Planning commission approves conversion of tennis courts to 22 pickleball courts at TTC Newporter after traffic and noise review

The Newport Beach Planning Commission on Jan. 9 voted unanimously to approve a conditional use permit and coastal development permit allowing the conversion of six tennis courts at the TTC Newporter site into 22 pickleball courts, and authorized related parking adjustments on the Hyatt Regency Hotel property.

Staff planner Jenny Tran told commissioners the proposal restripes the existing courts on Parcel 2 into 22 pickleball courts, provides required parking split between the TTC Newporter property and the Hyatt Regency Hotel (both under the same ownership), and includes minor surface‑parking lot improvements on the hotel property. The project requires a coastal development permit because the site is in the coastal zone and a traffic study because it generates a net increase of over 300 average daily trips.

Tran said technical studies prepared by LSA Associates concluded the project would meet the city’s traffic‑level‑of‑service requirements and that noise from the full 22‑court operation “would not create an increase in decibels perceptible to the human ear” at the hotel or the residents across Jamboree Road. Staff recommended the commission find the project exempt from CEQA under infill exemptions (Class 31/32) and adopt the resolution approving the CUP, the coastal development permit and the traffic study.

Applicant representatives, including minority owner Robert Strother and operator representatives, told the commission they agreed to the conditions of approval and emphasized the club’s role as a community hub. Camille Vasquez, an attorney and nearby resident who said she recently joined the club, urged the commission to approve the project: “I urge you to do the right thing and pass this commission.” Several other supporters — residents and real estate professionals — said the club has created community ties and may be a local amenity.

Opposition came primarily from Sea Island residents and other neighbors who raised concerns about increased noise, traffic congestion on Jamboree Road, impacts on hotel guests, and effects on nearby property values. Comments included concerns about tournaments and “carnival‑like” event atmospheres, and requests for clearer information about parking and the scope of surface‑parking improvements. One resident asked whether the project included any new structures; staff clarified the project does not include new buildings and that the improvements are limited to reconfiguring an existing parking area (removing a planter and restriping for self‑parking rather than valet).

Commissioners discussed general plan anomaly and historical use‑permit issues: the two parcels were originally approved and operated as a single development under use permit UP1697 in the 1970s; after the lease expired in 2023 the parcels began operating independently. Commissioners asked staff about the administrative history and whether staff had capacity to review technical reports; staff said the city routinely reviews technical studies and had reviewed the submitted traffic and noise reports.

One commissioner said his remaining reservation was administrative: how the split use permits and anomaly treatment will appear in future records, and suggested staff ensure the record is clear for future property owners. Ultimately, a commissioner moved to adopt the resolution PC‑2025‑002 approving the CUP, coastal development permit and traffic study with the redline correction; another commissioner seconded and the motion carried unanimously.

Conditions of approval require coordination of special events with the Hyatt Regency Hotel to avoid parking conflicts, access to hotel restroom facilities for players, notification to the city if parking authorization from the hotel changes, and a requirement that if the TTC Newporter and the hotel become separately owned in the future, an off‑site parking agreement will be required. The resolution also requires compliance with the city’s noise ordinance and other applicable conditions; staff noted the conditional use permit process allows follow‑up and mitigation if complaints or impacts arise.

The commission’s action authorizes the restriping and permits described; staff recorded minor redline corrections in the resolution and will proceed with permit documentation.