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HomeMy WebLinkAboutIS004_PELICAN'S WALK ,ga04 / 0 nson Avelopmenf Company •� 363 SAN MIGUEL DRIVE, SUITE E NEWPORT BEACH, CALIFORNIA 92660 EDWARD B. ROBINSON (714) 759.0144 PRESIDENT Co April 10, 1979 � RECEIVED •` Community Dev.lopment 1 Bob Lenard Dept. Advanced Planning APR171979D' 3300 Newport Boulevard CITY or I Newport Beach, CA• 92663 NEWPORTBEACH, t CALIF. l? SUBJECT: Larson Shipyard Dear Bob: For information purposes only, enclosed is the Profit and Loss Statement of Larson Shipyard for 1978, showing a loss of $7, 667 . 87, together with backup spread sheet on haulout income, paint labor charges, and carpentry labor charges, which was recently provided to me by Al Larson.' Please note: The loss would be heightened if any charges were made for his management--this is before any salary or compensation to him--and does not reflect any rent charges to him. I realize it is not necessary to pass this on, since we have been approved by Planning and City •Council, but nevertheless, I felt it important to let the City of Newport know that we were speaking absolute truth when we said that the Shipyard would not survive unless some plan like ours could be approved which would, in effect, subsidize the continuance of the Shipyard. We have sent Al Larson a letter, even though we are not legally required to do so, saying that there would be no rental from Larson Shipyard (enclosed) . Also, we are going to try to advise him from a business �s:Fa ninty wherever AIa -can, �an how he 4.-SiF ht i-mpa_vv his operations into the black again. As I mentioned to City Countil, we had a much better offer from the Alden Company of Florida, but as stated in the letter, we replied that any master lease to them would be contingent upon the notification from Larson that he is satisfied with the sublease. Again, although we are not legally required to do it, we made this contingency. to insure that Larson stays. Three members of City Council did not believe that Larson would leave if our plan were not approved. They were wrong, and we were speaking the truth, as numbers show; if we could not buy the land and implement a plan to subsidize the Shipyard, the Shipyard would have disappeared. i Three of the members also did not believe that it would be a great deal more economical for us to let the Shipyard go and take and offer from a yacht brokerage company, but we did. However, we have agreed to lease to them only until we construct the new premises, and then only if they also subsidize Larson. When constructed, we will a5stme the responsibility for Larson directly, once again. As mentioned, there is no need to write this letter, but I wanted to show that what we were trying to say was correct. very Y trul your , I Edward B. Robinson EBR:ec LARSON SHIPYARD PROFIT AND LOSS -STATEMENT for year ending December 31, 1978 INCOME: Haulouts: $ 48,337 .03 Paint Labor: 56 , 919 . 43 Carpentry Labor: 60 , 490 . 89 TOTAL INCOME $165,747 .35 r EXPENSES: Workman' s Comp. $ 12, 000 . 00 Longshoreman' s Harbor Ret. 12, 000. 00 Group Insurance 3, 863 . 98 Utilities/Telephone 3 , 469 . 45 Truck 1, 394 . 65 Maintenance 1, 431. 38 Gen. Liab. 3, 611. 00 Ins.-Trucks 1, 544 . 00 Offibe supplies/postage 1, 066 . 06 Taxes 4, 000 . 00 Payroll 115, 482. 43 Misc. (,P/R, Lic. , shop supply) '13, 5-2.2 . 27 TOTAL EXPENSES $173, 415 .-22. 7�Ubj FOR17 T8 A 7 ,667 .R7j ` L I moGinson lAvelopMent Conopany ; 363 SAN MIGUEL DRIVE, SUITE E NEWPCRT BEACH, CALIFQRNIA 92660 EDWARD B. ROBINSON (714) 759-0144 PRESIDENT April 10, 1979 ' Al Larson Larson Shipyard 2703 W. Coast Highway Newport Beach, CA 92660 I SUBJECT: LEASE OF LARSON SHIPYARD Dear Al: Enclosed is the letter of April 5 which Bob Rosenwald drew for ' you , which I have signed and and returning herewith. You will also probably need to sign one and send back to me. In effect what it says is that there is no rental from Larson t Shipyard, but so be it. We want you to stay. But we would like the Shipyard to cover at least the taxes on the property, if that would be all right with you. Do you know what they are? It wasn't on the list of expenses you gave to me. Also enclosed is my recent letter to Frank Atlass , telling him that we want to receive notification from you that you are satisfied, prior to consummating a lease with 'him. Very tr,-u1lY y_qurs, E w Ranson L: EBR:ec P.S. Also enclosed is the new plan for the slips which was suggested by Glen Welden of the Newport Beach Marine Department and designed by Sam Kniff of Trautwein Brothers. 