public's access to it. NHYC has always been an active participant in the ongoing improvement of the Bay and is continually involved in projects that benefit the community at large. Should the City require NHYC to engage in a more specific project as a condition of us being allowed to rebuild our clubhouse, we would welcome the discussion. NHYC has been a part of the Newport Beach community for almost 100 years. We have always, and will always, do the right thing. Sincerely, /.�FFGORDON Chairman, Long Range Facilities Planning 33 Attachment No. PC 5 Materials Board 35 3� MOO Attachment No. PC 6 Parking Management Plan 39 40 Parking Management Plan (PA2012 -091) 720 West Bay Avenue December 19, 2013 The following Parking Management Plan is provided in conjunction with Planned Development Permit No. PL2012 -002, pursuant to Section 20.40.110 (Adjustments to Off - Street Parking Requirements) of the Zoning Code. The Parking Management Plan will employ the following management mechanisms to mitigate impacts associated with reducing the required off - street parking by 95 parking spaces as required by Chapter 20.40 of the Zoning Code: • A minimum of 114 off - street parking spaces shall be provided; • Special events with over 100 guests anticipated, including wedding receptions and Newport Harbor Yacht Club ( "NHYC ") sponsored events when increased parking demand is expected, shall employ a valet service that will be set up in the off - street lot; • A valet plan shall be reviewed and approved by the Public Works Department; • Attendance for special events shall be limited to a maximum of 225 people; • Should parking for special events create an adverse effect on the area, the Community Development Director shall have the authority to limit attendance; • Continue to utilize NHYC staff to control parking on summer weekends or other periods of high parking demand to both direct stacked parking where practical and eliminate public usage of the parking lot; • Prohibit parking at all times in the public alley; • Prohibit the storage of boats and /or equipment in the off - street parking lot; • Explore off -site shared parking and remote shuttle bus opportunities for special events such as nearby churches and other private users with off - street parking capabilities; • Erect signage that mandates "No Public Parking" and enforce same with NHYC personnel as required; • Provide Employee Parking Guidelines requiring employees to (a) park in the most remote sections of the lot, (b) use alternate modes of transportation where possible, (c) car -pool where practical, and (d) not park in on- street spaces; • Provide bicycle racks and at least one designated motorcycle parking space in addition to the parking spaces; • Send advance blast a -mails to select, affected groups or membership at large advising of potential adverse parking conditions; • Encourage the use of water craft to access NHYC by those with that ability; • Encourage those members living in close proximity to walk to the Club; and • Future redevelopment of the parking lot or changes to the layout shall require review and approval by the Planning Division and Public Works Department. 41 42 Attachment No. PC 7 Parking Memorandum 43 44 NHYC MEMORANDUM To: Fern Nueno, City of Newport Beach From: Jeff Gordon RE: Application PA 2012 -091; Parking Impacts Mitigation Date: July 10, 2013 The Newport Harbor Yacht Club ( "NHYC ") has prepared preliminary plans to replace its existing 100 -year old clubhouse at 720 W. Bay Avenue. Since the present building predates any jurisdictional planning and /or building codes, a new facility will require a number of City actions, including a General Plan Amendment, Zoning Code Amendment, Use Permit and Planned Development Permit A preliminary review of the application by City departments revealed relatively minor comments, generally suggesting additional details, policies and potential codes to be followed and incorporated into final construction documents. However, the public works /traffic engineering department is concerned about the size and capacity of the existing parking lot which is intended to remain in its present state. In 2012, NHYC engaged the Pirzadeh Group to prepare a parking study as a deliverable component of our various applications to the City. That study, dated July 5, 2012, was submitted to the City with other requisite, accompanying documents. The exercise observed three different types of events at the Club and details and analyzes the off - street parking conditions of each. Without repeating the numerous observations, counts, etc. contained in the report, Pirzadeh concludes that the parking for the three events was "adequate ", and appears to be sufficient for the Club's operations. We are aware of several unique factors that allow the Club to function with the 114 space off - street parking lot and not burden the adjacent street parking. These include: • NHYC considers itself a "neighborhood" club, with a high percentage of members (and therefore those more inclined to utilize the facility) living in close proximity. In fact, of the approximately 900 registered Club members, 95 live within approximately 5/8 of a mile east and west along Balboa Peninsula. These members would be more inclined, and do, walk to the Club; • Other members outside that radius are aware that parking can be an issue so they regularly car -pool and /or ride share; • During major events (regattas, memorial services, etc.), the unique configuration of the parking lot (with an always open public alley bifurcating the parking field) allows members to "stack "cars behind two rows of striped parking rows yet still allowing the original cars to egress the lot and be replaced by a future arriving vehicle. This arrangement allows for an additional 26 -30 cars to be accommodated; 45 • Club policy dictates that special events of over 100 anticipated attendees are required to provide valet service. Using the above noted stacking as well as utilizing more typical valet techniques allows an additional 12 -15 cars to use the lot. • The Club's obvious location on the water and near the geographic center of Newport Bay allows many members to access the clubhouse via water. Over 160 "Duffy" boats are registered to Club members, presumably nearly all of them located in Newport Bay. These Club favorites, along with countless other forms of small watercraft owned by members living on the bay, offer a much more enjoyable way to come to the Club and eliminate the need for a parking space(s). NHYC possesses over 950 linear feet of dock space reserved specifically for boats visiting for short periods of time and a staff that assists with docking and mooring. Such dock space can safely accommodate upwards of 35 single -side tied boats. Assuming as average of 3 passengers per boat, this represents roughly 100 attendees can access the Club via the waterside. We certainly believe that our parking is adequate for how we operate and has been for many, many years for the above unique reasons and others. We are at the same time aware that we do not "fit" in any measurable land -use category and therefor the application of any parking standards are not necessarily appropriate for our existing or future use. NHYC personnel recently conducted our own informal study (at the suggestion of City staff) to try and somewhat quantify the above tendencies. On June 28, 2013, the Club hosted a "White Party" that ran from 6:00 pm until approximately 10:30 PM. By way of background, the "White Party" is a fundraiser for the Newport Harbor Sailing Foundation, a non - profit entity that provides funding to primarily young sailors around the bay and financially assists in their travel and participation in national and international events. The evening included a dinner and silent and live auction. A review of the guest list notes that approximately 65% of the guests were Club members. The final count was 210 paid attendees, approximately as anticipated. Generally, 200 -220 has always been the target "sweet spot" for a special event given the size of our kitchen, staff and parking ability. Policy dictates that no special event exceeds 225 guests. Valet service was provided and we also asked the lot attendants to count cars and the respective number of guests therein. Our dock master and staff were also asked to observe boat traffic that evening. Their report was a follows: • 30 cars self - parked; presumably these were Club members who did not want or think they needed to valet; • 15 cars used valet (this is very low); • 93 guests came from the 45 cars noted; • 11 Duffy or similar boats delivered guests to the party; • 43 people were observed arriving via the 11 boats; • It appeared (visually) that approximately 32 guests either walked or parked on the street; 40 We are unsure of how the additional 30 +/ guests arrived and assume that we simply missed several that arrived by car, boat or on foot. The valet service reported no complaints that evening relative to parking nor were any subsequent complaints received by the Club. It appeared to be "business as usual ". We offer the above as our justification that our parking needs have always been met in the past, and the relatively minor increase in assembly space anticipated in a new facility will not cause any greater needs. The unique geographical attributes and operational efficiencies of the Newport Harbor Yacht Club tend to put us "outside the box" when trying to fit our use (and trailing local codes and requirements) into a specific category. We would, if requested, work with the City to create a more formal "Parking Management Plan" utilizing the above noted practices and others as a condition of any our various approvals. Hopefully the City will understand our unique situation and allow us to vary from more stringent parking requirements and allow us to move forward and continue to enjoy another 100 years as a good neighbor on the peninsula and the City of Newport Beach. 