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COASTAL RiSIDEMAL DEZInDF01- COUNCIL POLICY P-1
CITY OF IM P0RT BEACH
�l X
Applzcation Pec'd by
Fee: S
■',:
PLANNING DEPARTMEZII'
CURRENT PLANNING DIVISION
3300 Newport Boulevard
Newport Beach, CA 92663
(714) 640-2218 or 640-2219
Applicant (Print)
Mailing Address
Property Owner
Mailing Address
Rumney Enterprises, Inc.
Phone (7 14 ) 559-9265
c/o Ed Briggs, 5 Northgrove, Irvine, CA 92714
Same as above
Phone
Address of Property Involved 4$7 Morning Canyon Road, Newport Beach
Legal description of Prdperty Involved (if too long, attach separate sheet)
Lot 3 of Tract No- 1237 LS shown on Mi p rrrorded in Book 40. p lgj-s 19 ar_d
Q of L1icrr11anentic_VnpA ,- Rpnards of Qrnngp rminty rmli ft-)rr_ia., _ -
Description of the Proposed Project Fourteen unit condominium project.
Number of Units Fourteen (14 )
flfffr!lfrrafralofafraraaffarrrRRfRRlfarfalataaRsassssttRaraararafffrrrassa*�a��rrfaaf�RrRarf
Please attach a statement indicating the proposed selling price of the units, the
'x anticipated cost of developing the proposed project and any other information that could
affect the feasibility of providing low/moderate income units in conjunction with the
proposed project.
ftlfffffrsRsrffriilf!lfRfaaaffffffaffffffffRfRRaffalffrlfffiffRrRrarsrtssssassrffrsRrsrffsss
(I) (%) Ed Briggs, Vice President of the Corporation depose and say
that (I an) OWLXXM the owner(S0 of the property=30 involved in this application. (I)
)= further certify, under penalty of perjury, that the foregoing statements and answers
herein coatained and the information herewith submitted are in all respects true and correct
to the beat of (my) M=) knowledge and belief. le l2
signature(s)
d
Ed Briggs, Vick President
Rumney Enterprises, Inc.
NOTE: An agent may sign for the owner if written authorization from the record owner is
filed with the applicant.
DO NOT COMPLETE APPLICATION BELOW THIS LINE
Date Filed Fee Pd.g "o Receipt No.
Planning Director Action
Date
P.C. Hearing
Date _ ..'•�`; =��, : '
C.C. Hearing 3 �/Z �� e
Appeal
P.C. Action
Appeal
C. C. Action
Date
SG: n:aa
12/14/82
PRSLMNARY APPLICATION FOR r»T' r':IAL DEMOLITION/CCV -RSIL
: CITY OF brEWPORT BEACH
PLANNING OEPARrYM1%'S "a'
CURpMa PLANNING DIVISION
Application need by
3300 Newport Boulevard
Newport Beach. CA 92663
(714) 640-2218 or 640-2219
Applicant (Print) Rumnep Enterprises, Inc. Phone 71-3 559-926
Bailing Address c/o Ed Briggs, 5 North rove Irvine: CA 9271-1
Property Owner Same as above
Mailing Address
Phone
Address of Property Involved 487 Morning Canyon Road `eu ort Roacb
Legal Description of Property Involved (if too long, attach separate sheet)
2 as shown on xliap rjAcordpdRook
o _ r
Number of Residential Units Currently Onsite Six G
pAximum Number of Residential Units Onsite in the Previous Twelve Months
Number of Residential Structures Onsite Three 3
Description of the Proposed New Development Fourteen linit
Six (6)
If the structure is being demolished as a public nuisance as defined by tho State health and
Safety Coda or City Ordinance. describe those factors causing the existing residential unit
to constitute a nuisance. (Attach additional shoats if neccuaary) S..+ a_?{d 1-4111-
OWNER'S AFFIDAVIT
(I) dim Ed Briags. Vice c + - � depose and say
that (I am) MliCM*) the owner(A) of the property(ta� involved in this application. (I)
xW further certify, under penalty of perjury, that the foregoing statements and answers
herein contained and the information herewith submitted are in all respects true and correct
to the best of (my) I'M knowledge and belief.
signature(s)
�4
Ed Briggs
Vice President
t+ =s An agent may sign for the owner if written authori_ation from t—he record owner is
filed with the applicant.
Do NOT coMPLErE APPLICATION BELOW THIS LINE
Date Filed
planning Director Action
12/14/82
SG:nma
APPLICATICH FCR RES=&4T.ZAL W
L1TIC.`�T/Cr.XERS1CN Page 1 of 2
CITY Or NEWPORT BEACH 0
PLANNING DEPART:SFZlT
CURRENT PLANNING D1V:SICN
3300 Newport Boulevard
Newport Beach, CA 92663
(714) 640-2218 or 640-2219
No.
ApPlic.ltlon
Fee: S
Rec'd by
Applicant (Print), Rumney Enterprises, Inc. Phone (714 ) 559-9265_ _
!Sailing Address c o Ed Briggs, 5 North rove Irvine CA 92714
Property Owner Same as above Phone
Hailing Address
Address of Property Involved 487 Morning Canyon Road Newport Beach
Legal Description of Property Involved (if too long, attach separate sheet)
_Lot 3 of Tract No. 1237 as shown on Map recorded in Book 40, Vages 19 and
20 of Miscellaneous Maps, Records of Or1ing-C, County California.
Number of Residential Units Currently Onsite Six (6 )
Maximum Number of Residential Units Onsite in the Previous Twelve Months
Number of Residential structures Onsite Three (3 )
Six (6)
Description of the Proposed Development Fourt a eI3 uD i t condomi n i um pro j Ltt _ ----
Number of Residential Units Proposed FnurtepO (14) - -
Yf proposal is for non-residential use, why is a residential use no longer feasible on this
sites? (Attach additional sheets if necessary) Not applicable
List of any legal actions involving property owner and/or developer and tenants within
previous twelve months (Attach additional sheets if necessary) Not applicable
court Names Court Address
Casa Number Case Name
Tenants) involved
Description of case
List of current tenants (Attach additional sheets if necessary)
Tenant Nam Brian Cam bell Date Tenancy Began %iaL- 1Qgj .-.•-�
Residence Address 487 Morning Canyon Rd. -Ants 13 Phone Ito--'f:1!� -
8usiness Address Duracell 19700 FnirchildPhone pc:;I-'Y�•ah
mailing Address 7 9orninc Canyon Rd. Apt, B. rorona n -1 V_ir
Tenant Name John Gaul Date Tenancy Began St•rt emhg-r 1 83
Residence Address 487 Morning Canyon Rd. Apt- R Phone 760-2615
Business Address Conoco Chemical.-; 1450 X. Tug in Phone 541-8.1 7 5
Mailing Address 487 Morning Canyon Rd. Ant. B. Corona Del Mar
Tenant Name John Alder Date Tenancy Begin
Residence Address 467 Morning Canyon Rd. Ant, p phone 720-17t'�
Business Address 487 Morning Canyon Phone 7,>Q-1 142 , --
mailing Address 487 Vo y'
•
f
Page 2 of 2
CURRENT TEN'AN'TS:
X�ZaWCl�'!�h'Y tiY'Xfl(kiCtl'�L}(XXI{s3i E.'
!�1E]Il[�C}� HiTdidi�EYliyW
%1WKxx1% ►=XxX
xxllxL` )OxXi
Tenant Name
Jeanette Tu"yman
Dates of Tenancy
%ovenber 1982
Current Residence
487 !Morning
Canyon Rd., Apt
. E
Phone 644-1329
Business Address
Lass Offices
2099 San Juaguin
Hi.Phsne 640-0800
!Mailing Address
487 Morning
Canyon Rd. A
t .
E. Corona Del Mar
Tenant Ka -me
Be sy 3 uEyman
Dates of Tenancy
%ovr•mbo r 1982
Current Residence
•187 Morning
an on Rd. Ant.
E phone 644-1329
Business Address_
Student, receives
Trust Fund
income
Mailing Address
487 Morning
Canyon Rd.. Apt.
E. Corona Dol hint,
Tenant Nit
Kathleen Elaydo
Dates of Tenancy
%nyeM� er 1982
Current Residence487
Morning
Canygn Rd. . A2t_
F Phone 640-0109
Business address
CIE System;
2515 McCabe Rtty
Phone 957-1112
Mailing Address
487
on. 1 tar
*SEE ATTACHED STATEMENT FOR FORMER TENANT INFORMATIO`.