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City Planning 3300 Newport Boulevard Newport Beach, CA 92663 Re: Larson's Shipyard Dear Bob: On Tuesday, I had a meeting with Gordon Craig of the Coastal Com- mission regarding our possible plan and procedure for Larson' s Shipyard. After studying the method we might employ to keep shipyard facilities on this property, Mr. Craig surmised that our plan appeared to have a fighting chance of getting Coastal approval, with the retention of the scaled-down shipyard facilities and the provision for adequate public access and amenities. Mr. Craig seemed quite realistic in his approach, and noted that in most of the attempts at two-story retailing such as Lido Village, the stores on the second level and down the side paths invariably seem to go back to office space or the like simply because a retailer needs easy access and good identity. The regulations have to com- promise to these practical facts of life;, and Mr. Craig feels that a relaxation of the tenancy requirements on the second level, and the slight parking deficiency in our new working plan, might be allowed if mitigated by the proper; ,, allocation of public amenities on the property and the revision of our plan to clean up the shoddy appearance, retain the boatyard atmosphere, and open it up to the public. He also recognized the probable need for this additional parking in this heavily restauranted area, which this project would provide. I was very happy in this first contact with the Coastal Commission to find someone with such a practical grasp of how these public goals might be realistically achieved. We're in good hands. I'm sending a copy to Gordon to insure, hopefully, that I communicated our meeting to you correctly and, also, you might wish to talk with them. — _ Very trulyyours, p E d d B. Robinson EBR/bak ___ cc: Gordon Craig 0 0 M Koknson development Company 363 SAN MIGUEL DRIVE, SUITE E NEWPORT BEACH, CALIFORNIA 92660 EDWARD B. ROBINSON (714) 759-0144 PAMIR September 7, 1978 Mr. Jim Hewicker Assistant Director Current Planning Division Community Development Department 3300 Newport Boulevard Newport Beach, CA 92663 Re: Use Permit Application, 2701-93 West Coast Highway Dear Jim: Enclosed is our Use Permit Application and check for our retail/ marine building at 2701-03 West Coast Highway. We are also sending our check for $275, written authorization from the owners to make this application, a list of owners within 300 feet of the property, as complied by Safeto Title Insurance Company of Santa Ana, to- gether with Assessor' s parcel maps showing the 300 foot radius , and 20 sets of plans which includes (a) elevations, (b) site and building layout and dimensions, including signs, (c) landscaping plans and (d) present site and topographical survey. Since we are leaving a portion of the front Cape Cock 2-story building, our architect, Ed Sands of William Blurock and Partners, A. I.A. , a discussed these alterations •of existing structures with the has g necessary reviewers to determine electrical, building and plumbing code requirements. Also, on Thursday morning, September 7 , we met with the board of the Newport Heights Homeowners Association to go over these plans, and they gave their unanimous approval on them. This can be verified by contacting the Homeowners Association President, Roland Landrigan, - 4 at his work (714-838-1433) or home (714 6 6-2 5? 