47 42 Attachment No. PC 8 Parking Study 49 50 now Pirzadeh July 5, 2012 \Ir. Jeffrey J. Gordon c/o Newport Harbor Yacht Club 720 West Bay Avenue Newport Beach, California 92661 Subject: Newport Harbor Yacht Club — Off- Street Parking Analysis Dear Jeff: 30 Cxeculive Pa,k is (949) 851 1367 Suite 270 1 (940) 851.5179 hone, CA 92614.4726 :P: :.pnadah.cam Pursuant to our meeting on February 28, 2012 with you and Jeff Larsen of DIVE & Partners, we are pleased to submit this off - street parking analysis and parking management plan that summarizes the code required parking, parking accumulation counts and related findings and, recommendations to enhance your current parking management plan. Site Description Newport Harbor Yacht Club (NHYC) is located at 720 West Bay Avenue and is situated north of West Bay Avenue between 711' Street and 811, Street in an area that is surrounded primarily by residential uses. The facility was established in 1916 at this location and has been a part of the City of Newport Beach landscape ever since. Given the longevity of the facility and local interest the Club has been a prominent feature on the peninsula. The hours of operation are Wednesday through Sunday Between the hours of 9:00 AIVI to 12:00 AM. Off - street parking for 114 cars is provided in a parking lot located on the south side of West Bay Avenue directly across from the facility and is owned and maintained by NHYC. The parking lot is accessed primarily from 801 Street but has secondary access to an alley that parallels 7th Street and connects to Balboa Boulevard and West Bay Avenue. On- street parking is available in close proximity to NHYC along 7th Street, 81h Street, West Bay Avenue, and Balboa Boulevard. The parking along Balboa Boulevard is a mix of free curb- side parking and metered parking on both sides of the raised median. It should be noted that West Bays Avenue between 7f1i Street. and 8t1, Street allows for one -way westbound traffic only. Proposed Project The proposed project involves the demolition and replacement of the existing clubhouse building. The square footage for the existing clubhouse is 19,234 square feet of which, 7;217 square feet is used for assembly purposes. The plans prepared by HIVE & Partners show PA2012 -091 for CA2012 -006, GP2012 -003 PL2012 -002 UP2012 -016 XP- 2012 -003 r ^..... + ^.. P1......,,,,.r P „p...,. 1..,„ „, 720 Bay Avenue W - Newport Harbor Yacht Club j1 Mr. Jeffrey J. Gordon Page 2 July 5, 2012 that the proposed two -story clubhouse contains 23,163 square feet that equates to an increase of approximately 3,929 square feet when compared to the existing clubhouse. It is understood from discussions with NHYC that with the new facility the level of activity with regards to membership and club sponsored events will not change. Parking Requirements Per information provided by NHYC the City had stated in correspondence dated November 28, 2011 that the City of Newport Beach Zoning, Code, Chapter 20.40 Off - Street Parking requires parking at a rate of one (1) parking space per three (3) seats or, one (1) parking space per 35 square feet used for assembly purposes. The proposed two -story clubhouse contains a total of 23,163 square feet. An analysis of the assembly area performed by LIVE & Partners shows that only 7,282 square feet of the new facility will be used for assembly purposes. Using the City's code required parking rate of one (1) parking space per 35 square feet for assembly purposes require 209 parking spaces, which is an increase of two (2) parking spaces from the number of parking spaces that is currently required using the same parking rate, see Table 1. Table 1 Description Square Peet Parking Rate Parking Required Existing Assembly Area 7,217 1 space /35 square feet 207 Proposed Assembly Area 7,282 1 space /35 square feet 209 Additional Parking Required 1 1 2 To assess the adequacy of the parking supply for NHYC and to evaluate how the on -site parking is functioning; parking accumulation surveys were conducted during a special event (wedding reception) on Saturday April 14, 2012, during normal club activities on Wednesday May 2, 2012 and Friday May 4, 2012, and (hiring a special club event (Opening Day Weekend) on Saturday May 5, 2012 that happened to coincide with Cinco de Mayo festivities on the peninsula. NHYC Parking Study Area The study boundaries for the surveys were established based on an estimated maximum distance members would be comfortable parking and walking to NHYC. The areas included in the survey were; 711, Street and 801 Street between Balboa Boulevard and West Bay Avenue, West Bay Avenue between 711i Street and 91h Street, Balboa Boulevard between 711' Street and 811, Street, and the NHYC parking lot, see Attachment 1. It should be noted that although parking is permitted on each street, parking is prohibited on either Monday or Tuesday between the hours of 8:30 AM and 12:30 PM to allow for street sweeping. The on- street parking is not striped. Therefore to determine the amount of parking that could be 152 Mr. Jeffrey J. Gordon Page 3 July 5, 201.2 provided in each zone the amount of available car]) space was measured while making allowances for driveways and no parking zones. The linear distance was divided by 22, which is the standard parallel parking space dimension, to arrive at an assumed number of parking spaces. The end parking spaces were assumed to be 20 -feet in length if there were no obstructions that would restrict the drivers maneuvering ability. The number of cars parked is subject to the drivers parking characteristics and therefore, more cars may be observed parked in a particular zone than the number of parking spaces that were assumed. The following is a summary of the parking zones: Zone I and Zone 2 contains 48 and 66 parking spaces respectively for a total of 114 parking spaces and comprises the NHYC parking lot. Of the 48 parking spaces in Zone 1 five (5) are designated accessible spaces and four (4) parking spaces are reserved for the Commodore, Vice Commodore, Real Commodore, and Race Committee. The parking lot is divided into two sections that are separated by a drive that provides access to the alley. Zone 3 is located on 711, Street between Balboa Boulevard and West Bay Avenue. This segment of 711, Street is restricted to one -way eastbound traffic. The amount of available curb space on each side of the street provides room for five (5) vehicles to park on the north side of the street and six (6) vehicles to park on the south side of the street. Parking is prohibited on Monday between the hours of 8:30 AM and 12:30 PM on the south side of the street and on Tuesday between the hours of 8:30 A I and 12:30 PM on the north side of the street. Zone 4 is located on West Bay Avenue between 711, Street and 81h Street. This segment of West Bay Avenue is restricted to one -way northbound traffic. The amount of available curb space on each side of the street provides room for 14 vehicles to park on the east side of the street and 14 vehicles to park on the west side of the street. Parking is prohibited on Monday between the hours of 8:30 AM and 12:30 PM on the west side of the street and on Tuesday between the hours of 8:30 AM and 12:30 PA4 on the east side of the street. Zone 4 also has a limited amount of yellow and red painted curb that is discussed in Zone 6. Zone 4A is located on West Bay Avenue between 81h Street and 90' Street. This segment of West Bay Avenue has two -way traffic. Although parking is evident on both sides of the street it is only allowed on the west side. The east side of the street is red curbed but the resident's park in front of their houses in the driveway area. For the purpose of this study only the parking on the west side of West Bay Avenue was observed during the survey periods. The amount of available curb space on the west side of the street provides room for 15 vehicles to park. Parking is prohibited on Monday between the hours of 8:30 AIVI and 12:30 PM on the west side of the street. Zone 5 is located on 801 Street between Balboa Boulevard and West Bay Avenue.. This segment of 811, Street allows two -way and provides access to the NHYC parking lot. The amount of available curb space on each side of the street provides room for four (4) vehicles to park on the north side of the street and two (2) vehicles to park on the south side of the 153 Mr. Jeffrey J. Gordon Page 4 July 5, 2012 street between the access drives to the parking lot. Parking is prohibited on Monday between the hours of 8:30 AM and 12:30 PM on the south side of the street and on Tuesday between the hours of 8:30 AM and 12 :30 PM on the north side of the street. Zone 6 is located on West Bay Avenue between 711, Street and 811' Street. This segment of West Bay Avenue is restricted to one-way northbound) traffic and has yellow and red curbed areas. The restricted parking areas were observed to determine the extent of illegally parked cars during the study periods. The amount of curb space that was painted yellow or red could accommodate seven (7) vehicles. As with Zone 4, parking is prohibited on Monday between the hours of 8:30 AM and 12:30 PM on the west side of the street and on Tuesday between the hours of 8:30 A1VI and 12:30 PM on the east side of the street. Zone 7 is located on Balboa Boulevard between 711, Street and 811' Street. This segment of Balboa Boulevard has two -way traffic that is separated by a raised median. Parking is allowed along the northbound and southbound curb and along both sides of the raised median. The parking adjacent to the raised median is metered. The amount of available curb space on each side of the street provides room for 17 vehicles to park on the east side of the street and 12 vehicles to park on the west side of the street. The metered parking adjacent to the raised median allows 15 vehicles to be parked on both the east and west side of the median. Parking is prohibited on Monday and Tuesday between the hours of 8:30 AM and 12:30 PM on the east and west side of the raised median and on Monday and Tuesday