Cfir•3itx�' S AFFIDAVIT
(1) (XXX Ed ri ges _ Viet- Pro-oz i dent 12f t hf- rorpor:i t_ i on depose and say
that (I am) (Xj(x=) the owners of the property(Xq;j; involved in this application. (I)
ffftY further certify, under penalty of perjury, that the foregoing statements and answers
herein contained and the information herewith submitted are in all respects true and correct
to the beat of (my) LVXK) knowledge and belief.
Signature(s)
C!
Ed Briggs, 1.Jiee President
Rumney Enterprises, Inc.
NOTE: An agent may sign for the owner if written authorization from the record owner is
filed with the applicant.
DO NOT CO.14PLETZ APPLICATION BELOW THIS LINE
Date Filed Fee Pd.
Planning Director Action
Date
P.C. Hearing
Data
Appeal
P.C. Action
Appeal
C.C. Hearing C.C. Action
Date
Receipt No.
SCInsa
12/14/82
Applicatiifor Residential DemOl it i*onversion
City of %,ewport Beach
Fortner Tenant Information:
Unit 0A
Jc.►apne Simpson
Criss College, 1238 E. Katella, Anaheim I'ho-sse 631-1001
Tenancy: October 1982 to October 1983
Forwarding address: 2324 E. Commonwealth =5. Fullerton S79-1777
Julie Simpson
Copa De Oro, 633 Anton, Costa Mesa Phone 662-0798
Tenancy: October 1982 to October 1983
Robert Simpson
Kerckhoff Marine Lab, 101 Dahlia, Newport Beach Phone 675-2159
Tenancy: October 1982 to October 1983
Unit #B
Michelle Lizee
Aveo Leasingo 620 Newport Center Dr. I'}sung• ?59-79$8
Tenancy: July 1982 to August 19S3
Lisa Joyce
O. C. Environmental Management Agency
400 Civic Center Dr. crest, Santa Ana Phossc 83.1-7089
Tenancy: January 1981 to April 1983
Unit PC
Robert Sellers Piiun� U 1(J-9.'.00
Price Waterhouse, 660 Newport Center Ur.,
Tenancy: August 1982 to July 1983
Brian Childs
Xerox Corporation, 1 City Wost , Orange i'lit) n.
Tenancy: August 1982 to July 1983
Forwarding Address: 10.1 Greenfield, Irvine 786-31.12
../C�...:.FS.
hl1 rr Cn• '
C:T116 OF KrwPORT McH
pay* 1 of -
AD
PLAx- ZING DEPARSKiNT
Application F:ec'd by
CURRENT PLANNING DIVISION Fee: S
3300 Newport Boulevard
Newport Beach. CA 92663
(714) 640-2228 or 640-2219
Applicant (Print) Rumney Enterprises Inc. phone (714) 559-9265
railing Address c a Ed IIri s 5 Northcrore Irvine- CA 92714 .
r.re erty patter Same as abate
Phone
::Slug Address
a:..ess or Preps . .t•: 3::\•r,laed •1S7 Morning Canyon Road. ::t'%vPc r; Seach
:,...._
Lecal Descript-ion c`
Lot 3 of Tract NO. ,7 `ilc`a
(i: Lam= w:_ac: se, rate sheer) _ _
Cn Z its
::..-•mac: o_ Fasi..cr..:ai .... --- -
tee: Of Cl+z,'.:._. _':%its C:.:its
of resider. b1 �t-..c_,.rrs Cas:_c• T�
C? 1 (0 1
c. the Fr' -- ' - =� .�=---2r. Four",--1 _ _r•.
Fes_ _
C r :1G'E.^.�_.'.!
no IC. _ :e;S15�c this fc_ -
Site? (At .__ shec_s ._` r,r;css.:ti} ti. _ '•'
,: ..._..._. i.,;-sl•. _: ; F.ro:. - .:.._'�z .._ . � : _. ... _ 4e: gas • _t.�ii:.
_i_t Of any It;..
rzcvious twelve rnnths (Attzc a:j.��L._:.1: �!.(•r'� :� ..tCC_ �I; i
CC.: w ._ r. . ------
•J
i :if i)Jt."� 1
� .1:e: :t`::a::�1• tC :.�.':.^+t
� �i�'_l
'ti:rCL'11 19e�� ralri'}11�ft
i.._.:r_4ti1^�^
usiness - Y
::silzzg ;,cd:ess ~
tea: "ri: r. nz
Cs:.:'on tic?
�.,- s
,,.., r1. , r
_
/�i•Cs[i.[+Ctt �
John Gaul
:.: `:c'—er:.::r FecM :
-
c , �.... <,b•
:chant l:a.^e
I(ci.
ar+• }�
s^::ere 7GO-2615
Frsidence Address
^C.7:l.i('C>
i 6: `.Zorn t n t•
C:3 ttV011
�` ;-; : - f 5
= re
8::S27z5s ndd: esS
C}t� ^12 [_' a l 1450 !:
T.e'• �'- 1 :1
+��
nailing : ddress
-a,I jiClrtt. ni`
Can\'(Itl Rd.
AD-, i
('•+•- + Tl.+l
✓: �'.c. � t'
�C f «!�Cl7Ysr�:
vfw'A+tom
Tenant Na.Ine
John Al dt•r
467 morn i ns,
Can\'tin Rd.
An -
Phone -`a
residence Address
457 'Morni tit!
Canvoll 1i(i.
Art . D
-� _ -
Phone 2
Itusiness Address •..
t+
r .
?:ailing Address
•1l+7 "t+rtt t n
+ • +
'
Page 2 of 2
CURRENT TENANTS:
�MmxKxx�amxXXXOD 91CC%xs.��cxrxocx+�:cx�cxxzxa�.�c�rttxaxa,axacxxI�xzxxxa�racz�xzl_-�xxx1
tx��oocx��>c�
Tenant Hume Jeanette Twvman
Dates of Tenancy ho�•ember 1:�8:'
Current Residence 487
Morning Canyon Rd. A t.E
Phone 644-1329
Business Address Lau
Offices 2099 San Jua uin Ilil'bane 640-0800
nailing Address 487
Morning Canyon Rd.. -Apt- E
Corona Del Mar
Tenant Name Bet
st• Twvman
Dates o. Tenancy November 1982
Current Residence 487
Morninz Canton Rd. Ant. E
phone 644-1329
business Address Student
eceit•es Trust Fund income
!sailing Address 487
Mornin Canvon Rd. Ant. E
Corona Del Mar
Tenant Na.we Kai
hl Ft'en n ' n
Dates of Tenancy env► mb r 9B2
Current. Residence 4S7
'! rnin-, Cannon F
Phone 640-0109
Bossiness Address CIF
Svctemc 2515 `#cCabg Wav
Phone 957-1112 _
mailing Address 4S7
v "n
Corona Del Ma
•'--C v. f
*SEE ATTACHED D
SA" ATE"'..E::T FOR FOR'-"r-H :'S::.;:�T
1::FOi:'.'.AT101.
LXXX !,-I
'� ••-'
a�_ :icat:c :. c-►
t4�':�.' : ` -= `- .r.c c:
•
;ztil ::.rt2:cr cer=:°:
:-�== ---. == :=r3==:'• -~-
_. _ - -
cnt-:new En
c .. :'-t
-
-.
- ..
.,rcc-- _..__
•....Y.: h`. �.i ,.: .•. L' :.. ::7 �: i�:i ['n. -_ �. is:-�:L': .-. .� __... _.- . __...
Date Filed
=1te
F.C. ficar inc
-ate
-:r
Fee Pd.
P.C. -_-_cr
r .-:
SC: rr•'la
Applicatifor Residential Demoliti Conversion
City of Newport Beach
Former Tenant Information:
Unit #A
Jeanne Simpson T�r.-a.•.s�='t� w�j
Criss College, 1238 E. patella, Anaheim Phone 634-1001
+ Tenancy: October 1982 to October 1983
E Forwarding Address: 23'J4 E. Commonwealth ,=8, Fullerton 879-1777
Julie Simpson
Copa De Oro, 633 Anton, Costa Mesa Phone 662-0798
Tenancy: October 19S2 to October 1983
s
Robert Simpson `~_'s,.� �.1••, = U
Kerckhoff Marine Lab, 101 Dahlia, Newport Beach Phone 675-2159
Tenancy: October 1982 to October 19S3
Unit 9B
Micbelle Li Zee
Avco Leasing, 620 Newport Center Dr.