9) Ev elyn Hart was also present. Please let us know when our hearing will be before the Planning Commission. Your attention is greatly appreciated. Very truly yours, Edward B. Robi n EBR/bak Enclosures cc: Ed Sands I CITY OF NEW-PORT BEACH RECEIPT �Ewv1ogr NEWPORT BEACH,CALIFORNIA 92663 NO 82799 u s K 19 f GATE 0 4 RECEIVED FROM sgI7 1 tj FOR:- ACCOUNT NO. AMOUNT 1 DEPARTMENT CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT �<rFowN� (714) 640-2197 July 26 , 1978 1 Mr. Ted Robinson Robinson Development Company 363 San Miguel Drive Suite E Newport Beach , CA 92660 Dear Mr. Robinson : The Community Development Department has had several requests to review land development and harbor activities permit applications in the Mariners Mile area in the past few months . Your application is one of these proposals , and the project has been evaluated by the staff for possible environmental impacts . There are several issues that are raised in each of the projects , such as adequate parking , traffic generation and circulation , conversion of existing land uses to office/restaurant/parking lot uses , water quality, and compliance with the Mariners Mile Specific Area Plan. An Environmental Impact Report was prepared in conjunction • with the adoption of the Specific Area Plan , but each project must be assessed to determine if any new impacts may result from the specific proposals which were not addressed in the EIR. The City presently does not have sufficient data on file to make this •- determination . The proposed project must also be evaluated in light of the recently-adopted Traffic Phasing Ordinance . In order to comply with the requirements of the California Environmental Quality Act, and to make the mandatory findings regarding the appropriate environmental documentation , we must prepare an Initial Study. Since the information which you supplied to us and our own evaluation did not provide sufficient data , our normal procedure is to hire an environmental consultant to research the areas where our data is lacking , and then to prepare the appropriate documentation . We have contacted Westec Services , Inc. to prepare the Initial Study . I would suggest that we set up a meeting , at your convenience , to discuss your project in depth with our staff and the consultant. After this review, we will request a written cost estimate from the consultant. You will be required to deposit this amount with the City plus an administrative fee to initiate the work. City Hall • 3300 Newport Boulevard, Newport Beach, California 92663 Mr. Ted Robinson Page Two j July 26 , 1978 Thank you for your cooperation on this matter. Please call me at 640-2197 to arrange the meeting . Yours very truly , DEPARTMENT OF COMMUNITY DEVELOPMENT R. V . Hogan , Director By I L�' Beverly ood EnvirodMental Coordinator BW:jmb xc: Glen Weldon Harbor Department 1 wodinson Avelopment Company 363 SAN MIGUEL DRIVE, SUITE E NEwpoRT BEACH, CALIf•ORNIA 92660 9DMARD B. ROBINSON (714) 759.01" MRTNCR June 21 1978 Rco muniw . 3. cDm mant Deep PU 0� 0 21970 Miss Beverly Wood cn"Y 06 CH, Environmental Coordinator 6 N6wPCALt� Community Development s 3300 Newport Boulevard 0 d, Newport Beach, CA 92663 v Re: Environmental Information Form Dear Beverly: Per our telephone conversation, enclosed are the materials covering our project at 2701-2703 West Coast Highway. We have met twice with the board of the Newport Heights Homeowners Association to accomplish the enclosed plan. In our first meeting we went over the plan that was shown to you and Fred Talarico in our recent meeting, which envisioned clearing off the parcel and building a three-story 12,000 square foot building to the govern- mental bulkhead line. The Homeowners requested that we reduce the height to 26' , leave a view corridor on the Rusty Pelican side (which would consist of a 12 ' ramp and an 8 ' public walkway) , and leave the two-story Nantucket-type building at the front of the property (but eliminating the corrugated tin workshop to the rear of it) . In our second meeting, the Homeowners Association was very pleased with this resulting plan and Roland Landrigan said we "have their blessing. " Evelyn Hart was also at the meeting. I believe they were also pleased at the prospect of removing perhaps the least beautiful improvement on Coast Highway. We look forward to our next step. Very tru y yours, Edward B. Ro insin' EBR/bd Enclosures LARSON SHIPYARD 2703 