between the hours of 8:30 AA11 and 12:30 PM along the northbound and southbound) curb. Additionally, for the wedding reception on Saturday April 14, 2012 the survey recorded the vehicles that were observed parked in Zones 3 through Zone 7 that used on- street parking and walked to the NHYC. It should be noted that most of the parked cars observed in the on- street parking spaces were residents or visitors that were not associated with events at the NHYC. The only designated parking area for NHYC is the off - street parking that is located in Zone 1 and Zone 2. Parking Accumulation Results Wedding Reception - April 14, 2012 The wedding reception was scheduled to begin around 5:00 PM and last until 10:30 PM. As with all major events a valet service must be in operation and attended throughout the evening for parking in the NHYC parking lot. Most guests attending an event are expected to access the parking lot from Balboa Boulevard via 801 Street. The first driveway east of Balboa Boulevard and the alley driveway are coned off and a VALET sign directs guests to the third driveway. A valet station is set up in the parking lot in the drive aisle closest to West Bay Avenue opposite the entrance to the club. The event utilized most of the club with only the Pirate's Den being open for evening dining. The only other club associated activity would be from members accessing their boats. The recorded attendance for the wedding 154 Mr. Jeffrey J. Gordon Page 5 July 5, 2012 reception was 215 guests. The maximum number of cars observed in the NHYC parking lot during the 9 -hour study period for the wedding reception and ancillary club use during the afternoon and evening hours was 83 at 6:15 PM, which means that there were 31 off - street parking spaces available, see Attachment 2. It was observed that 12 cars used on- street parking in Zone 3 through Zone 7 and walked to the reception. Although not recorded, it was observed that several guests were dropped off at the entrance to the club on West Bay Avenue but the drivers were not observed parking on the street and walking to the event. The parking count showed that the parking lot never reached capacity and there were parking spaces available on the adjacent streets and remained available throughout the study period. Wednesday May 2, 2012 The activities at NHYC during this count period were fairly average for the club. There was a typical mid -week flow of members that consisted of boat usage, having dinner or cocktails in the lounge. The study period started at 4:00 PM and ended at 7:00 PAIL The only scheduled event during the evening was a Membership Committee meeting. The counts show that the parking lot never exceeded a 46- perecent parking occupancy, see Attachment 3. The highest number of parked cars was observed 6:00 PNI when 46 of the 114 parking spaces were occupied. The counts also show that there was adequate on- street parking available with only the southbound curb adjacent parking on Balboa Boulevard in Zone 7 being parked at capacity. Friday May 4, 2012 Friday marked the start of Opening Day Weekend at NHYC. Along with the normal weekday activity there was an increase in the number attending their boats with a proportionate increase in the amount of activity in the dining room and lounge. The evening was punctuated with the Commodore's Cocktail Party. The highest number of parked cars was observed at 7:00 PM when 113 of the 114 parking spaces were occupied, see Attachment 4. The counts also show that study Zone 3, Zone 4, Zone 4A, and Zone 5 that are in close proximity to NHYC were parked at capacity. There was a significant amount of parking available in Zone 7 on Balboa Boulevard. Saturday May 5, 2012 Saturday marked the opening clay at NHYC and the clay was punctuated with a significant amount of boating activities, dining and lounge activities and the Skipper Fiesta party during the evening. Parking accumulation counts were taken between the hours of 11:00 ANI and 8:00 PM. There were a consistent number of parked cars in the parking lot, Zone I and Zone 2 throughout the clay. The highest number of parked cars observed was observed at 6:45 PM when 130 parking spaces and parking aisles were occupied, see Attachment 5. Vehicles were parked horizontally behind the vehicles that were parked in the parking spaces adjacent to the alley drive. The vehicles adjacent to the alley drive aisles were able 1515 Mr. Jeffrey J. Gordon Page 6 July 5, 2012 exit the site via the alley drive while the packers in the drive aisle had adequate room to back up and exit normally via 81h Street. The counts also show that study Zone 3, Zone 4, Zone 4A, and Zone 5 that are in close proximity to NHYC were parked at capacity. There was a significant amount of parking available in Zone 7 on Balboa Boulevard. Packing; Management Recommendations As discussed above, the existing off - street parking lot that has 114 parking spaces appears to accommodate regular club activities during the week and most weekends periods. When there are special events such as wedding receptions, concerts or, club sponsored activities that coincide with regular boat usage, dining, and lounge activity there could be short periods when the parking spaces provided are not adequate. During these periods it is recommended to continue implementing the parking management measures with some additional recommendations: • Events such as wedding receptions must employ a valet service that will be set up in the off - street parking lot. • During club sponsored events have staff directing packers in the parking lot to stack park where practical. • Prohibit parking at all times in the public alley. • Prohibit the storage of boats and /or equipment in the off - street parking lots. • Explore off -site, shared parking opportunities for special events. • Erect signage the mandates "No Public Parking" that will he enforced by NHYC. • Provide Employee Parking Guidelines that provide recommendations to employees to park in the most remote portions of the off - street parking lot, or use alternate modes of transportation, not to park in front of any residence on 711, Avenue, 811, Avenue, or West Bay Avenue • Provide a bicycle rack and one designated motorcycle parking space. Continuing the implementation of the parking management measures on an on -going basis and consideration of additional parking management recommendations will ensure that the off - street parking lot will be utilized to its full extent during periods of usage at NHYC. Conclusion The parking accumulation surveys were conducted during normal activity periods and special events at NHYC. The counts show that during normal Club activity periods the parking demand can be accommodated in the off -site parking lot referred to as Zone 1 and Zone 2. During special events such as weddings, opening weekend festivities, or club sponsored events valet service and implementation of parking management strategies increases the number of cars that can be parked on -site and allows a majority of the guests to use the off - street parking thereby limiting usage of on- street parking spaces. Also having 150 Mr. Jeffrey J. Gordon Page 7 July 5, 2012 staff direct packers to available parking spaces and utilizing stacked parking will maximize the number of cars that can be parked on -site. Other parking management methods can be employed such as off -site shared parking, employee parking guidelines, signage, and adding bicycle racks and a motorcycle parking space will help encourage employees to use alternative modes of transportation especially during peak parking events. It should be noted that the Opening Day Weekend only occurs once a year and is openly attended by the club members and this year it happened to coincided with Cinco de Mayo festivities on the peninsula. As a result the activity level throughout the day and evening hours was probably more than what can be expected during most normal non - holiday summer weekends. Additionally, with the NHYC being able to accommodate the majority of their guest within the parking lot, the free and metered parking along the adjacent City streets and along Balboa Boulevard is available to the public visiting the beach. Jeff, the above analysis will provide you with the parking information you need to justify to the City that a reduction in the number of required parking spaces is feasible. Please call me if you have an }, questions regarding the above information, or if you need any additional information. Sincerely, 4F CC/ %' Peter S. I {olibaba Principal Associate Attachments PAT 8(302(2) -NH)'C 07052012- JCordon PnrkingAnnlysls ltr.psk z O N > m O O 7 as o m 27 � c n a7 C O N m W z O N r-1 W z O N , --�S� Y C i Q � I w z IT w z O N m' sIIE1s COI DNIILSIXS U Y s 0 0 ii V) w z O N U' z_ Y Q CL O z L U a) I O J C Y L ca a U } 2 z () r- 0 N d d L ATTACHMENT 52 L co w d CO a) "L fn O CD O N L 6 ca Q � .� O r .