Tenancy: Jule 1982 to august 29E3
Lisa Jovcv
O. C.
400 Civic C+'::ter Dr. Wetit . Santa Ana
Tessa: _ �t 196! to Apr_'l 195:.
L'ni . =C'
Or
Pho on 759-7988
-� */f rL20 *«t
Robert Se;.rr
Br: an Ct.: i w s
Nei- N CoSJrural lor" 1 �� :it'�1 , C: ..:��i t :. �i! 93 --3095
•Cr.4.',CY
iur:•arC:Syb �iGC:ti'��: IG-; -jr,-t n ivid .
786-3142
�74 0 ft t;;;.
4.
41
`'rr
,�,"�..`�; ' ......, DfCQTfE%I;.��Yt �iA83 �".. • • •,a...• : • "v' • .+ •• 1 .. .. ,.», � ��';t . a 4Fr '�"► �+ � ° �s �,
71
C. vAdmintatratoK.
ve opm•ent Department, 44 Mia t
"'CITY 'O NEWPORr BEACH
1300. Newok
NOW
chl'Callfarn 012663�'.!z A
POO Bea
6ki( *AOAD NEWPORT �;WAOU.
487-NORMWG
Dtar
-Mrs Gerrard: -
Utiv
In 'aCc47MMrvCe.Wfui,your.rqqueBi dndauthorlzailan,-Tomnfollo &Company hq8--i
I I , . prepv
report .,eww4t(ng.-ttw-feadbility.bf-rMu(ring a speciffed numberardable'. smiLi
with In the en t"
above-re%retread
hvluded In the - followingropop't In'' an, analysts. of the "Ject 14-Uhit Condomfnfum
.Project with the Inckslan of. up two ldip� - �i te
... - I I _m0&rGt4-(ft0M# Un1b. The app " '(d el ropr
revel and overage-absurp an per odhdvq',?M9 been estimated and theJawe of orqfr- "."J"
rebure to,tho.devoloper W Wen' uifirfii,
dmhk, Y r f6r. thu t�nl�y &'bc Se
OE rvice and look forv&d. to your cont(nued
patrbnag in - CIO tuture.
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AFFORDABLE HOUSING FEASIBILITY ANALYSIS
of
447 MORNING CANYON ROAD
Fourteen Candaainium Unit:
NEWPORT BEACH, CALIFORNIA
Residential Development Sys
RUNNEY ENTERPRISESO INC.
Submitted Tot
CITY OF NEWPORT BEACH
December 199i
Submitted Sys
TARANTELLO 4 COMPANY
I
STATEMENT Of ASSUMPTIONS
487 Morning Canyon Road
(i) Project Characteristics,
No. of Units Description Site
Plan A 2 2 Bedrooms 600 Sq.Ft.
Plan 9 6 2 Badrooms 1,250 Sq.it.
Plan C 6 2 Bedrooms • Dan 1,5D0 Sq.it.
lA
(2) Land Ownership: At the start of project constructions, it is assumed
that the land is owned outright by the developers.
(3) Lan„ d Cost, Provided by the Ownership -- $950,000.
(A) Construction Period, An 9-month construction period ties been assumed
from commencement of construction to completion of units.
(5) Construction Costa, Based upon the Replacement Cost -Estimates detailed
by Rumney Enterprises, Inc., (construction costs are assumed to be
incurred evenly over the entire construction period) as follows:
On -site ; 905,000
Off -site 50,000
Parking Garage 192,000
Indirects 106,500
Overhead 35,000
Marketing 140,500
Customer Service 5,600
Total Costs 1_1 A5�q,600
(6) Fins�ncing [_Prime Rate; The rate charged against the outstanding loan
balance is 2.5 percent over prime; prime is assumed to average 11.0
percent. The loan fee was assumed to be 3.0 percent of the construction
costs.
(7) Repayment of loans Based on 100.0 percent of gross sales.
(8) Absorption: An absorption rate of two units per month has been
Incorporated into the calculations. It has been assured that the two
lower priced units will be sold upon completion of construction.
(9) Pricing of Condominiumss Pricing of the condominium units was provided
by Rumney Enterprises, Inc., as follows,
Plan A $ 145,000 x 2 : 290,000
Plan B i ia5,000 x 6 1,110,000
Plan C $ 235,000 x 6 1,410,000
Total Project Revenue s 2,810,00;
r.
2
STATEMENT Or ASSUMPTIONS, continued.
467 Norning Canyon Road
(10) Affordable unit rricin s The affordable unit was considered to replace
Plan A in all scenarios. unit pricing was based upon lrsaossse information
provided by Robert P. Lenard, Advance Planning Administrator, City of
Newport Beach. Because the designated affordable unit is a 2-bedroom
condomIniva, the income level for a 3-person householt) was considered
relevant for potential occupancy. Based upon industry standards, a
maximum of 33 percent of the households gross income Can be allocated
towards housing debt service. Typical financing terms for residential
units are assumed as follows: 10 percent down] 13.9 percent rate; 30-
year amortization. Both low and moderate income levels were analyzed --
the resulting Affordable Unit Pricing used are as follows:
tow -Income Unit S 62,500
Moderate -Income Unit S 97,000
(11) Affordable Rental Rates% Rental Rates were also based upon allowable
monthly expense information provided by Robert P. Lenard, City of
Newport Beach. These figures for a 3-person household are as follows:
Low -Income Unit
Moderate -Income Unit S 910 y
J
(12) Provision of Off -Sits Affordable Units The following additional
assumptions have been lncorporsted into the analysis, provlding low- or
moderate -income units at an oft -site location. The average sales price
for two-or-less-bedrooa units for sales which occured since the lust NLS
listing book was used as the purchase price of the Off -site unitsr-=r5
Absorption; It hex been assumed that the off -site unit will be
purchased in the nineth month and sold in the eleventls month.
(13) Annual Cash riuw: The estimated annual cash flow from renting out the
affordable units incorporates the following annual expenses:
Taxes S 1,800
Insurance 400
Expenses 2,000
Subtotal : 40200
Debt Service 15,944 r
Total S 20,144
* (00.0% loan -to -value, 13.5%; 30-year amortization)
Low moderate�
Per Unit Annual Cash slow (Renting for 10 years) ($13,124] (S9,224)
(14) Residual Value: The residual value of on affordable unit at the and of
the loth year is based upon an annual 5.0 percent escalation factor less
the remaining loan balance at that times
6 236,190 - S 110,047 a S 126,143
M M M M M M M M M = M M M M M
StIMMART (W KUDC21111tl MAMET ACTIVITY
(as of Moveeber 13, 1e0))
AVEAACE SALES ►AICt AVEAACE DAYS 0% WWII ACTIVE LISIIMLS
5Inco Last Since Last Since Last Wife Lott Average Avets;e
Category Coab poor Lilting 000r vesr-to-Osty Coat bosh Listing soot rear -to -Date 11stiog Price Oars on rsrret
pJ Silo
190 Or Lela pe0100e1
I
141,870
f
155,000
3
1T�.000
04
125
lit
1
209,100
1GG
All Residential
s
240,900
s
336,400
s
251.300
163
I »
142
>
395,400
it!
my Area
District 12
s
366.100
t
246,700
404,100
172
131
111
tj
397,200
121
All Aesidential
Z
2600000
1
336,400
:
251.300
143
13Y
147
1
3130400
103
9ourcei Multiple Llatir2 Doze - Volume aL (Moveabsr 18, 19{3); 16erp0rt MatLOr/COsto Kees board of Realtors.
