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Planning Commission - March 23, 2023
Item No. 2c - Additional Materials Received
Tennis and Pickleball Club at Newport Beach Project Amendment (PA2021-260) March 23, 2023, Planning Commission Item 2 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher(a�yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 2. TENNIS AND PICKLEBALL CLUB AT NEWPORT BEACH PROJECT AMENDMENT (PA2021-260)
As I commented when the previous iteration of this proposal was heard by the Planning Commission on September 8, 2022, and by the City Council on September 27, 1 do not believe staff's analysis of the Charter Section 423 (Greenlight) implications of this potential approval is correct.
Specifically, per Section 423 and the implementing Council Policy A-18, the Greenlight analysis is triggered by general plan amendments, not by project or development agreement approvals.
Revisions" proposes adding a footnote to General Plan Table LU2 saying "27 rooms converted from 17 tennis courts per Council Resolution 2012-10."
However, Resolution No. 2012-10, approved by the Council as Item 14 on January 24, 2012, was (unlike the competing Item 15 for enlarging the adjacent golf clubhouse at the same meeting) not presented as a General Plan amendment, was not subject to a Charter Section 423 analysis, and, most importantly, did not result in any subsequent Greenlight tracking.
It seems disingenuous for staff to suggest that the processing of the current proposal allows the changes to Anomaly 46 that were neither analyzed nor tracked in 2012 to slip through without ever being analyzed or tracked.
In other words, everything beyond the 24 tennis courts, 3,725 sf of (non-residential) development and 5 residential units approved for Anomaly 46 by voters in 2006 is something being added to our General Plan for the first time by the present action.
As a result, the proposed legislation would alter our current General Plan, not as staff shows in its Table 2 on handwritten page 12 of the staff report, but rather by removing 6 courts and adding 41 hotel rooms to Statistical Area L1, and the Charter Section 423 analysis needs to reflect that. If done that way, I believe the conclusion would be that voter approval of the amendment is required.
Additional comments:
Even if one accepted (which I do not) staff's assumption that the General Plan had already been amended to reflect the "2012 project," it is hard to believe their conclusion in the lower right corner of handwritten page 12 that the new tracking table should show that with 80% of the PM Peak Hour Trips added by the present incremental change plus the prior amendments in the last 10 years being 84.16, the number remaining would be
53.14. 21-219
Planning Commission - March 23, 2023
Item No. 2c - Additional Materials Received
Tennis and Pickleball Club at Newport Beach Project Amendment (PA2021-260) March 23, 2023, PC agenda Item 2 comments - Jim Mosher Page 2 of 2 I believe the number remaining by their logic would be 100 - 84.16 = 15.84. But again, the correct analysis would be to consider the effect of removing 6 courts and adding 41 hotel rooms.
2. In making that analysis, I seem to recall that when the previous proposal was before the City Council one of the concerns expressed by staff and some of the Council members was that since it is a new sport, no one had studied the trip generation or parking requirements of a pickleball court versus a tennis court, so a pause for further evaluation would be needed. It appears that further evaluation has not yet occurred, and the two kinds of courts are being rather arbitrarily treated as if they were the same.
3. I also seem to recall that when the previous proposal was before the City Council, Mr. O Hill assured the pickleball players he had no plan to remove any of the existing pickleball courts. I am not a pickleball player, but going from 31 to 18 seems like a substantial reduction to me.
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Attachment J
Project Plans
21-221
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One Upper Newport
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Newport Beach, CA 92660
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3-11 Clubhouse Drive
Newport Beach, CA 92660
Master
Site Plan
CURRENT
ISSUE DATE: EET 01 /11 /2023
Clouded Revisions
Number Date Description
AS
21-223
22 UNDERGROUND STALLS
(18 FOR HOTEL + 4 FOR CONDO)
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ARCH I T E C T S
OWNER
NBCC L+I
One Upper Newport
Beach Plaza
Newport Beach, CA 92660
NBCC
Planned
Community
3-11 Clubhouse Drive
Newport Beach, CA92660
Master
Site Plan
I SUEENT DATE:EET 01/11/2023
Clouded Revisions
Number Date Description
AS
21-224
Master Site Plan - Blow U
1/16" = V-0"
SOUND BARRIER SPECIFICATIONS:
MATERIAL — QUILTED FIBERGLASS CORE WITH VINYL -COATED FIBERGLASS -CLOTH FACING AND VINYL NOISE BARRIER
PATTERN- QUILTED DIAMOND PATTERN
THICKNESS — BSC-25: NOMINAL -1"ABSORPTIVE FACING OPTIONS AND 1 LB VINYL BARRIER SIZES — BSC-25 CURTAIN (QUILTING ON BOTH SIDES) — STANDARD: (2 PIECES) 48" WIDE X 96"H EACH TO CREATE 96" X 96" BARRIER.