+ a) 3 n T n m o J > Q) 3 _ > Q d D Y v w > U d U z a+..j L � n m n ca m 0Ni d a) � co a5 Q °- s > 3 O m n m I Q 1 N c) 19T 0 w n N N N N N N N N o ATTACHMENT 52 Q 3 �U 2 ro U `c r w i Q � Q R z° C ca s Q �3 d z T N 9 ry VJ V T 9 v 10 U Qt m " mm w < � n o nZ L d o V O J N O F r O r r O NN O (V M N h N 4l NM M N M N CJ M N M M M N M N M M M M O M N N N N M M M M O M M O M W N O N Gf N M V b M M M M N M M e N - - e'a M M M M M R? 4 S P M M M M M M M P N b N N N M M e P e C? C< V V< V P Y P P P C? P U m 6 - N N N M M M M Q e H N e P P P P P P P P P P P- N P e r o o o o o o o o o o o o a o 0 o o o o o o N m u�ii N no n M o o h a�Nebvi m mr0 ooy o0 000m000 c+o mo 00 0 oomm mo �o 0 �+ B a n n nn n a n as a s aaa a a'a a. as a an a a n an n n n O N O OWN O OO N O N O ONO h O O N O N OO O O O OO N N b N O r U 6 O_ V O N m U _N m d O N m U a c C Q nN m m >_ o a` m °o ° v� a m Z• N � y9 m i d O � emi c v m m > c, m c m xo n t0 'o Em c y a L O 6 � N � m m � o m m a� c � � v c c w n m c o ° c °1 v N ATTACHMENT 2 `59 PregnL by Nalienal oala &Sarveying services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Nevipod Beach, Ca Saturday 4/14/2012 UWGURVA11:1041 IPA 00 Zone Zone2 TOTALS TIME flag Valet Pirk IiC Conmiotlore Vico Corarno4oro Real Commotla. Race Commlllee Reg Wlel PaB Paiking Spaces Pbrcoril Spaces 39 5 1 1 1 1 fib 114 2:00 PM 33 0 0 0 0 0 0 26 0 59 52% 2:15 PM 33 0 0 0 0 0 0 27 0 60 53% 2 :30 PM 33 0 0 0 0 0 0 31 0 64 56% 245 PM 28 0 0 0 0 0 0 26 0 54 47% 3:00 PM 27 0 0 0 0 0 0 26 0 53 46% 3:15 PM 23 0 0 0 0 0 0 31 0 54 47% 3:30 PM 20 0 0 0 0 0 0 28 0 48 42% 3:45. PM 21 0 0 0 0 0 0 29 0 50 44% 4-00 PM 18 1 0 0 0 0 0 25 1 45 39% 4:15 PM 16 1 2 0 0 1 0 0 0 23 11 1 42 37% 4 :30 PM 22 3 0 0 0 0 0 24 1 50 44% 4:45 PM 22 5 0 0 0 0 0 26 2 55 48% 5 :00 PM 24 9 1 0 0 0 0 25 8 67 59% 5:15 PM 23 11 1 0 0 0 0 26 18 79 69% 5:30. PM 23 11 1 0 0 0 0 23 22 80 70% 5:45 PM 21 12 1 0 0 0 0 26 22 82 72% 6:00 PM 20 12 1 0 0 0 0 25 24 82 72% 6:15 PM 20 13 1 0 0 0 0 23 26 83 73% 6:30 PM. 18 13 1 1 0 0 0 0 21 25 78 68% 6:45 PM 20 13 1 0 1 0 0 0 20 25 79 69% 7:00 PM 22 13 1 0 0 0 0 19 25 80 70% 7:15 PM 22 13 1 0 0 0 0 19 25 80 70% 7 :30 PM 21 13 1 0 0 0 0 18 25 78 68% 7:45 PM 21 13 1 0 0 0 0 19 25 79 69% 8:00 PM 22 13 1 0 0 0 0 19 25 80 70% 8:15 PM 22 13 1 0 0 0 0 19 25 80 70% 8:30 PM 22 13 1 0 0 0 0 19 25 80 70% 8:45 PM 22 12 1 0 0 0 0 19 23 77 68% 9:00 PM 21 1 12 1 0 0 0 11 0 18 23 75 66% 9:15, PM 20 10 1 0 0 1 0 0 0 18 20 68 60% 9:30 PM 19 8 0 0 0 0 0 18 20 65 57% 9:45 PM 17 7 0 0 0 0 0 18 13 55 48% 10:00. PM 14 8 0 0 0 0 0 18 10 50 44% 10:'15 PM 14 5 0 0 0 0 0 18 7 44 39% 10:30 PM 14 4 0 0 0 0 0 18 5 41 36% 10:45 PM 14 2 0 0 0 0 0 15 1 32 28% 11:00 PM 14 2 0 0 0 0 0 13 0 29 25% UWGURVA11:1041 IPA 00 r i w O s R i } y L O o E Ti cu r y O i Q 3 d z T � 9 O P V) P T G N n � O G °1 U tL N m m S O r Z U O J m ?+ D, oa m u a mZ 5 w a i m c m O O m G o N o A c c E � m a � E > y 'm w m m � d c m o `m L V wa m m na m O OI s a m E n `O O ` m a� E o 'c y r F L H a r 6 C 'm m V O � m m m m m O d " m n � w o a v m U L O m V F` � N 6 ATTACHMENT 2 o2 J H P N N N N Vf N N N N N N N VI N N N Q P P P P P P P O F y 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 OO 0 0 0 0 0 0 0 0 0 N m 0 N 2 r r ' N N N NNN N N N N N N N N N N NN N N c N i P P P P Q a P P PP c c 'o f2 M N N N tR fR (R (2 (2 (2 (2 (2 (R (R (R ',O N t2 N �O N N N N N N a � m e N d d m y E n Z v N v N � n a E a` Q M M M P M M P M M MN P P M.N N N M M M M N N N M O 9 m 6 O N Q N N N N N N N N N N N N 10 ' N N CJ CJ C2 C2 ft M M C] N N N N 0 0 0 0 0 m ?+ D, oa m u a mZ 5 w a i m c m O O m G o N o A c c E � m a � E > y 'm w m m � d c m o `m L V wa m m na m O OI s a m E n `O O ` m a� E o 'c y r F L H a r 6 C 'm m V O � m m m m m O d " m n � w o a v m U L O m V F` � N 6 ATTACHMENT 2 o2 Prepared by National Data & Surveying Servlccs Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Wednesday Date: 5/2/2012 ATTACHMENT 0 Zone Zone2 Totals TIME Reg Illegal HC Commodore Vice Conunotloro Rear Commodore Race Conpnitiee Reg Illeyat Parking Spaces percent Occupied Spaces 39 5 1 1 1 1 66 114 4:00 PM 27 0 0 0 0 0 0 10 0 37 32% 4:15 PM 27 0 0 0 0 0 0 9 0 36 32% 4:30 PM 25 0 0 0 0 0 0 9 0 34 30% 4:45 PM 24 0 0 0 0 0 0 9 0 33 29% 5:00 PM 25 0 0 0 0 0 1 12 0 38 33% 5:15 PM 23 0 0 0 0 0 1 14 0 38 33% 5:30. PM 22 0 0 0 0 0 1 15 0 38 33% 5:45 PM 21 0 2 0 0 0 1 22 0 46 40% 6:00. PM 26 0 5 0 0 0 1 20 0 52 46% 6:15 PM 24 0 5 0 0 0 1 19 0 49 43% 6:30 PM 23 0 5 0 0 0 1 19 0 48 42% 6:45 PM 24 0 4 0 0 0 1 19 0 48 42% 7:00 PM 24 0 4 0 0 0 1 19 0 48 42% ATTACHMENT 0 Prepared by National Data & Surveying Services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Wednesday Dale: 5/212012 TIME Zone .4 Zone.4A Zone .5 Zone 6 Totals North South South West East Yellow Red Spaces 14r0 14... 1510 401 2w 2(0 50: 56 4:00 PM 8 5 12 4 2 0 0 31 4 :15 PM 7 6 10 4 1 0 0 28 4:30 PM 9 8 11 4 1 2 0 35 4:45 PM 8 6 10 3 1 2 0 30 5:00 PM 8 7 11 4 1 2 0 33 5:15 PM 10 6 9 4 1 2 0 32 5:30 PM 9 8 9 4 0 2 0 32 5:45 PM 9 8 10 4 0 2 0 33 6:00 PM f0 8 10 4 0 2 0 34 6:15 PM 10 9 11 4 0 2 0 36 6:30 PM 10 9 11 4 0 2 0 36 6:45 PM 10 11 11 4 0 2 0 38 7:00 PM. 11 10 11 4 0 2 0 38 (1) The on- street parking spaces are not Striped. I he number of parKing spaces snown are assumea using a zz -roor long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 03 Prepared by National Data & Surveying Services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Wednesday Date: 5/2/2012 (1) The on- street parking spaces are not striped. I tie number of parking spaces snown are assumea using a 22 -roof long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 04 Zone 7 Zone 3 Totals TIME EB(Curb Adjacent Parking) EB Metered We Metered WB (Curb Adjacent parking) West East Spaces 1711) 15 15 12111 fill) 611) 71 4:00 PM 6 0 0 6 3 3 18 4:15 PM 4 0 0 6 3 3 16 4:30 PM 4 0 0 6 2 5 17 4:45 PM 4 0 0 7 1 5 17 5:00 -PM 4 0 0 6 3 6 19 5:15 PM 4 0 0 6 4 6 20 5:30 PM 4 0 0 6 4 6 20 5:45. PM 4 0 0 6 4 6 20 6:00 PM 4 0 0 6 4 7 21 6:15 PM 4 0 0 7 4 7 22 6:30 PM 4 0 0 7 4 5 20 6:45 PM 4 0 0 8 4 5 21 7:00 PM 4 0 0 7 4 4 19 (1) The on- street parking spaces are not striped. I tie number of parking spaces snown are assumea using a 22 -roof long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 04 Prepared by National Data & Surveying Services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Friday Dale: 5/4/2012 ATTACHMENT 4 05 Zone 1 Zone 2 Totals TIME Reg Illegal HC Commodore Vice Commodore Rear Commotlpre Race Committee Reg Illegal Parking Spaces Percent Occupied Spaces 39 5 1 1 1 1 66 114 4:00 PM 20 0 2 0 0 0 1 22 0 45 39% 4:15 PM. 17 0 1 0 0 0 1 24 0 43 38% 4:30 PM 17 0 1 0 0 0 1 26 0 45 39% 4:45. PM 15 0 1 0 0 0 1 28 0 45 39% 5:00. PM 14 0 1 0 0 0 0 29 0 44 39% 5:15 PM 19 0 0 0 0 0 0 28 0 47 41% 5:30 PM 19 0 0 0 0 0 0 27 0 46 40% 5:45 PM 20 0 1 0 0 0 0 26 0 47 41% 6:00 PM 25 0 1 0 1 0 0 33 0 60 53% 6:16 PM 36 0 2 0 1 0 0 47 D 86 75 °/ 6:30. PM 39 2 2 1 1 1 0 57 0 103 90% 6:45 PM 39 4 2 1 1 1 1 61 0 110 96% 7:00 PM 39 5 3 1 1 1 1 62 0 113 99% ATTACHMENT 4 05 Prepared by NatlonaI Data & Surveying Services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Friday Date: 514/2012 TIME Zone 4 Zone 4A Zone 5 Zone 6 Totals North South South West East Yellow Red Spaces 1411 1410 1510 din 2th 210 501 56 4:00 PM 13 10 9 4 2 1 0 39 4:15 PM 11 12 9 4 2 0 0 38 4:30 PM 12 9 10 4 1 0 0 36 4:45 PM 12 12 9 4 1 0 0 38 5:00 PM 13 12 9 4 2 0 0 40 5:15 PM 13 12 9 4 2 1 0 41 5:30 PM 13 12 9 4 2 1 0 41 5:45 PM 13 11 9 4 0 1 0 38 6:00 PM 14 14 12 2 1 2 0 45 6:15 PM 15 15 14 4 2 2 0 52 6:30 PM 15 15 14 4 2 2 0 52 6:45.PM 15 15 14 4 2 2 0 52 7:00 PM 15 15 14 5 2 2 0 53 (1) The on- street parking spaces are not striped. The number of parking spaces shown are assumed using a 22 -toot long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 00 Prepared by National Da W & surveying Services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Friday Date: 5/412012 (1) The on- street parking spaces are not striped. The number of parking spaces shown are assumed using a 22 -fool long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 07 Zone 7 Zone 3 Totals TIME EB(Curb Adjacent Parking) EB Metered WB Metered We (Curb Adjacent Parking) West E& Spaces '17t) 15 15 12i'1 6i'1 60) 71 4:00. PM 2 0 2 11 3 4 22 4:15 PM 3 0 2 11 3. 4 23 4:30 PM 2 0 2 11 3 5 23 4:45 PM 2 0 2 10 3 4 21 5:00 PM 2 0 2 10 4 4 22 5:15 PM 3 0 2 11 4 4 24 5:30 PM 3 0 2 11 4 4 24 5145 PM 3 0 1 11 4 4 23 6:00. PM 3 0 1 11 4 4 23 6:15 PM 3 0 1 11 4 5 24 6:30 PM 3 0 1 12 4 4 24 6:45 PM 4 0 1 12 4 4 25 7:00 PM 4 0 1 12 4 3 24 (1) The on- street parking spaces are not striped. The number of parking spaces shown are assumed using a 22 -fool long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 07 Prepared by National Data & Surveying Services Newport Harbor Yacht Club Locatlon: 720 West Bay Avenue Day: Saturday City: Netyport Beach, Ca Date: 5/512012 ATTACHMENT W00 Zone 1 Zone 2 TOTALS: TIME Reg Illegal HC Commodore Vice Commodore Rear Commodore Race Committee Reg Illegal Parking Spaces. Percent Occupied Spaces 39 5 1 1 1 1 66 114 11:00 AM" 37 1 2 0 1 0 1 56 0 98 86% 11:15 AM 37 1 3 1 0 1 0 56 0 99 87% 11:30. AM 37 1 3 1 0 0 0 58 0 100 88% 11:45 AM 39 1 3 1 0 0 0 57 0 101 89% 12 :00 PM 39 1 3 1 0 0 0 61 0 105 92% 12:15 PM 39 5 2 1 0 0 0 63 0 110 96% 12:30. PM 39 7 4 1 0 0 1 66 0 118 104% 12:45 PM 39 1 9 1 3 1 0 0 1 65 1 119 104% 1:00 PM 39 9 3 1 0 0 1 66 1 120 105% 1' :15:PM 39 9 3 1 0 0 1 66 1 120 105% 1:30: PM 39 10 2 1 0 0 1 66 1 120 105% 1:45 PM 39 10 3 1 0 0 1 64 1 119 104% 2 :00 PM 39 9 3 1 0 0 '1 65 2 120 105% 2 :15 PM 39 8 3 1 0 0 1 66 2 120 105% 2 :30 PM 39 11 4 1 0 0 1 66 2 124 109% 2:45 PM 39 11 4 1 0 1 1 66 1 3 126 111% 3:00 PM 39 11 4 1 0 1 1 66 4 127 111% 3:15 PM 39 11 4 1 0' 1 1 66 5 128 112% 3:30 PM 39 10 3 1 0 1 1 66 8 129 113% 3:45 PM 39 10 3 1 0 1 1 66 8 129 113/0 4:00 PM 39 10 3 1 0 1 1 66 7 128 112% 4:15 PM 39 10 3 1 0 1 1 65 7 127 111% 4:30 PM 39 10 3 1 1 0 1 1 66 7 128 112% 4:45 PM 38 11 4 1 1 1 1 1 63 7 127 111% 5:00 PM 39 11 3 1 1 1 1 64 8 1 129 113% 5 :15 PM 37 10 4 0 1 1 0 63 8 124 109% 5:30 PM 37 9 4 0 1 1 0 63 8 123 108% 5:45 PM. 37 10 3 0 1 1 0 64 8 124 109% 6:00 PM 37 10 2 0 1 1 1 64 8 124 109% 6:15'. PM 38 10 5 0 1 1 1 60 7 123 108% 6:30. PM 38 10 5 0 1 1 1 58 8 122 107% 6:45 PM 39 10 1 5 0 1 1 1 1 64 9 130 114% 7 :00 PM 37 10 4 0 1 1 1 64 9 127 111% 7:15 PM 37 10 4 0 1 1 1 63 9 12G 111% 7:30PM 37 9 4 0 1 1 1 64 9 126 111% 745. PM 36 9 4 0 1 1 1 65 9 128 111% 800 PM 36 8 3 0 1 1 1 64 8 122 107 ATTACHMENT W00 Prepared by National Data & Surveying Services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Saturday Date: 5/5/2012 (1) The on- street parking spaces are not striped. The number of parking spaces shown are assumed using a 22 -foot long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 09 Zone 4 Zone 4A Zone 5 Zone 6 TIME spaces North People observed going to the Wedding (Cars) South South West East Yellow Red Totals 141'1 14111 151'i 41'1 211 211 51'1 56 11:00 AM 14 0 15 14 4 2 1 0 50 11:15 AM 16 0 15 13 4 2 0 0 50 11:30 AM 15 0 15 14 4 2 0 0 50 11:45 AM 16 0 15 14 4 2 1 0 52 12:00. PM 16 0 15 14 4 2 2 0 53 12:15 PM 14 0 15 14 4 2 2 0 51 12:30 PM 14 0 15 13 4 2 2 0 50 12:45 PM 14 0 15 14 4 2 2 0 51 1 :00 PM 14 0 14 14 4 2 2 0 50 1 :15. PM 14 1 0 14 14 4 2 2 0 50 1:30 PM 14 0 16 12 4 2 2 0 50 1:45 PM 14 0 16 12 4 2 2 0 50 2:00 PM 14 0 16 12 4 2 2 0 50 2:15 PM 14 0 16 13 4 2 2 0 51 2:30 PM 14 0 16 13 4 2 2 0 51 2:45 PM 14 0 16 15 4 2 2 0 53 3:: 00 PM 14 0 15 15 5 2 2 1 0 53 3:15 PM 14 0 15 15 5 2 2 0 53 3:30 PM 13 0 16 15 5 2 2 1 54 3:45 PM 13 0 16 15 5 2 2 0 53 4:00 PM 13 0 16 1 14 1 5 1 2 2 0 52 4:15 PM 13 0 16 14 5 2 2 0 52 4:30 PM 14 1 0 16 14 5 2 1 0 52 4:45. PM 14 0 16 16 5 2 1 0 54 .5:00 PM 14 0 16 16 5 2 1 0 54 5:15 PM 15 0 16 16 5 2 2 0 56 5:30 PM 15 0 16 16 5 2 2 1 57 5:45 PM 1 14 0 15 15 5 2 2 1 54 6:00 PM 14 0 15 15 5 2 2 1 54 6:15. PM 15. 