W.COAST HIGHWAY,NEWPORT BEACH,CALIF.92660 (714)548.3641 (714)646.7833 May 4, 1978 Mr. Edward B. Robinson President Robinson Development Company 363 San Miquel Drive, Suite E Newport Beach, California 92660 Dear Mr. Robinson: In further response to your letter of April 18, 1978 regarding your inquiry as to whether or not I would be interested in continuing the operation of my boat yard facilities after you purchase the property upon which my business is currently located, please be advised that I do not believe that it is any longer feasible to continue the operation of boat yard facilities on this property for any extended period of time. The prime reason that the property has been offered for sale to you is because of the conclusion which I reached that the continued operation of a boat yard is no longer feasible because of the increasing expenses of operation at this particular location (e.g. , real estate taxes, etc. ) . As you know, I have spent my entire business career in this type of business and it certainly was with great reluctance that I reached the conclusion that I should sell my property and thereby ultimately discontinue the operation of a boat yard at this location. Under such circumstances I regret that I cannot accept your proposal to continue in any form any type of operation of a boat yard after you acquire the property. Very truly yours, CO 0) Elmer J. Larson 9 O 6�4Noc EJL/ct o' oep \0�1�® �� � N 1 Wodinson development Company 363 SAN MIGUEL DRIVE, SUITE E NEWPORT BEACH, CALIFORNIA 92660 iDMARD L ROBINSON (714) 739.0I44 ►ARTNiR April 18 , 1978 Mr. Elmer J. Larson 1000 Hampshire Lane Newport eeach, CA 92660 Dear Mr. Larson: it at all possible, we would like to retain some degree of boatyard facilities on subject property in order to complement our marina retail concept, which would include compass sales on the existing building and yacht sales, maritime equipment, etc. in the new rear building. Please advise. Very truly yours. c �, �� Ede1 rd B. Robinson EBR/bd CO �yaeQ pt• 10 01 N ENVIRONMENTAL INFORMATION FORM (To be completed by applicant) Date Filed June 2 , 1978 GENERAL INFORMATION 1. Name and address of developer or project sponsor: Rd arA Rnbinsnn 2 . Address of project: 2701-2703 W. Coast Hiahway, Newport Beach, Calif. Assessor' s Block and Lot Number ""Ap 49 , page 1 ,j , rn+ 1n 3. Name, address, and telephone number of person to be contacted concerning this project: g,dward Robinson _ San Mignal nrive, Suite Newport Beach , CA 92660 (714) 759-0144 4. Indicate number of the permit application for the project to which this form pertains : Not issued vet 5. List and describe any other related permits and other public approvals required for this project, including those required by city, regional , state and federal agencies : _Building permit, coastal permit 6. Existing zoning district: S . p. 5 7. Proposed use of site (Project for which this form is filed-) : Recreational Marine. PROJECT DESCRIPTION 8. Site size. Land Area: - 100. 03 ' x 239. 9' (survey attached) 9. Square footage. 8k100 sq. ft. to be constructed (gross blgd. area) 10. Number of floors of construction. Two 11. Amount of off-street parking provided. 12. Attach plans. Done. 13 . Propose scheduling. To be completed 6 months after governmental approval 14. Associated projects. Not applicable 15. Anticipated incremental development. None 16. If residential , include the number of units , schedule of unit sizes, range of sale prices or rents, and type of household size expected. Not applicable 17. If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales area, and loading facilities. City oriented 18. If industrial, indicate type, estimated employment per shift, and loading facilities. Not applicable 19. If institutional, indicate the major function, estimated employ- ment per shift, estimated occupancy, loading facilities , and community benefits to be derived from the project. Not applicable. 