COLOR — STANDARD PVC FACING — GRAY
FLAMMABILITY — CLASS A FIRE RATED PER ASTM E84
INSTALLATION — HOOK AND LOOP FASTENERS, GROMMET HANGERS, CURTAIN SPANPORT HARDWARE.
GROMMETS — STANDARD BRASS. ID: 9/16" GROMMET CENTER 1 '/4" DOWN FROM TOP OF PANEL WEIGHT-96 LBS
DIMENSIONS — 49 X 25 x 14 IN
FACING THICKNESS —1"
BARRIER DENSITY —1 LB
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NBCC
Planned
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3-11 Clubhouse Drive
Newport Beach, CA 92660
SITE PLAN
BLOW-UP
CURRENT
SSUEDATE:EET 01/18/2023
Clouded Revisions
Number Date Description
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PHASE I -INSTALLATION
SCHEDULE - 1ST WEEK
■ 1 tennis court removed
15 tennis courts available
• 31 pickleball courts available
• Temporary Modular
Tennis Office
• Temporary Modular
Construction Office
• Temporary Portable
Toilets
LEGEND
❑ - new building
❑ - new sitework
❑ - existing structures {on property)
- parking
- public access - vehicle
- public access - pedestrian
- construction access
N BCC
Planned Community
22 CORPORATE PARK EXHIBIT
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March 6, 2023 21-226
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0 40 84 FT
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PHASING PLANS
PHASE II - DEMOLITION
SCHEDULE - 1ST MONTH
■ Demolish Tennis Club buildings
• Demolish portion of Tennis Club
parking lot
(99 spaces removed, 23 remain)
• 15 tennis courts removed
C tennis courts available
• 7 pickleball courts removed
24 pickleball courts available
LEGEND
n - existing area to be demolished
❑ - existing structures (on property)
- parking
- public access - vehicle
- - public access - pedestrian
- construction access
N BCC
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0 40 80 FT
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PHASING PLANS
PHASE III - SITEWORK
SCHEDULE - 2ND - 3RD MONTHS
• Rough grading
• Utilities
LEGEND
❑ - new building
❑ - new sitework
❑ - existing structures (on property)
@ - parking
- public access - vehicle
- public access - pedestrian
- construction access
NBCC
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March 6, 2023 21_228
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PHASING PLANS
PHASE IV - CONSTRUCTION
SCHEDULE - 4TH - 16TH MONTHS
• new Bungalows
- 19 boutique hotel units
■ new Bungalow Lofts
- 9 lofts
- 2 penthouses
■ Bungalow Pool
• Nick Bolletieri Stadium Court
• 2 pickleball courts added
26 pickleball courts available
• private street from Country Club Dr
to Villas and Fairway Lofts
• new Tennis Clubhouse and
West Parking Lot
LEGEND
❑ - new building
❑ - new sitework
❑ - existing structures {on property)
- parking
- public access - vehicle
- public access - pedestrian
- construction access
N BCC
Planned Community
22 CORPORATE PARR EXHIBIT
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March 6, 2023 21-229
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PHASING PLANS
PHASE V - DEMOLITION +
CONSTRUCTION
SCHEDULE - 8TH - 20TH MONTHS
• new Villas
- 2 single family homes
■ new Fairway Lofts
- 13 lofts
- 1 penthouse
■ new Mayacama Bungalow
• 4 tennis courts available
• 14 pickleball courts available
• Demolish remaining portion of
Tennis Club parking lot for new
East Parking Lot
LEGEND
3 - new building
❑ - new sitework
❑ - existing structures (on property)
0 - parking
- public access - vehicle
- public access - pedestrian
- construction access
NBCC
Planned Community
22 101101111 PARK EXHIBIT
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