0 15 15 5 1 2 1 54 6:30 PM 15 0 15 15 5 1 2 1 54 6:45 PM 15 0 15 15 5 1 1 2 1 54 7:00 PM 15 0 15 15 5 1 2 1 54 7:15 PM 15 0 15 15 5 2 2 0 54 7:30 PM 15 0 15 15 5 2 2 0 54 7:45 PM 13 0 15 15 5 2 2 0 52 8:00 PM 11 13 1 0 15 15 5 2 2 0 52 (1) The on- street parking spaces are not striped. The number of parking spaces shown are assumed using a 22 -foot long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT 09 Prepared by National Data & Surveying Services Newport Harbor Yacht Club Location: 720 West Bay Avenue City: Newport Beach, Ca Day: Saturday Date: 5/5/2012 TIME Zone 7 Zone 3 ES (Curb Adjacent) Parking EB Metered WB Metered WB(Curb Adjacent) Parking, West East Spaces 17N) 15 15 12(tt 6u) 61'I 11:00 AM 13 1 1 10 5 7 11:15 AM 13 1 1 10 4 7 11:30 AM 13 1 1 11 4 7 11:45. AM 13 1 2 12 4 7 12:00 PM 13 1 2 13 4 7 12:15 PM 13 0 2 13 4 6 12:30 PM 13 0 1 12 4 7 12:45 Ply 12 0 1 11 4 7 1:00 PM 12 0 1 12 4 7 1:15 PM 11 0 1 12 4 7 1:30 PM 11 0 1 12 4 7 1:45 PM 12 0 3 12 4 6 2:00 PM 12 0 3 12 4 6 2:15 PM 12 0 3 13 4 7 2:30 PM 11 0 2 13 4 7 2:45 PM 12 0 2 13 4 7 3:00. PM 12 0 1 13 4 7 3:15 PM 14 0 1 13 4 7 3:30 PM 13 0 2 12 4 7 3:45 PM 13 0 3 12 4 7 4:00 PM 13 0 4 12 4 7 4:15 PM 13 1 0 2 13 4 7 4:30. PM 13 0 1 13 4 7 4:45 PM 14 1 2 13 4 7 5:00 PM 14 1 3 13 4 7 5:15. PM 14 1 3 13 4 7 5:30 PM 14 1 3 13 4 7 5:45'.PM 14 1 3 14 4 7 6:00 PM 14 1 3 14 4 7 6:15 PM 14 1 1 3 13 5 7 6:30 PM 14 2 3 10 5 7 6:45 PM 14 2 3 11 5 7 7:00 PM 14 2 1 6 1 11 5 7 7:15 PM 14 2 5 11 5 7 7 :30. PM 13 2 4 10 5 7 7:45 PM 13 2 4 10 5 7 8:00. PM 1 12 2 5 10 5 7 (1) The on- street parking spaces are not striped. The number of parking spaces shown are assumed using a 22 -fool long parking space along the available curb space and are for reference only. Therefore, the number of parked cars along a given segment of roadway will vary due to a driver's parking characteristics. ATTACHMENT j -D Attachment No. PC 9 Draft Conditions of Approval 72 DRAFT CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. Minor Use Permit No. UP2012 -016 and Planned Development Permit No. PL2012 -002 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. The Minor Use Permit and Planned Development Permit may be modified or revoked by the City Council, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Minor Use Permit and Planned Development Permit or the processing of a new Minor Use Permit and Planned Development Permit. 7. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 8. 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. 9. Prior to issuance of building permits for the proposed project, approval from the California Coastal Commission shall be required. 10. Prior to the issuance of a building permit for the proposed project, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 11. Prior to the issuance of building permits for the proposed project, a final Water Quality Management Plan shall be submitted to and approved by the Building Division. 7S 12. The building materials shall consist of vertical and horizontal white siding, asphalt shingle roofing, exposed wood columns and trusses, and visually open guardrails, with the final design to be approved by the Community Development Director prior to issuance of a building permit for construction of the proposed project. 13. The hours of operation are limited to between 8:00 a.m. and 11:00 p.m., Sunday through Thursday and between 8:00 a.m. and 12:00 a.m. (midnight) Friday and Saturday. 14. The Parking Management Plan shall be utilized at all times. Any changes shall require review and approval by the Community Development Director. 15. No outside paging system shall be utilized in conjunction with this establishment 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self - latching gate) or otherwise screened from view of neighboring properties, except when placed for pick -up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The exterior of the business shall be maintained free of litter and graffiti at all times. 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. 18. 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 with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 19. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Community Development Director. 20. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 21. An encroachment permit is required for all work activities within the public right -of -way. 22. 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 Newport Harbor Yacht Club including, but not limited to, the General Plan Amendment No. GP2012 -003, Coastal Land Use Plan 74 Amendment No. LC2012 -003, Zoning Code Amendment No. CA2012 -006, Minor Use Permit No. UP2012 -016, and Planned Development Permit No. PL2012 -002. 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. 75 70 Attachment No. PC 10 Historic Resource Report (Summary) :51-7 �Lg HISTORICAL RESOURCES REPORT NEWPORT HARBOR YACHT CLUB REPLACEMENT PROJECT NEWPORT BEACH, CALIFORNIA Prepared for: CITY OF NEWPORT BEACH Community Development Department 100 Civic Center Drive Newport Beach, California, 92660 Prepared by: Joel Levanetz, M.A. Senior Architectural Historian CHAMBERS GROUP, INC. 9909 Huennekens Street, Suite 206 San Diego, California 92121 (858) 541 -2800 November 2013 This page intentionally left blank . Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SUMMARY OF FINDINGS (ABSTRACT) The purpose of the following investigation is to document the results of a historic architectural resources survey and assessment completed for the Newport Harbor Yacht Club Replacement Project (project). Chambers Group, Inc. (Chambers Group) conducted the survey and evaluation contained within this report to provide an assessment of current conditions within the project Area of Potential Effect (APE) and to analyze potential project impacts on built environment resources that may result from the demolition and replacement of the current Newport Harbor Yacht Club facility. The analysis complies with state environmental regulations concerning the protection of historic architectural resources. To this end, the study was conducted in accordance with Section 15064.5(a)(2) -(3) of the California Environmental Quality Act (CEQA). The Direct Area of Potential Effect (D -APE) for the proposed project includes the extent of the properties to be demolished. As such, the D -APE is contained within the footprint of the current Newport Harbor Yacht Club facility. Since buildings and structures can be impacted by such indirect effects as land use changes and visual, noise, or atmospheric intrusions beyond the right of way, an Indirect Area of Potential Effect (IN -APE) was also established. The IN -APE includes a 100 -foot buffer surrounding the D- APE. Review of the properties in both the IN -APE and D -APE failed to identify any historical resources potentially eligible for listing in the California Register of Historical Resources (CRHR). Additionally, the investigation revealed that the Newport Harbor Yacht Club and its associated built environment features have undergone extensive nonhistoric - period alterations that have significantly undermined any potential historic integrity of the subject property. As a result of these significant alterations and loss of integrity, the project area does not appear to meet the criteria of eligibility for inclusion in the CRHR either as an individual property or as a contributor to a potentially eligible historic district. Accordingly, the project is not expected to directly or indirectly impact or cause a substantial adverse change to any CRHR - eligible properties or historical resources for purposes of CEQA. A formal historical resource evaluation for the Newport Harbor Yacht Club facility can be found in the DPR 523 Series forms in Appendix A. Chambers Group, Inc. 20681 M Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California TABLE OF CONTENTS Page SUMMARY OF FINDINGS ( ABSTRACT) .................................................................... .............................II SECTION 1.0 — PROJECT DESCRIPTION ................................................................... ..............................1 SECTION 2.0 — FIELD METHODS ............................................................................. ..............................2 SECTION 3.0 — RESEARCH METHODS ..................................................................... ..............................3 SECTION 4.0— HISTORICAL OVERVIEW .................................................................. ..............................5 4.1 EARLY DEVELOPMENT OF NEWPORT BEACH AND NEWPORT HARBOR ........ ..............................5 4.2 DEVELOPMENT OF BALBOA PENINSULA ........................................................ ..............................6 4.3 EARLY HISTORY OF THE SUBJECT PROPERTY /PROJECT AREA ......................... ..............................6 SECTION 5.0— DESCRIPTION OF HISTORICAL RESOURCES ...................................... ..............................9 SECTION 6.0— FINDINGS AND CONCLUSIONS ....................................................... .............................10 SECTION 7.0 — FIGURES ....................................................................................... .............................11 SECTION 9.0 — REFERENCES ................................................................................. .............................15 SECTION 10.0— PREPARER'S QUALIFICATIONS ..................................................... .............................16 APPENDICES APPENDIX A — DPR 523 SERIES FORMS APPENDIX B — CORRESPONDENCE APPENDIX C — (CONFIDENTIAL) — RECORDS SEARCH RESULTS APPENDIX D — BACKGROUND AND RESEARCH METHODS LIST OF FIGURES Page Figure 1: Project Location Map ...................................................................................... .............................12 Figure2: Project Vicinity Map ........................................................................................ .............................13 Figure 3: Area of Potential Effect Map ........................................................................... .............................14 Chambers Group, Inc. 20681 MIN Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 1.0 — PROJECT DESCRIPTION The proposed project consists of the demolition of the approximately 19,234- square -foot Newport Harbor Yacht Club (NHYC) facility and the construction of a 23,163- square -foot modern facility. The proposed new facility will increase the height of the structure by approximately 7 feet and will roughly follow the current building footprint. Ongoing challenges with flooding from high tides and the ending of the useful life of the 94- year -old structure have resulted in this request. According to the design materials for the new facility, "the material palette of the new clubhouse is designed to match the materials of the existing clubhouse. Primary wall materials are a combination of horizontal siding and board and batten siding, both painted white. Sloped roofs will be covered in an asphalt shingle similar to the existing roofs. Other materials included exposed wood columns and trusses, all painted white to complement the existing clubhouse materials." The NHYC facility was originally constructed prior to the requirement for use permits; however, Use Permit 652 in 1960 approved the R -1 lot at 800 Bay Avenue West, to the west side of the yacht club property, for use of the lot for yacht club purposes. Therefore, the proposed new facility would also be used as the Newport Harbor Yacht Club, and this would not constitute a change in the historical use of the property. Chambers Group, Inc. 1 20681 M Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 2.0 —FIELD METHODS The D -APE for the Newport Harbor Yacht Club Project was determined by examining the project footprint and the potential for direct impacts to historical resources, including built environment resources, within the project area. As such, the D -APE includes the Newport Harbor Yacht Club facility, including the associated parking lots, storage facilities, and moorings. To analyze potential indirect impacts that could result from the project, an additional Study Area, or Indirect Area of Potential Effect (IN -APE), was extended 100 feet out from the D -APE. The IN -APE includes four residential parcels southwest of the D -APE across West Bay Avenue, two surface parking lots to the north and west, and one undeveloped parcel immediately south. In accordance with regulations put forth by the State Office of Historic Preservation, any properties within or near the project APE were subject to an intensive field investigation. Joel Levanetz, AICP, an architectural historian who meets the Secretary of Interior's Professional Qualification Standards, conducted the intensive architectural history survey of the D -APE and IN -APE on October 15, 2013. During the field survey, each of the properties within or adjacent to the project area was analyzed, photographed, and recorded. Any property determined to have been built prior to 1963 or to be potentially eligible for the California Register of Historical Resources (CRHR) was formally evaluated on DPR 523 series forms. The resulting forms are included as Appendix A. Chambers Group, Inc. 2 20681 C Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 3.0— RESEARCH METHODS In addition to the field survey, investigators executed general contextual and site - specific research for the relevant properties and the project area. Sources used to conduct this research effort include the City of Newport Beach Planning Department, the Newport Beach Historical Society, the Newport Beach Public Library, the Newport Harbor Nautical Museum Collections, and Los Angeles Public Library databases. Investigators also consulted the California Department of Transportation (Caltrans) Historic Bridge Survey, California Historic Resources Inventory, and NIPS Focus to determine if any properties had been previously surveyed or evaluated. A cultural resources records search for the project area and a 0.5 -mile search radius around the project area was performed at the South Central Coastal Information Center (SCCIC), at California State University. Fullerton on November 6, 2013 (SCCIC# 13491.0168). The SCCIC search included a review of all recorded sites and cultural resources reports on file for that specific area. The results from the information center indicated three cultural resources investigations were previously conducted within the 0.5 -mile search radius. Of the three previous investigations, the SCCIC indicated that none of the studies overlapped with the project area. In addition, seven other unmapped investigations potentially within a 0.5 -mile radius of the project area were located within the Newport Beach, California, 7.5- minute United States Geological Survey (USGS) Quadrangle that are potentially within a 0.5 mile radius of the project area. The SCCIC search failed to identify any archaeological sites located within the 0.5 -mile search radius and did not identify any archaeological sites within the project area. The SCCIC search did identify one aboveground historic built environment resource within the 0.5 -mile search radius. The Historic Property Data File (HPDF) described this resource as the Lovell Beach House (30- 158585). According to the SCCIC search, no aboveground historic resources were mapped within the project area. According to the SCCIC cultural resources records search, no California Points of Historical Interest (CPHI) or California Historical Landmarks (SHL) are located either within the 0.5 -mile search radius or the project area. The CRHR and the National Register of Historic Places (NRHP) indicate one property is located within the 0.5 -mile search radius. This property is the Lovell Beach House (30- 158585), noted above in the HPDF. The property was evaluated in 1974 and assigned Status Code 1S, indicating that it is an individual property listed in the NRHP and the CRHR. Pursuant to the revised implementing regulations of the National Historic Preservation Act (NHPA) found at 36 CFR 800.4(a) (4), Chambers Group investigators contacted the California Native American Heritage Commission (NAHC) to request a review of their Sacred Lands Files. The NAHC responded on November 5, 2013, stating that the Sacred Lands File search did identify Native American cultural resources at the specified site; and, as part of the tribal consultant process, the NAHC provided a list of tribal governments and individuals to determine if any cultural places might be impacted by the proposed action. Chambers Group then sent an informational letter to the groups and /or individuals identified by the NAHC. The letters were sent to the tribal representatives on November 6, 2013. As of this writing, project facilitators have received one response from the informational letter recipients. On November 11, 2013, Joyce Perry, Representative of the San Gabriel Band of Mission Indians, left a general message with Chambers Group regarding the Newport Harbor Yacht Club Replacement Project. Chambers Group, Inc. 3 20681 PON Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California A follow -up phone call was made on November 11, 2013; but no contact was established with Joyce Perry. No further correspondence was received from the remaining letter recipients. Chambers Group, Inc. 4 20681 SAM Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 4.0 — HISTORICAL OVERVIEW In an effort to establish a context within which to evaluate properties located in the APE, overarching historic themes were researched. These historic themes include the following: • Early Development of Newport Beach and Newport Harbor • Development of Balboa Peninsula Early History of the Subject Property /Project Area 4.1 EARLY DEVELOPMENT OF NEWPORT BEACH AND NEWPORT HARBOR Following the signing of the Treaty of Guadalupe Hidalgo on February 2, 1848, much of Mexico's northern territory was transferred to the United States of America. At this time, the project area moved from being a portion of the Mexican land of Rancho San Joaquin to being part of United States holdings in what would become the 31st state in the nation. In the decades to follow, the rancho that once belonged to Jose Andres Sepulveda was divided and sold to prominent citizens including Flint, Bixby, and Irvine (NBPL 2013). According to the Historical Resources Element of the Newport Beach General Plan, commercial activity in the area first began in 1870 when a modest ship named the "Vacquero" sailed from San Diego to present -day Newport Beach to exchange lumber for such items as hides, tallow, livestock, and grain (Newport Beach 2006). The landing on the marshy bay was soon termed "Newport" by ranch owner James Irvine and James McFadden. After nearly two decades of trading lumber for local goods at the bayside landing, in 1888 McFadden shifted the focus of commerce to the nearby peninsula. There he constructed a wharf that stretched to deeper waters, accommodating trade with larger vessels (Felton 1981). In the decade that followed the construction of McFadden Wharf, commercial activities in the area expanded dramatically. The trend towards economic growth was further bolstered in 1891 when James McFadden and his brother