M = = = = r M r = = = = r M
SU04ARY OF CURRENT LISTINGS
(As of November 15, 1963)
District No. 12
Price Per
Address Bedrooms / Baths Square feet Listing Pr1ce Square Foot
755 Avocado and Pacific
Coast Highway
2 / 2
--
S
199,500
--
7
Crest Circle
3 / 2.5
--
S
230,000
--
329
Dahlia Place
2 / 2
--
S
230,000
--
510
Poinsettia Avenue
3 / 2
--
S
251,900
--
512
Poinsettia Avenue
2 / 2
--
S
251,900
--
4
Canyon Lane
3 / 2.5
--
S
255,000
--
409
Poppy Avenue
3 / 2.5
1,577
$
265,000
S
166,04
$10.5
Poinsettia Avenue
3 / 2
--
S
269,900
--
$12.5
Poinsettia Avenue
3 / 2
--
S
269,900
--
43
Beachcomber and Marguerite
2 / 2
1,917
S
275,000
S
143.45
407
Poppy Avenue
3 / 2.5
1,507
S
2E5,000
S
179.5E
1
Curl
3 / 2.5
--
S
290,000
--
405
Poppy Avenue
3 / 2.5
1,427
$
292,500
S
204.9E
403
Poppy Avenue
3 / 2.5
1,603
S
295,000
S
104.03
Sources Multiple Listing Book - Volume 46 (November lE, 19E3); Newport Harbor/Costa floss Board of Realtors.
r rr r rr r rr rr r r rr r rr �■■ rr r rr r r rr
StWARY OF RECENT SALES
(As of November 15, 1983)
District Mo. 12
Address
Bedrooms / Baths
Listing Price
Sales Price
ate of Sale
773
Avocado Avenue
2 / 1.75
f 174,000
$ WA
1n Escrow
614
Larkspur
1 / 1
225,000
220,000
O0/30/83
1017
5modcastle
3 / 2
255,000
WA
In Escrow
703
Larkspur
2 / 1
229,000
215,000
06/06/83
324
Marigold Avenue
2 / 1
249,000
240,OD0
04/13/83
512
Rockford Place
3 / 2
1", 9M
189,900
WA
AVERAGES
i n6, 90
216 22S
Source; Multiple Listing Book _ Volume 46 (November 18, 1903); Newport Harbor/Costs Neu Board of Realtors.
PeMOAMA CASH rt.0e
SCEMARI01 Cot MWERATi.1NcoM[ UNIT
for Sala I on -sate
Met
C"lomr Is
M %sn of
cw%tructiml
rinaKIF1
coveloa.n
outstw4trq
Cro49
De"I"RVI
contclb,ted
z4.rlow*1
worth
CeretWWt ACt1+1te
trod
coat$
coot$
cmt9
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Pagel
Bel Wce
Sal e$
Gann ►tar
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PTO It A"-Ort
l
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carnt"tlm
I M.ow
1 159,400
! 431cm
1 1.132.434
! 22,4}f
1 -0.
f :02,438
f •0.
! ( M,Qw]
! 95O.Cm
1 •0.
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2
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161,477
141,477
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364.113
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3
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a,094
163,414
10,494
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7
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117,903
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1l9,400
13,447
174,647
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67.133
1,30l,9"
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to
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.
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14,A97
14,a9?
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44S,IC4
900,640
420,000
.4.
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11
Sell (1) plan i end
(1) Pin C
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10,132
10,132
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49,50
490, 772
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sell (1) Plan i a+4
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414,a!9
T6,293
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13
Sell (1) plan ! Wd
10 Pln c
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23
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14,271
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%7,649
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46
14
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(1) Pin c
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46
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420,C00
4101mo
187,131
13
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(1) plan c
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a7O,700
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TOTALS
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S ZT?. jM 19.41
S"cal TUWKaLle 4 cap".
ado, avo
P@OfoCAsN rLOe
SiUu11101 ONE L01-11000rE t011
for sale / on -site
Cmonction rtnrcinq
total
Develop wit
Mitarwllrq
Uosa
Dr-10 et Is
Dewlo9er Is
COntr3Wted
Asusn or
CoveloW65
la7rtl+
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Cats
Coals
Corti
Ors.
Aorta,
Marx•
Ss1w
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Eo:3tr
ruiltr
Profit 9e:7rrl
1
Aerard la*Kwrce
Ctnetluttim
S 974,U[L
1 I59,40C
1 43,03'
S 1,3S1.a38
S XII,asa
S A
3 l[s:,a3a
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S 9X,OC1,
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2,277
161,177
161,f7)
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-4
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970,Cm
.a
1S9,400
4,0%
10.4%
10,4%
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46
m,=
-
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a
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5,936
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165,3m
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.4
159.4m
7,7%
1(7,1%
IC7,1%
43.
11rO,lU
.a
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970,000
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.0.
r
.CL
159,am
9,677
149,C377
169,O77
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1,Q9,22O
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7
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f
Caplets Corrtrutlan
Sell (2) Fir, A Was
.0.
1",a00
13,447
174,e47
.0.
72,433
1,)a0,4ae
707,lOO
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l70,000
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10
Sell 11) hen a and
(1) rlr) C
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3S,L110
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93),)Qe
420,OW
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46
12
Sell (1) ran a end
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10,325
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12
sell (1) ►ir, % and
(1) PIM t
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5,91e
3,911
.Q
414,012
111,971
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13
Sall it) Plan It and
III ►lr. C
.0.
46
1,260
1,240
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111,971
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Xd.769
443,231
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14
Ull (11 plan 6 end
,
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46
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sa:i (1) #IV a rd
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223.231
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PIOr AMA t4sM rtoo
SCINA4301 TIO MODERAIF_1MCOr[ WITS
For Soto / on -site
total
Dmlm*t,ik
wrtur., ar
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nr,".sr-y
G*r.lo;w!
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DerrloPtiIs
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[a+:!r
ra,l:r
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1
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1 1.35""<,43A
1 27?143e
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7
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3,277
k61,f73
161,677
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3",115
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9s0,00r
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3
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1511400
4,UX
iL3,494
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571,611
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•
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151,a00
3,936
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5
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7
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170,971
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9
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159.400
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1S,237
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125,V31
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657,349
297,452
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14
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M M r M M M M= M i M M M M r M M M M
PAVOR■A CASH r 0e
SMAR30s TOO LOV-06COW Ut1ITS
rev $410 1 Oft -sits
wrt",
DrrslotP4" ocUtltr
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Unit
fatal
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c"Japsr �s
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tn.ltr
ta.Etr
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1
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9SC,ODr1
S 111',Or
S 43,03E
S 1,157,43E S
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i J}
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7.277
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$27.411
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119,C77
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46
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f50.000
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9
CaA;lete ca+atnetloR
sell (2) pion 4 tNts
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1Sf,a00
15,i47
174,647
49.w7
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1.422,f44
t25,aa
950,000
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,c,
M
Sell (1) rim a o+a
(1) Pie, c
.a
.a
tt,o0e
idiom
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4030992
31011193t
420,0DD
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11
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(1) Plan C
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11,"3
110u3
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tt0,419
4.'0,000
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17
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t.1t7
1,1t7
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413,133
117,2E4
42D,000
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.0.
13
Sesl (1) flan $pia
(1) feln C
.0.
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2,2t9
2,219
.[t
197,214
.s;.
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270,495
721,101
220,495
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J4
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$
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420,0D0
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i5
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00D
1 sis4 m
1#9 10'l
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$ 110.a1S
Sagas Tuntello •1 Corte.
m = = m
pNtfaAMA CASH ft0a
SCWNAs1I2t ONE s001RA11.1"COMC UNIT
for Sala / Off -Site
-
Total
Dow low Is
01ets*• of
comtrUctlon ►lrwclnp
Or.flaplont
Wtstemcnq
Criss
De+elvAT+s
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twwlw.rt'•
rartok
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Costl
Wets
Cuts
Wow
pway
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Can flow
t� ailty
io,lts
Profit P67ONM
i
pfccra tur1UP~ce
'trr:r�ctlu S f'aS,J�G
1 159,4J0
$ 43,03E
1 1,157,47E 1
7012,43a 1
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=,►34 s
.(�
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1 9%'Un
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1 -f}
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7,277
161,677
161,677
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3
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159,4w
4,0w
193,44E
163,4%
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327,9:1
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950,am
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4
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159.4m
5.936
lCs,l36
165,336
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692,147
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-a
95000m
46
.a
5
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159,4M
7,7%
167,1%
167.1%
Z.
U4,145
4.
-a
95a.wn
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6
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159.im
9,6'.7
169.077
161,077
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11.579
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170,9?9
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950.mc
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1
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.r-
159.40U
13.5C7
172.9m
172,9r.1
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1,373,it,
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9
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1s9,40p
15,447
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sills (1) Plan s mo
(1) Pin c
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15,l96
15,d96
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404,10i
1.a1,e,e+4
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-a
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a
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sell (1) Pin 6 "
(t) plw Cl St.1
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5U3,I93
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17
sell (t) ►len t and
(1) 11er% C
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5,661
5,663
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414,339
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(1) plan C
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1,0M
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4.10.QIO
330.14i
619,W
3)Q,144
14
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19t,154
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15
spell (1) plan S rd
(1) pin C
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199,lSa
120.146
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s = = m m = = = = = = = = = = = = m
PROrCAMA CAS64 fLc!
