July 22, 2025
Agenda Item No. 26
TO:
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM:
Seimone Jurjis, Assistant City Manager/Community Development Director - 949-644-3232, [email protected] PREPARED BY:
David Lee, Senior Planner - 949-644-3225, [email protected] TITLE:
Ordinance No. 2025-18: Amending Title 21 of the Newport Beach Municipal Code Related to the Tennis and Pickleball Club at Newport Beach Located at 1602 East Coast Highway (PA2021-260) ABSTRACT:
On November 14, 2023, the City Council authorized the submittal of an amendment to Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code (NBMC) to the California Coastal Commission (CCC). The amendment would modify the permitted uses and development standards allowed on the tennis club site located within the Newport Beach Country Club Planned Community (PC-47).
On May 7, 2025, the CCC denied the Title 21 amendment, as submitted, and instead approved it with one suggested modification. For the City Council’s consideration is an ordinance amending Title 21 and accepting and incorporating the CCC’s suggested modification.
RECOMMENDATIONS:
Conduct a public hearing;
Find that all significant environmental concerns for the proposed project have been adequately addressed in the Addendum to Mitigated Negative Declaration No. 2010-008 (SCH 2010091052), previously approved by City Council Resolution 2023-69; and Waive full reading, direct the City Clerk to read by title only, introduce Ordinance No. 2025-18, An Ordinance of the City Council of the City of Newport Beach, California, Amending Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code as Modified by the California Coastal Commission Related to the Tennis and Pickleball Club at Newport Beach Located at 1602 East Coast Highway (PA2021-260), and pass to second reading on August 26, 2025.
DISCUSSION:
The applicant requests the approval of legislative amendments to the approved Tennis Club at Newport Beach project to 1) reduce the number of future tennis courts from seven to four courts and add 14 pickleball courts, 2) increase the number of future hotel rooms from 27 to 41 rooms, 3) increase the gross floor area of ancillary uses within the future hotel by 4,686 square feet, and 4) provide three attached condominium units and two detached single-family residences in-lieu of five detached single-family residences.
On November 14, 2023, the City Council adopted Resolution No. 2023-71 (Attachment B), authorizing the submittal of an amendment to Title 21 that would modify the permitted uses and development standards allowed on the tennis club site located within the Newport Beach Country Club Planned Community (PC-47). At the same meeting, the City Council also adopted Resolution No. 2023-69, to accept an addendum to Mitigated Negative Declaration No. ND2010-008; Resolution No. 2023-70, to approve a General Plan Amendment; Ordinance No. 2023-18, to adopt the Planned Community Development Plan Amendment; and Ordinance No. 2023-19, to approve a two-year development agreement. Ordinances 2023-19 and 2023-19 were adopted by the City Council on November 28, 2023, and will be effective pending the amendment to Title 21.
The proposed changes affecting Title 21 include:
Changing the development limit for the number of tennis courts from seven to four courts and adding 14 pickleball courts.
Increasing the minimum required parking from 28 to 72 spaces (four spaces per court).
Converting three of the five single-unit residences to attached residential condominium units.
Updating development standards for attached residential condominiums, which have a density limit of three units and maximum gross floor area of 15,035 square feet. The maximum height allowed for the condominium buildings is 50 feet. The buildings are required to be set back 5 feet from any property line. The remaining single-family residences require a minimum of two enclosed parking spaces and one guest parking space per unit, while the proposed attached condominiums require a minimum of three enclosed parking spaces and one guest parking space per unit; and Increasing the development limit for the hotel use from 27 to 41 short-term guest rental rooms. Additionally, the maximum allowable gross floor area would increase from 28,300 to 47,484 square feet, including square footage for ancillary hotel uses. A minimum of one space per hotel room is required.
Coastal Commission Action and Acceptance of Suggested Modifications On February 8, 2024, the City of Newport Beach submitted the City Council–authorized amendment to Title 21 to the CCC. On May 7, 2025, the CCC considered the amendment and denied it as submitted but approved it with one suggested modification. Specifically, the CCC modified Subsection 21.26.055(S)(3)(b)(iii) to ensure the protection of public views from a Coastal Land Use Plan–designated coastal view road. The CCC approval letter outlining its action and the suggested modification is included as Attachment C.
The City Council must accept or reject all the suggested modifications. Partial acceptance is not permitted and would require resubmittal to the CCC through a new amendment application. A redline-strikeout version incorporating all CCC modifications is included as Attachment D.
If introduced, the ordinance would return for a second reading on August 26, 2025, and take effect 30 days thereafter. If adopted at the second reading, City staff will submit the ordinance for a determination by the executive director of the CCC stating that this action is consistent with its May 7, 2025, approval of the amendment. The approved development agreement would become effective upon receiving the final CCC determination and has a two-year term unless an extension is granted.
FISCAL IMPACT:
The applicant is required to reimburse the City for all costs associated with the review of the application. The applicant has agreed to the terms of the new development agreement stated above that requires the payment of $685,796.25 in addition to all required permit fees and development impact fees.
ENVIRONMENTAL REVIEW:
Staff recommends that the City Council finds that all significant environmental concerns for the proposed project have been adequately addressed in the Addendum to Mitigated Negative Declaration No. ND2010-008 (MND), which included written responses to comments. The MND and the Addendum were prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K-3, and include analysis of the proposed project amendment and the development agreement. The City Council adopted the Addendum at its November 14, 2023, meeting by Resolution No. 2023-69.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item).
ATTACHMENTS:
Attachment A – Ordinance No. 2025-18
Attachment B – Resolution No. 2023-71
Attachment C – Coastal Commission Approval Letter and Suggested Modification Attachment D – Redline-Strikeout Version of Proposed Amendment 26-3
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Ordinance No. 2025-18: Amending Title 21 of the Newport Beach Municipal Code Related to the Tennis and Pickleball Club at Newport Beach Located at 1602 East Coast Highway (PA2021-260) July 22, 2025
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