finished a rail line connecting Newport with the City of Santa Ana. This early commercial expansion abruptly ended in 1899, however, when federal funding allotments were granted to establish a new harbor in San Pedro (NBPL 2013). Given its previous ties with the Southern Pacific Railroad, San Pedro soon became the primary shipping hub for the region, diverting interest away from Newport. McFadden realized his predicament, and by 1902 he sold his wharf, the Newport town site and nearly half of the modern -day Balboa Peninsula. Seeing the potential for the seaside real estate, W.S. Collins and A.C. Hanson purchased the property from McFadden in 1902. Over the next five years, the investors subdivided the land, creating the communities of West Newport, East Newport, Bay Island, Balboa, Corona Del Mar, Balboa Island, and Port Orange. By the end of 1906, Pacific Electric Rail lines were extended from Los Angeles to the newly formed City of Newport Beach, bringing both tourists and new residents. Also in 1916, construction on the Balboa Pavilion was completed. According to the City of Newport Beach, the Balboa Pavilion has been the site of numerous social and cultural activities over the past century and stands as "one of California's last surviving examples of great waterfront recreational pavilions" (Newport Beach 2006). The iconic structure was built by the Newport Bay Investment Company to promote the new city as a Chambers Group, Inc. 5 20681 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California center for water recreation and remains one of the most recognized historical resources on the Balboa Peninsula. In 1907, the physical form of Newport began to take shape when the West Newport canals were dredged to form Newport Island. Nine years later, in 1916, the City of Newport Beach annexed Balboa Island. The city again expanded its holdings in 1923 when it acquired the area of Corona del Mar. Then in 1930, one of the last large -scale development projects influencing the shape of Newport Harbor was undertaken. That year Lido Island was completed following a significant dredging effort (Newport Beach 2006). 4.2 DEVELOPMENT OF BALBOA PENINSULA As noted above, the City of Newport Beach was officially founded in 1906. At that time much of the development for the new municipality was centered near Ocean Avenue and 21st Street (Sanborn 1907). According to historic Sanborn Fire Insurance Maps, local access to Balboa Peninsula during this time was provided by the Pacific Electric Railroad, with tracks extending along Newport Boulevard (Sanborn 1907). Although Sanborn Map coverage for the project area is not available until 1929, earlier map sets indicate that development was concentrated approximately 1 mile north of the proposed project area. In the 1907 Sanborn Map, a skating rink, bowling alley, and the Newport Hotel are depicted between 22nd and 23rd Streets, immediately adjacent to the electric rail line. These attractions are situated among some of the first permanent residences built in the fledgling city. According to the 1912 Sanborn Map, improvements continued near Ocean Avenue and 21st Street. These included the additions of numerous residential buildings, a bath house, a pool facility, a bank, and a grocery store. The city hall building is also located nearby, just south of the railway. In addition to these improvements, development on the Balboa Peninsula began expanding towards the proposed project area in 1912. New construction for this time period appears limited to low density, one - story, single - family houses scattered west of present -day Newport Boulevard. The measured residential development near the proposed project area continued through 1922 and into 1929. The final Sanborn Map update for the City of Newport Beach was completed in 1945. Here, the proposed project area remains a sparsely developed residential area, with the mostly one - story, single family residences dotting the surrounding streets (Sanborn 1945). 4.3 EARLY HISTORY OF THE SUBJECT PROPERTY /PROJECT AREA According to early club commodore Albert Soiland in his 1936 The Saga of Newport Bay and the Newport Harbor yacht Club, the first yacht club to use the area for recreation was the South Coast Yacht Club. The organization was originally founded in 1909 and later became the Los Angeles Yacht Club. Enticed by the development in the young city, including the Pacific Electric Railway connecting Los Angeles to the Balboa Peninsula, Soiland found interest among the South Coast Yacht Club members. In 1911, the organization approved the establishment of South Coast Yacht Club Station A, a Newport Harbor outpost for the Los Angeles yachtsmen. Initially, Soiland describes, ....we SCYC boys were permitted to use the big Pavilion for our headquarters, and one Saturday per month was set aside for our meetings' ( Soiland 1938). Here, founding member Commodore Albert Soiland indicates that the initial headquarters for the area's first yachting organization was the Balboa Pavilion, a 1906 waterfront attraction. Chambers Group, Inc. 6 20681 M Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California Soon, however, a simple vernacular structure was built for the South Coast Yacht Club within the project area. This one -story building extended over the bay on exposed wooden pilings and served as the South Coast Yacht Club Station A. As is seen in both historic Sanborn maps and early photos, the facility had a square footprint, long hipped roofs on either side of a modest center gabled roof, and a wrap- around porch interrupted by an exposed brick fireplace on the east elevation (NHYC 1991). In the Newport Harbor Yacht Club's published history, the organization states, "[f]or four years Station A struggled against its lack of facilities, its remoteness, and its dangerous, often impossible, harbor entrance... By 1915, the South Coast Yacht Club members had had their spirits dampened once too often, and Station A was abandoned" (NHYC). Concurrent to the abandonment of Station A by the South Coast Yacht Club, the driving force behind the development of Balboa Peninsula, the Newport Town Company, experienced a decline in profitability. Seeing the opportunity to capture the underpriced real estate and revive local interest in yachting, Soiland met with other members of the South Coast Yacht Club in 1916. At the home of Fred Beck, the group founded the Newport Harbor Yacht Club (NHYC) with Soiland as commodore and Andrew H. Wilson as vice - commodore. By the close of 1916, the newly formed NHYC had bought the increasingly dilapidated Station A and had begun restoring the building as their own clubhouse. According to the organization's published history, "[d]espite being restored to useable condition, the old pavilion seemed not to suit the yacht club. By vote, on September 8, 1917, it was decided 'that the proposition from Mrs. Mary Curtis to rent her house, furnished with wharf and one rowboat, and she to pay for the water, be accepted" (NHYC 1991). After nearly two years of operating out of the Curtis residence, the NHYC realized their goal of constructing an appropriate facility for their growing membership base. A Los Angeles Times article dated February 10, 1919, states that "[t]he membership and Building committees of the Newport Harbor Yacht Club have joined forces in their efforts to obtain the construction of a new clubhouse during the coming spring and a location 75x120 feet in size has been obtained and tentatively secured on the south main shore of Newport Bay" (Los Angeles Times 1919). The article goes on to note that the architect of the facility, G. Stanley Wilson, created the plans which include a two -story structure with a 50 -foot bay front porch. The first floor would contain a lounging room, a dining room, a smoking room, a kitchen, a ladies' restroom, a screen porch, and a pantry while the second level would feature sleeping dormitories, bedrooms, toilets, and bathrooms. Despite several articles mentioning plans for a new facility with two stories, available historic images and Sanborn maps depict the 1919 NHYC building as having just one story. Notably, the 1922 Sanborn Map for the project area depicts a footprint similar in shape to the original design. By the 1929 Sanborn Map, however, the facility appears to have expanded to the west, following the addition of club rooms. The rectangular shape created by the late 1920s addition appears to be consistent with the project area footprint depicted in the 1945 Sanborn Map. In the late 1960s, the facility underwent perhaps its most aggressive and ambitious construction campaign. As noted in the NHYC published history: Health inspections and then a fire forced the club to remodel the galley... After months of fighting a losing battle with the health and restaurant authorities, the last Board of Directors meeting authorized $25,000 for a complete rejuvenation of the galley. Then the galley experienced a damaging fire on Wednesday, December 13. Temporary repairs were completed in eight days and we were again in operation for the holidays. In May the refurbishing of the galley was completed ... In November 1966, remodeling of the entire west side of the clubhouse was announced: The present west portion of the Chambers Group, Inc. 7 20681 le IN Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California building will be completely torn out with the exception of the Pirates Den. This has necessitated developing temporary office accommodations for our clerical staff and powder rooms for both boys and girls... (NHYC 1991) According to available photographs, the nonhistoric - period remodeling begun in 1966 along with the acquisition of and expansion into adjacent lots dramatically altered the style and design of the clubhouse. The NHYC states, "[tjhe remodeling and acquisition resulted in the configuration of the clubhouse and grounds much as they are today" (NHYC 1991). Chambers Group, Inc. 8 20681 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 