20. If the project involved a variance, conditional use or rezoning application, state this and indicate clearly why the application is required. None required Are the following items applicable to the project or its effect? Discuss below all items checked yes (attach additional sheets as necessary) . YES NO _ X 21. Change in existing features of any bays, tidelands, beaches, lakes or hills , or substantial alteration of ground contours. _ x 22. Change in scenic views or vistas from existing resi- dential areas or public lands or roads. _ X 23. Change in pattern, scale or character of general area of project. X 24. Significant amounts of solid waste or litter. X 25. Change in dust, ash, smoke, fumes or odors in vicinity. _ X 26. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. . _ X 27. Substantial change in existing noise or vibration levels —' in the vicinity. X 28. Site on filled land or on slope of 10 percent or more. X 29. Use of disposal of potentially hazardous materials, such as toxic substances, flammables or explosives. _ X 30. Substantial change in demand for municipal services (police, fire, water, sewage, etc. ) . X fossil fuel consumption (elec- tricity, oil, natural gas, etc. ) _ X 32. Relationship to a larger project or series of projects. ENVIRONMENTAL SETTING 33. Describe the project site as it exists before the project, in- cluding information on topography, soil stability, plants and animals, and any cultural , historical or scenic aspects. Des- cribe any existing structures on the site, and the use of the structures. Attach photographs of the site. Snapshots or polaroid photos will be accepted.See Addendum A 34 . Describe the surrounding properties, including information on plants historical or scenic and animals and any cultural, hi aspects. indi- cate the type of land use (residential , commercial, etc.) , intensity of land use (one-family, apartment houses, shops, department stores, etc. ) , and scale of development (height, frontage, set- back, rear yard, etc. ) . Attach photographs of the vicinity. Snapshots or polaroid photos will be accepted. See Addendum A. CERTIFICATION: I hereby certify that the statements furnished .above and in the attached exhibits present the data and information required for this initial evaluation are true and correct to the best of my knowledge and belief. Date June 2; 1978 ` (Sig ature) ff For Note: Authority cited: Sections 21083 and 21087 , Public Resources Code. Reference: Sections 21000-21176, Public Resources Code. History: 1. New Appendix H filed 10-8-76; effective thirtieth day thereafter (Register 76 , No. 40) . Note: Order designates that compliance with this appendix is authorized but not mandatory before 1-1-77. Addendum A 33. Project site presently exists as a yacht repair yard and miscellaneous scattered shops in shacks or old buildings. Topography is flat, ranging from 8 . 93 ' at the sidewalks to 6. 65 ' at the bulkhead; soil is stable with no plant or animal life presently thereon. There are no cultural, historical or scenic aspects to the present site. From the street, this property is relatively ugly and over-signed, with a plywood fence blocking the view. Neither the water nor marina can be seen from the highway in front of the property. Across the street there are 2-story buildings. Property in general is in disrepair. See photos on attached Exhibit "A91" . 34. Surrounding properties are primarily restaurants, with Rusty Pelican on one side and Beachcomber on the other, with various smaller retail shops in the Beachcomber building, all some- what in need of repair. There are no plants or animals on either adjacent properties except perhaps for minor shrubbery, and neither property has any cultural, historic or scenic aspects. Height of Rusty Pelican is approximately 40 ' with about 5 ' of setbacks from each property line. These last figures are only the applicant' s estimates. Across the street are 2-story, newer retail stores (see attached Exhibit "A-1") . EXHIBIT "A-1" View looking directly from street. High wood fence and shack block all water view. are _ ENSIGNS YACHT SALES y View from Rusty Pelican lot at buildings across the street from subject prop- erty. No hill homes to the back, but if there were, these buildings would pro- hibit view. Patchwork of signing, fence, fwa� and shacks now