SC[NAM10I OM[ LOf.1McOaf IA111
rot Sala / Off -Site
total oevelum Is ",*A of
Conattuctlon rirw%lrw, W+tlo•p4rt OutstrcUq riots Da.eloprr'f Cuntf:ta.te.. Wnloc�!t�s
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1
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154,60D
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161,671
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.a-
1,412.m
29C,00D
.0.
950,ODD
.O.
.O.
10
Sell (1) flan S and
(1) ►;an C
46
.0.
15,1f6
1341%
G.
a0t,104
I'M8,844
420,EKE
.0.
950,Da0
.0.
4.
11
Sell (1) Pln N and
(1) MAIM cl $ell
Dot -Sets t2elt
.0.
•0.
11,3a9
11,3af
.0-
A7l,l)1
!)7,677
aa?,500
-0.
l50,000
.0.
-O
12 Sell (1) P1sn a "
(1) nr c
-0.
.D-
6,049
6,OA9
.D-
41),951
12),7e2
a20,ODD
.0.
950,mo
.0.
.a-
v Sall (:i Pion 1 Ord
(1) Min c
.0.
.0.
I'm
1,392
.o.
123.7a2
.0.
t2D,=
294,8"
[55,1)A
2%,$U
-0•
la Sell (1) Plan I "
(1) ran c
C.
-o-
.0.
-D.
-o-
•o,
.D.
40,a00
42O,0o0
a3,1)a
aa,mo
.A.
1S Sell (1) r. IM a are
ill P:er. C
.d
.06
.0.
-O-
.0.
.0.
-O.
40,000
QD.WO
.0.
Z1s,13a
18448ii
Lz:tAts
,9�OyfiA
1 w 6tlO 14404
: sn bsa
1,412,946 3,432,948
�.?AMAlm
s 1.17a.afi
L
s40 Ow
= 124468" M6 f
S=C*l Tarrdi:10 a ca*vanp.
rr rr r r■
r r rr r r r r �r r■ rr r r r r r
rR0*:•■a t151- r►oe
SCLMAR101 M MOINA11.1MCOM[ UM11S
trof Sole I Off.sits
6evelamis
ia►urr, of
CaramAtia+
rinw+c!n.
lrta!
l-g.t.ovwt
0utttt+d!►p
Lunt
4enloper't
rl}
.
ContTltsra*
L7:tr
,Riut+t:
t,a'•
hr l!t
rorlt rs:.�i
Mont►,
p..tlrR�4wt A-tl"%I
:arc
,attt
Cnt.t
:riatt
trw
kc+,
1!•lancs
,-
' 191
•tn
-•
1
Rrs:rn loaf/.:~c@
S i5),aAa
i A1,II56
l 1.13�. alt t
•.ast l
w
.C-
I 2t12,a3a-_-
CuAtitttlor
l YJ-, 47
1/1101
.0.
564,115
-G
.G
95G. m
•c,.
=r
-C.
154,arn
2,277
1i1.C1
a39,aQ0
a,0%
1014 G
IUaY: ,
.C�
527,611
3
-C.
l59.aCA
%936
WOM
163,3X
.a
697.%?
a
.i.
:59,400
7,7%
tell%
16711%
177,am
9.67T
liz.':TI
1676Cn
.a
1,II29.21n
-G
• -•0°r
.�
�
6
.L•
159,4m
11,977
:70,977
170,Yn
.�
7
13,5Ci2
172,9W
172.4=
.ta.
1,3n,1D1
-t:
-a
95o,an
.¢
.8
A
—if, Marwnt
-G
154,4w
Caplets C"%rmtlw I
Sell (2) Plan A w";
rtacrrsa Ili Ott -Sate
Wte + ay4.aCtJ 13,ai7 ASA.$A1 19a,Mt
la 5e11 (1) plan I er,d
(1) P1an C 37,f1~ 17.i74 k
11 4e11 111 Pair 0 u,d
46
1,%7.9ae
290,=
G.
M.0Ct1
-a
acc.34►
1,1a,5b,
4,,Od0
-a
s9II,DOD
-a -0.
(1) Plan CI Sell
13,113
11.11)
-ar sm'sa?
%A,�
Q4,000 -a
M.Mo
-d
�
(2) Of1_site Mits
-G•
-a
12 Sell (1) plan 0 end
413,60
131,C413
am,o -0"
M'Ccc
.a
A
13 Sell (1) plan 0 and
151,051
.a
420.= u7,2AA
44,752
291,241
• .
11) 11ar. t
Ilk Sell (1) Plan a end
C. -0.
va,a00
2Q,7$2
MOW
-a
(1) /IV C
•'
.0.
'�
15 Sell (1) pion I w d
-a
.0.
MOOD AM,OOD
'0
U2, »2
1,91'248
2i
!iX7i1� f l�
�'Q
7� 1�
�'�
�-�1�
_�—�-xf1O 17.! i
iOTrr<.S
� f �
1 l . ���
_� 1T2, L17
, 6►L'!e!
f
$mace, lardfullo a Craw!•
00 00 0 00 0� r o� ro io o eo o ■o o ro 00 00 0■ o
►moroawa Cash rkoo
SCENARIO' TWO LO/.111CM WITS
ros y■le ! Off -site
total Dmicwr Is WL" or
Construction r1movirq G.+slcvwq Dutstsm09 Crass Dewlop■rIs CantrttsAws oewloper-s
rr�tn tornl%rtt Activity trC Costs Costa Cart• Oros "mt ee1axv Sales Cain rloe Cwllr !silty rtsflt srrewt
1
sacasa ir,.,rraw�srta
Cva!r ctlar S MOM
I 159,+•x
1 +3,43a
l 3,1:7,+31
f 7C7,43e
3 .06 a
JM,43e
S
_
.o.
1l9,1[!@
2,277
06:,671
141,677
A.
3",11s
.a
_a
974,Ou0
.a
-a.
3
.a
139.s0O
+,0x
163,4x
111,+96
.G.
527,[t)
-a
.a
f .".
_a
-01.
+
.CI.
139,ao0
5,936
163,)36
145,336
•a
697,%7
.a
_a
w,ou,
.a
-o.
s
-a
lss,.00
7,7x
167,1x
10,196
.a
60,167
-.r
.a
m00%
.a
.a
+
.a
139,a0O
9,677
169,077
u9,077
_a
I'C",220
.c.
.a
m,om
.a
-a
1s9.t0O
11,579
170'm
17Q,979
-a.
1,=,I"
.;
MOW
-a
-0
e
�+21� �■ss.sts�o
-a
139,s70
13,X2
in,9C7
172,902
.a
I,3n,la1
-C6
.a
9so,om
.a
.O.
9
CowDleu Cc�stnttlon /
Sall (2) slat A lriltsp
sus�+ase cif Off -Site
tlnits
.a
119,.00
13,447
+a+,eu
194,647
.O.
:,567,9sa
29O.00Tr
.a
rA,aw
.C6
.a
10
Sall (1) nv a end
(1) rlsn C
-CI.
.a
17,639
1716"
_a
&O7,MI
1,165,3e7
AM,=
-a
950,CUG
-a
-8.
li
Sall (1) rlr, a end
(1) Iran Cl Sell
17) r<f-ute Units
.a
.a
13,113
13,113
.a
331,"7
403,700
ss3.(tL
-Cl•
990,OOs!
.O.
.p.
12
Sell (:) nr a Nd
(1) Flan C
.a
-a
7,129
7.12%
.0.
412,871
=0429
4T:,TIG
.o.
95a,OM
13
Sall (1) rlw a end
(1) r.w c
-ar
.a
7,4"
s,.a+
.a
sang
.a
rr_.xc
l96,6e7
753,313
3x,6e7
.a
14
Sall (1) PI in a e7d
(1) run c
.i
_C.
.a
.Cr
.0.
.O.
-C.
AXIOM
Am,=
333,333
40,000,
.O-
ls
Sall (1( non s wud
c
.a`
.o.