5.0— DESCRIPTION OF HISTORICAL RESOURCES The proposed project site is located in a developed area located on Balboa Peninsula in the City of Newport Beach, California. The project area currently consists of a two -story recreational building located on the north side of West Bay Avenue between 7th and 8th Streets. The surrounding area is characterized by one- and two -story residential buildings as well as maritime recreation properties such as docks, slips, and open -air boat storage areas. A nonhistoric - period parking lot is located south of the Newport Harbor Yacht Club. Nonhistoric - period overhead street lights and roadway improvements are located adjacent to the subject property. In accordance with Section 15064.5(a)(2) -(3) of the California Environmental Quality Act, an investigation was undertaken to identify historical resources within the D -APE and IN -APE for the project. In order to consider substantial adverse changes that may alter any of the characteristics of a historic period property that qualify it for inclusion in the CRHR, the NHYC and its associated built environment features were included as part of the area of potential effect for this investigation. As such, the yacht club facility, the adjacent open -air boat storage area, the moorings, and the outbuildings were formally evaluated for potential eligibility for inclusion in the CRHR. (See Appendix A of the attachments). After close examination of all available materials and information, it appears that the NHYC property as a whole is not eligible for listing to the CRHR and does not appear to be a historical resource for purposes of CEQA. As a result of several significant nonhistoric - period alterations, including extensive remodeling throughout the 1960s, the property has lost its historic integrity of all aspects or qualities with the exception of location. The location of NHYC is not associated with a notable or recognized historic event. As a result, the property does not demonstrate a level of significance or appear to meet the criteria of eligibility for inclusion in the CRHR based on its current appearance and form. Due to the property's previous loss of integrity, the Newport Harbor Yacht Club Replacement Project is not anticipated to result in an impact to any historical resources or cause a substantial adverse change to any of the characteristics of a historical resource that qualify it for inclusion in the CRHR. Chambers Group, Inc. 9 20681 91 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 6.0 — FINDINGS AND CONCLUSIONS Upon review of the proposed project actions, data gathered during the site survey, and information acquired through historical research, Chambers Group recommends that the Newport Harbor Yacht Club is not eligible for listing to the CRHR and does not appear to be a historical resource for purposes of CEQA. The design, setting, materials, workmanship, feeling, and association of the Newport Harbor Yacht Club have been undermined by nonhistoric- period additions to the building and adjacent development such as the 1960s remodel and expansion of the clubhouse facilities. As such, the project undertaking is not anticipated to result in an additional effect to any potential historical resources or alter any of the characteristics of a historical resource that qualify it for inclusion to either the CRHR or the NRHP. Secondly, as a result of significant alterations and the removal of important character - defining features including one -story design and modest rectangular floor plan, the Newport Harbor Yacht Club no longer retains integrity to a level that it would be considered eligible as an individual property or as a contributing property to a potentially historic district. While initial investigations indicate that several early members of the yacht club were active in civic engagements and local development, research has failed to directly associate the subject property with significant historic events or the productive life of individuals instrumental to the development of the City of Newport, Orange County, or California (Criteria 1 and 2). The Newport Harbor Yacht Club does not significantly embody the distinctive characteristics of a style, type, or period or represent the work of a master and is not a distinctive example of an architectural style or technique (Criterion 3). Significant alterations have undermined the property's ability to convey any historical significance as an early 1900s yacht club and waterfront pavilion. Finally, the property has neither yielded, nor appears likely to yield, information important in prehistory or history (Criterion 4). Pursuant to Section 5024.1(8) of the California Environmental Quality Act, Joel Levanetz, M.A., who meets the Secretary of the Interior Professional Qualifications as an Architectural Historian, has determined that no properties are present within the project APE that appear either historically or culturally significant. Accordingly, the project is not expected to directly or indirectly affect any CRHR- eligible historical resources or cause a substantial adverse change to historical resources as defined by CEQA. Chambers Group, Inc. 10 20681 92 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 7.0 — FIGURES Chambers Group, Inc. 11 20681 93 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California Figure 1: Project Location Map Chambers Group, Inc. 12 20681 94 Kern ] I - ---------- ..:.rl� - - - - - -� 1 Pr, lRi Tsai I I 1 S'J I � I Ventura Los Angeles Alirp r _ J ' � P4Y"H•9L ��J 60 S'�I:•1dw .one dAslY aHy \ W11 Air. r :0 `11L San Arnardino Project Location ver -- r - - - - -I pm N A 10 0 10 20 Miles 20 0 20 ® Kilometers 1:1,250,000 NEWPORT HARBOR YACHT CLUB PROJECT I PROJECT LOCATION MAP I FIGURE 1 m Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California Figure 2: Project Vicinity Map Chambers Group, Inc. 13 20681 97 92 c� N j � U <<cb -N 'Z7 11010 - f.ip4� S 2 n• Vviupnr! Ila q Harbor fiiaml PROJECT LOCATION Ne_.wpnrt - . a H`�c � °P Beach A, r z ri F 4boa IP'fpn N 0 500 1,000 Feet Service Layer Credit: Sources: Esri. DeLonne, NAVTEO. TomTcm. Intermap, increment P Carp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, ION, Kadaster NL, Ordnance Survey, Een Japan, METI. Eari China (Hong Kong(, swisstopo, and the GIS User Community PROJECT VICINITY MAP NEWPORT HARBOR YACHT CLUB PROJECT FIGURE,2 100 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California Figure 3: Area of Potential Effect Map Chambers Group, Inc. 14 20681 101 102 +� E E . y l x w C V 5w a l 5 •� w Lu EL On LL i_- • ■ wl- 1 W N W ry • „U' 6 — i w CL ' + t � � T � ♦ y1l Ld' L � 4 ,f, IM Alm- LLI C r t,j'f t 104 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 8.0— REFERENCES Association of Environmental Professionals 2012 California Environmental Quality Act (CEQA), Statutes and Guidelines. AEP, Palm Desert, California. City of Newport Beach (Newport Beach) 2006 City of Newport Beach General Plan: Update EIR. City of Newport Beach, California. Felton, James P. 1981 Newport Beach 1906 — 1981: A Diamond Jubilee History. Newport Beach Historical Society. Newport Beach, California. Hanna, Paul T. 1951 The Dictionary of California Land Names. The Automobile Club of Southern California. Los Angeles, California. Los Angeles Times 2013 ProQuest Historic Database. Various. Retrieved October 2013, from http://search.proquest.com. Newport Beach Public Library (NBPL) 2013 Newport Beach Chronological Timeline. Newport Beach Public Library. Accessed at http://www.newportbeachca.gov/nbpl/aboutnbpl/newport beach ti me_I i ne. htm Newport Harbor Yacht Club (NHYC) 1991 Newport Harbor Yacht Club: 75 Years. Newport Harbor Yacht Club. Balboa, California. Office of Historic Preservation 1995 Instructions on Recording Historical Resources. California Office of Historic Preservation. Sacramento, California. Sanborn Fire Insurance Company 2013 Sanborn Fire Insurance Maps: 1907, 1912, 1922, 1929, 1949. Accessed at http://sanborn.umi.com.ezproxy.lapI.org/ Soiland, Albert 1936 The Saga of Newport Bay and Newport Harbor Yacht Club. Newport Harbor Yacht Club. Balboa, California. United States National Park Service (National Park Service) 1983 Secretary of the Interior Professional Qualifications Standards. United States Department of the Interior, Washington, D.C. Chambers Group, Inc. 15 20681 105 Historical Resources Report for Newport Harbor Yacht Club Replacement Project Newport Beach, California SECTION 9.0 — PREPARER'S QUALIFICATIONS Joel Levanetz, MA, Lead Architectural Historian Mr. Levanetz is a Secretary of the Interior Professional Qualified Architectural Historian. During his eight years of experience, Mr. Levanetz has applied his knowledge and ability to a range of projects, including historic survey reports, historic resources assessments, Historic American Building Survey (NABS) /Historic American Engineering Record (HAER) documentation, and DPR 523 series form preparation. Mr. Levanetz possesses a detailed understanding of relevant regulations and ordinances that affect historic properties, such as Sections 106 and 110 of National Historic Preservation Act (NHPA), the National Environmental Protection Act (NEPA), the California Environmental Quality Act (CEQA), and the Secretary of Interior Standards for the Treatment of Historic Properties. He has applied this understanding to a breadth of historic assessments and determinations of eligibility across a range of administrative levels including local, state, and National Register of Historic Places (NRHP). Among the agencies served by Mr. Levanetz are the Department of Defense (DoD), Federal Emergency Management Agency (FEMA), Bureau of Land Management (BLM), California Energy Commission (CEC), Federal Communications Commission (FCC), Federal Aviation Administration (FAA), Department of Housing and Urban Development (HUD), California Department of Transportation (Caltrans), as well as countless local agencies and private clients. 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