on property. ;=w"" SHIPIARD CIF . i `'";*�4 , ems`: �„• `;� '�i EXHIBIT "A—l" Possible style of 2-story . . merchandising for retail marine center. Ramp is quite ugly. Should be built up and landscaped or dug out for additional waterway. I - Plywood fence can be re- moved so that public can see in with the new dev air - elopment. Right now yacht - repair is too ugly not to be screened with fence. — EXHIBIT "A-1" C�1rtlfgTEO TW fd� woieKSHeV LOC+ Showing corrugated work- shop which was attached to original front build- ing. 1 I�/ (ZEwo�E Pay(,.oep �at.d /d Another view. West side of Rusty Pelican i /O on adjacent land. Set- back about 10' from _ property line. '1 East side of Rusty Pelican, 1 - showing about a 5 ' setback A from property line and ; ~• L � � about a 42 ' roof height. / a} r r � f i` ROUTE SLIP G� r Date 1 o v •r a 4> (0+J ra c 0 SE a) E L •r O •rE � cu Initials ++ 4- > o a- U C GJ CJ N r < " M � W Director ssist. Dir. - P1annin ssist ir. - BuiIdin v . P an Admin . Director' s COMMENTS : From /MGodinson cbevelopment Company 363 SAN MIGUEL DRIVE, SUITE E NEWPORT BEACH, CALIFORNIA 92660 EDWARD IL ROBINSON �'' (714) 759-0144 PAMIR Eeo `%3 oc September 7, 1978 C Roe �op4n ayr 1 SEQ 8 o��oN� 12 ,o`�� 1 Mr. Jim Hewicker Assistant Director Current Planning Division Community Development Department 3300 Newport Boulevard Newport Beach, CA 92663 Re: Use Permit Application, 2701-93 West Coast Highway Dear Jim: Enclosed is our Use Permit Application and check for our retail/ marine building at 2701-03 West Coast Highway. We are also sending our check for $275, written authorization from the owners to make this application, a list of owners within 300 feet of the property, as complied by Safeto Title Insurance Company of Santa Ana, to- gether with Assessor' s parcel maps showing the 300 foot radius, and 20 sets of plans which includes (a) elevations , (b) site and building layout and dimensions, including signs, (c) landscaping plans and (d) present site and topographical survey. , Since we are leaving a portion of the front Cape Cod 2-story building, our architect, Ed Sands of William Blurock and Partners, A.I.A. , has discussed these alterations of existing structures with the necessary reviewers to determine electrical, building and plumbing code requirements. Also, on Thursday morning, September 7 , we met with the board of the Newport Heights Homeowners Association to go over these plans , and they gave their unanimous approval on them. This can be verified by contacting the Homeowners Association President, Roland Landrigan, at his work (714-838-1433) or home (714-646-2759) . Evelyn Hart was also present. Please let us know when our hearing will be before the Planning Commission. Your attention is greatly appreciated. Very truly yours, Edward B. Robinson f EBR/bak Enclosures cc: Ed Sands Koknson Avelo ment company _ ,�w �'' •"�'" ,;� ` �•t_ �- 363 SAN MIGUEL BRIM SE E SUITE y 1 ��ai��ppA ?• _ ~� �= 3� , - ,,.�-r"` NEWPORT BEACH. GLIFORNIA 92660 ��y '"^'�'• -- 1123540 , Mr. Jim Hewicker Assistant Director Current Planning Division Community Development Department 3300 Newport Boulevard Newport Beach, Calif. 92663 'Page 2 Thursday,January 18, 1979 The Newport,Ensign New Flan Saves LarsonShipyard It's not every day the city staff gets a pat on the back. But this week, a developer and a property owner joined in praising the plan. ning staff of the Newport Beach Department of Community Devel. opment. /, D/ The developer is-Ted Robinson, who bought the Larson Shipyard E�� •i� property and planned to build a \ IL o°t two-story office building, at 2701- S o'' pt 2703 W. Coast Highway. The property owner is Elmer John "Al" Larson, who operated the shipyard. �� , G,G4%,tF �f Based on a suggestion from the NY GPI° city planners, Robinson and Lar- son have evolved a modified.plan which will permit continuation of no the shipyard, while Robinson also develops an office building. "I'm tempted to take the credit, but actually it was the imagina- tion of the planning staff that came up with this possible solu- tion," Robinson said. 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