.06
.a
.a
.a
.a
Am=
a7O.000
.06
s33,sss
arias
1l7taLS
1 l]e N7D
Lll3.n3
: eM 31
lj,%7.4%8
i SiT
s ytO.tnD
aL 07 7.32
3mgcet 7sren4,4Ua 6 cawy.
r ■r rr sr �r r r rr rr re rr r r■ r r■ r �r r r
Pa0r0art CASH r o■
SCEnAnlot Opt owiflAtI.Incowt tM11
FBI Lease
total
Dv"lwuf's
Artwn of
Cysttuctlan
/lrwclrg
Dereloowt
W.ttwdl%
crow
be.elaper't
COntlibAmC
Dewiaper's
ar-ptn
p.w; t Aetleltr
lart
!Ott%
Cats
_ Coats
orb.
on*
dlr"
Was
Cain flow
lo,ltt
Milt?
Piotlt
1
Petal., 16v+JCvwR^C!
Ctnttructtor
1 1A,o7.
3 :39,CM
1 43,03e
1 1,112,43e
S =,43e 3
.0.
1 =,Ua
f .0.
f (11010m)
3 trlo,Om
3 Z.
3 -0.
_
• .
131,4m
2,2T7
J4:,rn
161,677
.06
364,113
-C-
G.
M,®
3
.`
139,4(>(}
A,CWd
l(7,4%
161.494
-C.
327,613
-0.
.0.
9S 'Dw
4
139,am
3,936
143,)36
10,336
_0.
6n,947
.0.
G.
930,ow
.0.
.0.
S
J.-
139,400
7,79d
16741%
167,1%
A.
660,143
A
.0.
ri0,alo
_0.
.C.
6
•l.
139,a00
9,677
J69,071
101"
.C•
1,m9,220
46
.C6
ri0,000
.0.
7
-"..
111,4m
ll,579
170,979
179,971
AL
1,2o0,19s
-0.
_0.
MOW
.0.
AL
a
fail" meawettrq
.a
ls9,a00
13,307
1n,902
in,t07
9
ccroleto corotructlw+
i
Sell (1) Plan A that
39,4m
13,a47
174,a47
29,047
.0.
J,40?,94i
J45,MD
.0.
93D,mo
.0.
_0.
1O
Sall 113 Plan 0 and
(1) Ilan C
-0.
.0.
13,713
11,793
.0.
40t,217
99p,77!
a2o,aoa
.G.
930,Om
.0.
11
Sell 41) Plan 0 end
11) Flom C
11,236
11,236
.0.
am,74a
-e9,%7
4i20,0o0
12
St1J 10 Plan 6 s+C
(1) •la+ C
.rt
.0.
6,637
6,477
-0.
4:1.30
116,6W
420,O0C
.0.
9y0,OCO
13
Sell (1) plan a end
(1) Plan C
.0.
.0.
1,907
1,1e7
.0.
17d,"
G.
am,=
241,409
70a,»l
241,609
.0.
14
Sell (1) Plan t ov
(1) Ilan C
.a
.0.
_C6
46
.0.
.G.
.O.
a2o.oaa
a20,Om
2Aa,S1t
a20,000
_0.
13
Sall (1) Ilan $ and (1)
Ilan C wd Aerlommme
Afforalr0le that
Plan Al
.a.
.0.
.a
.G.
.o.
.a
.o.
3ul=
sm,DDo
•G.
2a1,s91
2a7,409
1Dnt 3L�
! a3a 6oD
lai 9q!p!
s l,4t7l,9Y f a07 get
: 3r! fsb
N! ao1
fSo
2e7 av
Arras: UsR rlae (Ranting a wooasata.l a ur4t for to laua)
'loss" v6118 (Sellirp
the Unit at t7r wv M
try tow rant)
1♦ 126,1a9
$maces Tatarueus a CONW1•
"-ffe .11 CA54 fLOI
SCf#aA1C: ONE LOM-101COMC UNIT
for Laaas
-
C,erelow -6
Aitka* of
rlrw�cl�Q
lots:
pe�elotr t
OutAt"I
Crops f+�re:rr.'s
'ilrc Ces` 'lo.
Contrltrled
[wlti
Gp.f1o[+r'a
IwStr
orcflt rss�r+t
rms^
I„+�ia+�a^: Attt.::r
Co�atnrtlm
r•
Ca:s
Cast•
Cost.
:.•
s+sar
4tilrx!�
- -
1
R"Fd LWt--Wc.
lSv,aOC 1
43,03E S
z=-+a' 1
-a %'d36
1
-a f I95o,nur�
1 95C,PL0
4 .a 1
-^
--
Cuntruc:lar S 5-.7,7ic
i
361,d77
161,6"
.a
3N, l u
.�
-�
950,vr,
•�
�
k
159,aCq
2,777
.a
95C,atA
•�
r
3
4,0%
tO,a9d
W*4:%
.�
L5y,a00
5,93R
165,336
Sd�,33t
.06
A
95C,4h7
A
.a
d
.a
J59,atC
7,796
1t7,3K
1L'.13i
-D-
ltO,Ja3
-a
WAD
.a
5
t}g��QO
9,d77
1d9,077
ksi.3'<
-a
1,029,24D
-a
.G.
-�-
d-.r
.�
1»,ago
13,579
174,1T9
iT.
.a
1,700.199
A
f50,000
-a
-�
7
!»,a7n
t3,502
►n,9cc
1 7^.'1C2
.a
1,373,101
-�
e
1*21n Netketi�
.a
9
CCPPlrt• Ca6tKtlan I
159,aa0
l5,au
17R,617
Sell (1) Mr.A tNt
A
10
Sell (1) Plan 9 aro
t5,743
15,7t3
.G.
".217
9106731
11
(1) Plan C
Sell (11 Plan • a^e
.�
11,734
-3•
aD1,7N
5R9,9t7
e20,0GG
'O'
MUM
A
A
(1) Pin C
A
11,I.16
12
Sell (1) Plan e ant
ai3,x3
174,0.
ax),000
(1) Plan PlanC
-�
e2C,OW
241,stw
7DE,591
?e3,M19
'�
13
Sall (1) Plan ! ano
(i) plan
uo,an
axl,Wo
ttlA,591
AXIOM
'G
14
Sall (1) Pine +re
„C-
(1) Plan C
13
Sell (1) Plan t and (1)
Pin C and w1mve
a
261.511
7t
Aff0la Lr4t
vrd
(Plan A)
�yf70
2f 0
Mimi
CON tnit fat
tam 1a+=s)
AMA'. Cash
rior (,PwAing
a Lc -1
1 126.143
haSAAI Yalua (Selllnq ttw Unit at
trrs ara of
$10 trtft YOU)
Saacet larar"Un i cwory-
� r� rr r� rr ri �r r r■ rr r� r r■ r r r� it r■ r
saOrOpw4 c44o ► Or
SC[MAt:10t Tao st00ERIM. M:OM[ OMITS
for Lease
total Don I%wIs 4rtur^ or
cwstructlar ritwckq oticlotaiw+t rA.tstandsrq Gross De.rlr+4e14 Contrwa: Gr,olowIs
.trt• Dpr.g:0tnw4 4;t1■itr tend Cost♦ Cxts Cost► Draw }r.., fstr+ce S41n cast, ilnr (y.1tr 144tr Profit ►errant
1
h¢:S :un/:uas�e
CO�+str,ctlm
S 9SC,Or1%
S 1S9.4%
1 43,03E
1 1,3429430
S =g430
S. S
Z ,43a S
-0.
S Ie'r•,OUGi
i 9'r;.fal.
4 .�
S .6
2
.a
1"14M
7,277
161,677
161.R7
:..
)",114
!
-a
149,4M
4,0%
10,494
163,4%
• -
5210611
-a
-a
MAW
.C-
.a
.0.
l".4 L
l,936
165,336
164.336
.C-
692,%?
.0-
-C6
MAC
_a
.0.
!
-a
139,6z
7,7%
167,1%
167,1%
.G.
60.14)
-a
-a
»0,DM
.a
-&
6
-a
149.&M
9,677
169,0"
i69,077
I'M9,=
.0.
.a
95D,0M
.a
.G.
7
.C.
179,*M
11,519
170,97i
170,979
.0_
1,200,111
46
-a
MAW
.06
-&
e
wry "Wilattrig
.0-
149,4fl0
13,4C!
172,9M
172,902
-C.
l,)7l,10i
.0.
-a
970,00a
.0.
.a
1
Cvolete canstnetlon
!
5911 (1) Plan a ur7
(1) KIM c
_a
1".A D
13,u7
174,i47
.A.
244,14!
1.t27,9a6
420,DDD
.a
9sD,tm
.G.
.0.
Sall (1) Pion a r4
t11 Pion C
_0.
.G•
12,6E9
J2,6a9
.0.
a07.)11
720,637
a2D,oDD
-0.
M,=
.0.
u
Sa:: (3) Plr, 5 ra
(1) P1an c
-a
0,107
0,107
.0.
411,ari
x1E,Tu
4 ,oDD
.a
990.Mc
12
$4)1 (1) Plan a and
(1) P1r+ C
-0.
-f..
3,47)
3.61)
.D.
)04,7"
-L
420,om
la7,M
a42,717
W7,743
.8.
13
5a11 (1) Plan a and
0) P/an C
.F
•C•
-a
.0.
-a
.c.
.a
42C,0M
420,00D
427,217
axiom
.a
l4
$a11 11) Olin a aro 11)
Plan c and rtNlrrnu
(2) Aersro4Lle Lw4t
(►Lan a)
-a
.0.
.M
46
�(L
-a
632.0M
07,0D0
-C.
6T1.217
T3,7U
Ti1TA.3
+9oyMK)
adn
1�fl.u7
{ &M 21?
; 1,m,>O)
jjj
2�& ,M
1�ss�i�
L
L
��� 1s.N ■
MnAi Cash floc. (P+ntlfiq
7 ea0oerstr.iroaa traits lcr tan yeas)
S I1a."Q
A"10Ai value ISelltnp yr 2 Chits
at trio wed
or tro tarth
real
f 252.2%
Sacco: Taraitea0 a Ca WI.
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
r*f)rCNWA CASH rt@r
SCINAI1101 TO LOW-SMCo"t U1411S
Far Lost*
Iota.,
Drrelaw Is
Bataan of
Co►structlm f lna•rc1-,
„,@,e10(a.ert
(Aititra;rq
;rfn%
De ofIor-et ,a ;ortolu,ted
;)v#e:otw, s
Kr.th
pa.el: WWs :Ct1•:T,
L4fA
costar cmtf
Cm!%
Dram
A"#
tt)rce
Sara
Cash flow
[WI,I
profit ref cant
1
r 0MV: L'W -. U Wta
cam,
f 13 AM
S MAX S 43,CM
S 1,i5?,43E f
?W,43E f
-Cr f
2tn143e
1 •0.
S (95C,moj
f M.Mu
S •G.
1 -&
?
_&
159,430 2.777
361,6T7
161,8'77
.0.
3",115
.C-
.0.
MGM
M.
_0.
3
.0.
139,600 4,0,4
lLS,4?6
143,496
.N
527,611
-0.
-0.
9'50,mc
-G.
-0.
A
-0.
1`7,Am. 5,936
m.336
165,336
.0.
692,947
.0.
.0.
1?5cioG
.0.
4.
5
.0.
MAW 1,7%
161,1%
167,1%
-C_
60,143
.0-
M.
M,=
.0.
.r_
6
•.0.
1S9,4CD 9,677
169.777
169,071
-C_
1,029,2=
C.
_0.
M,0ID
.0.
A.
T
_0.
139,4m 11,579
177,l79
170,979
.8.
1,?00,1"
4.
.C6
M,(tb
•0.
-0.
e
Ea;10% nat•atlrq
,C-
159.43X` 13.502
172,9m
17?.9C2
.0.
1,373,101
.0.
.0.
930,0m
.a
.e.
9
Wrolate Csrstfuctlm
t
Se11 (1)0lanAr4
r1) rlr C
.%
159,AM 15,447
17a,M7
.D.
245,15)
1,127,94e
4 .0m
-a
9x.M0
.D.
.�.
10
Sell (1) rm 9 W4
(1) ►14r C
41.
.0. 17,6"
12.f"
-C"
Q?,3ti
720,6)7
4T:,OW
Z.
M*C D
.0.
.0.
it
5411 (1) P14r 5 ar4
(1) rlr C
-0.
.0- 6,107
e,101
-0.
411,03
306,744
42.1ma
.0.
M,0ID
.0.
.0.
12
Sa11 11) r n 6 er4
{1) rlr C
.0.
.0. 3.473
3,473
.0.
)M,744
.0.
cm, mc
W71M
W,217
L71,753
-0.
13
Sell (1) ran 9 Pro
'
(1) rlr C
.0.
.0. .G.
_0.
.0.
C.
.0.
AMAD
An,=
422,217
Q0,000
.0.
14
Sall (1) rla� ! rd (1)
Plan C r0 RNirace
42) Affs1*01v Unit
(Plan Al
.a
.a .0.
.a
G.
G.
.D.
63 e=
02,000
.0.
422,2)7
2",?U
Wets
LMA-Dm
R <lo S37 at
17.su,nt L mARM U,m,:U
}tea
IMMma
LI RIN v
L
aoo
5220.70 1s.aQ a
*T%Al Cash ►logy (Rantlnq thr 2 tor.lrceeaa Vs)ts for ton gars)
S9110 rl ftlUR (5911Pq 2 Ur4tt At
tha are or th9
truth r@W)
{ 232,tt6
smacel 1t:&V.sp .4 a cGvWv.
17
5 MAIIY AND CONCLUSIONS
As evidenced by the preceding Proforme Cash Flovs and as tumaarlred below,
' the estimated rate of return under the twelve scenarios rang* between 7.3 per-
cent and 23.7 percent. The rate of return improves as the affordable unit is
' leased and when a moderate-incoaa unit is incorporated into the ra ec n j t rather
' than a low-income unit.
tESTIMATED RATE OF RETURN
Moderate -Income Low-income
One unit: For ' Sale/On-Site 19.6 S 16.6 S
two Units: For Sala/On-Site 15.4 x 9.3 S
One Unit: For Sala/Off-S[te 10.5 1 15.6 S
' Two Units; For Sole/Off-Site 13.2 s 7.3 S
One Unit: For Lease/On-Site 23.7 S 22.1 S
Two Units: For Lease/On-51te 19.6 S 16.0 S
1
It should be noted that these rates of return reflect point estimates
' based upon a series of assumptions detailed earlier in this report.
the
' actual rate or return achieved by the development will depend upon to what
degree variances from these assumptions ate experienced and In what direction
(i.a., positive or negative) they occur. It is the opinion of Tarantella i
Company that if variances do occur, they are more likely to occur in a
' negative direction resulting in a reduction of the rate of return. The more
' significant factors which could cause such a result are as follows: (1) a
more lengthly absorption parlpd; (2) An Increase In construction costs; and
(3) a reduction In achievable sale prices. Theta are several more downside
risks than upside potential. For example, It is far more probable that In the
' midst of an economic recovery period that interest rates, labor costs and
' construction materials are all likely to rise in price; thereby, further
is
reducing potential profit. Yet at the some Lima, recently rising interest
rates have substantially slowed housing sales (with a predictable increase In
absorption period for new construction), and substantially suppressed real
estate appreciation rates to below current estimated cost of living price
levels. Any anticipated increase in potential sales prices is extremely
unlikely. In simple language, the Rdownside■ is greater then the •upside.■
Given the risk level associated with this type or development and the
aforementioned likely direction of any variances, It is our opinion that the
Only reasonable scenario is the exclusion of any affordable units -- on -site
Of Ott -site. (lased upon our experience and knowledge of specific development
projects, larentallo t Company has found that most developers would not under-
take such a development without an expected rate of return of at least 90
percent.
In summation, In a financial world where high-grade corporate bonds are
yielding 12 percent or ■ore, with full liquidity and no management require-
ments, our most recent experience in the evaluation of development Projects
for similar clients suggests required rates of return In excess of 50 percent
on invested capital over the ter■ of the project. It is evident that none of
the previous scenarios approach this benchmark, and we strongly recommend that
no affordable unit requirement be imposed upon the 467 Morning Canyon Road
development.
Canyon We
19 Unit Condominium Project
Projected Summary of Income and Costn
Summary of Product Mix
No. Sizf!
Plan A bedro(nn H{lU -lq. rt .
Plan 11 Ei «' Bedroom 1*50 rrq. r1.
Plan C G B droorn/Ileln 1.500 sq. rI
14 units
F(evenue and Construction Cost:,
Plan A S1.35,UUU 4 2 0 $ 200,000
Plan iS 1 Fi.`i , U(!U X 6 " 1 1110,000
Plan C :':Sri , UU(l }; (i 1 1 1 U 000
Tool Project Re•venuo• H10,00o
con-.i rust ion COSLh
land
$950 , (,UU
ons 1 t er
905,000
01 f5i tA'
50,()0()
Parking Garage
192,00()
lndirelcts
106, 00
Overhead
35,00()
Marketing
:10, ;UU
Finuncinp
110,00()
Customer Service.
f),600
Total Cost $ a:'a 100
Projected lnccsmt• ::fil 90
L---U
-
Length of Project -- 18 month:.
Return on
Investment -
(assumes
capital invesstment
in land
of $950 , 000)
(264,900 T
950,000)
; 1.5 - .2 () ;
i
CANYON COVE
Canyon Cove will be located on the northeasterly cornea of
Morning Canyon Road and Pacific Coast Highway. Tho property
currently contains six unattractive rental units, wtsich will
be removed in connection with the development. Thee nrry
development will feature fourteen single -story condominium
units ranking in size from 800 to 1500 square feet. `Iuhterranean
parking will be provided to accommodate two vehicle. -Is per unit
plus an additional two spaces for guests.
Aesthetically, the! completed project will be an afuwt 1,41 the:
community. The two-story design fronting on Pacific: Coast
Highway and Morning Canyon provides design ele7nerets which arc!
architecturally pleasing and complimentary to the n(Aghhorhood.
Even though over 20; of the property is burdened with Mtn
environmentally sensitive canyon area, they architect has been
successful in creating a building which includes a large open
courtyard and t;parious entry along; horning Canyon noted.
A primary concern in designing the building was to create tail
of the elements one would expect in a private residential
environment. Security, separate private entries and outdoor
living spaces are all included. Sensitive use of color;, roof
tiles and varying architectural forms further enhance the,
warmth of the building. The project is specifically designed
for those who love the charm and character of Corona del liar,
but do not want the burden of maintaining a single family home:.
:«Six:
31+ -i"�- `.,$�yl ir:'i✓w•
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„
COM"a (ty Development Department
CITY CF•NKWP-ORT BEACH
3300 Newport $away d
;.
•'
Newport Beaeh, GMfornla 02683
.
- =
, •''
'�f. YOR)MG CANYON'ROAD - NItW pO1tT DtACN
Bear Mr. Lenff&-
bs o6cardarice .wth yaw request, Tarantella-& Company has Prepared this follow-up
letter to curif "y' the; of f ordable unit feasibility st4dy which was Pr*par d regardtrw the
abow4ofweaced development.
Ammpttan.'NO.742 diocussed+•the provision of an off -site affordable unit In ordsr to.
CO- with the Mello' Bill. As stated an Pale 2 of the Report, • the •price -ueed' far the
off site unit was the awrade sales price for two-or-lesar bedroom 'taints far sale which.
occtiuvvd since the lad ULS Listtnp book. The resulting price used, as shown in the Table
an'PM* 3, was $155,000.
µ Anuumption No. 11 discussed the rental income provided by leasing Me offordabhe wgt(s)
for the required period Tito rental rate figures were calculated bond ' upon • 3-person
households cue, to the small size of the units dsaignatod to be allocated as the if f orddWe .J
: unit: The,4=person hauehotd rental fire, inFrtaees the potential monthly reyeruts by
an
i6s.04 Far the"iow�incomte'tnit. d $101.00 far the moderate -Income unit. ,The minor
n w we . increase provkkd: by assuming a 4-persort ` household still would not adjust the
return pr"ai+k undar tht lase scenartos`,to ludify.requirkig ws affmIable'unit. within
- .• this developesent: ; ,� , � - ., - _ .. - !. , , .. :..
Tarontetlo &Company `revtvwed the achedul�d sale.pricas'of the proposed ciereiopment -'
btlieves' that the GlW prices: are not. Agnifiaarttty out of, line: within the `m�ket- `
r,ptam, -The current tietirtps and recettt'ialq attld t*s`tlfe.Tdblss an`Pagps 4,and S iefl�gt;q
C, maeircet pfor the area= therefar'i►irrotft that.the scheduled pr#ces have
are been
to react=the'anttci d fthe s:�It mitst be notiO that the itsttrpe
,•
acid oasis ani not dtreatly comparible,to'On'proporad dsvrilaptinent; the-r ororsa`dei Mpr'1•
is %iry Itaittsc� 24W of conrpararbte pr+ddtct: Alin inargv a� the Hstings and Adis- .
roflect ta*0."ta thano
'thm a Hd In the lapin t zed an d
t� Per e f oaf basis: theJpr#cV sc"If bicomm mare- in, tine ivt
• �If ra� � tThs.�, ,�ttt#s�� : ablorpttan, ata.�Al(ted t0,-the S�ubject
r ,« ,✓• W PetW-,af ,absorption achieYQd•by_OtW product on..
thr esaw bithe' tmme�dt0te"arece rThe Modero to price -echedele of rise bubjest eNea es
' the Pro ecCi ialaibil�tj► . tsid ftlucys the risk ad carry -cart . typtcagy . f lgurai Into . tlu
"_ i�elilrtg .Pe_a%. highw' priced hand lost coinpit�tivef reridsricss.
yM l«:;thb`ropperturUty to"be orvtre asnd look jorwan!'to� catth�reed
3 ti pear!, . to t%M.i4t�.. :. Y°" ' ' .. _ •' - .
A-RANTEI.Mh C0MPANY'`_ '
Phafiat'�laeeapiW .,.
. �..• - •lA •_+-` s, ! S • v` I„a•i » r-, •• -,. '�., . a..., Y'e + J,t! S'^i.'.ar.+.r ••, _ a 4
1 •'y!'Y..A .;�' �t��•. w. fr•w..yr.Jy. r%h ".a"'r� ~i ` "-�, r,.{. .k ..,.1 ••rn.+.:°.':' ,•.". .�r. : ...
4het»'+ \ a - l.f.i. r. ,. .• .ww•r •. M. - - 1iM°t •. ..•/•.-wry. • '!?r`' +W YY'^,•._
.-•'',�•j' .. .� • wn..'!• ... ,l�•i.nMii ..�....yr•..JY. ii•.. - .: 7}Y:` •r''�•w• a _•.
r �•,; i,p......,:'+e. C.1 •' �." N•_r.:.lr''.'1*el ;�'.�'� .`.�111.MM` 1.... .. '.. r• r.. ,..
•1•,%In.,ra'�' " vfN rri,• `+•►./ii -+'• �M.•..! .• •. •'.•• •ary[,:.• .RVi,w �'_; ryrrJf ,M
�•ds *wY; htR+e � .. r s-.+{,.w�... r.-..a,-.:. •• '.7r•i. j?:!�'i',...�,. ,. 4{..,,.,e...a,... s>1.R .: .G.. :,. . �f":• cw- ., .,.+,;.�.. ir.,�,, . t+M* : r l"' �;• . �i� Li r .t• �"`• ::', A
w My,.•.'a {6. +� Y{•VJ f y/Y,f •r•.+' ,r +fr.`rtwr v.♦ '+• t P ••sr 1 w.x +.•. V
j «•^ •.+v •ar.�rr S'Rr .'.".y rr.rr . 'i It' ''"•• k'! r }`.,' •+ w•r+• .T ' .3` .,t..'�' , 1 �•,,,t s''• r 2
"►.ti!i4`Y'< ..rr.-.A,�„,.1:.a'i,,?:�ti
HAROLD 8. ZOlk
A R C H I T! C T. A4 L Al
2515 EAST COAST 41GHWAr
CORONA DEL MAR CALIFORNIA 92625
December 21, 1983
Planning Department
City of Newport Beach
3300 West Newport Blvd.
Newport Beach, Calif. 92663
Attn: Mr. W. Wm. Ward
Senior Planner
Dear Mr. Ward:
•
Re: Use Permit #3075
487 Morning Canyon Rd.
Corona del Mar, Calif.
I as the owner of properties zoned for single family
use at 483 and 485 Morning Canyon Rd. These properties
are directly adjoining the property at 487 Morning Can-
yon Rd.
After discussion with Mr. Ed Briggs, owner of property
at 487 Morning Canyon Rd., I have prepared a study of
the grading between the condominiums and single family
residences to maintain the existing side -yard grade and
planting screen. Twelve copies of the sketch for side -
yard grading have been submitted to the Planning Dept.
Mr. Briggs and I are in accord with this plan and would
request that it be a part of the conditions of approval
for the Use Permit.
Thank you for your consideration of this Letter.
Ve y truly ur
1
Harold B. Zoo
HBZ:hh
cc: Mr. Ed Briggs
• Planning Commission heetin
g*cOmbfT Be1987
Agenda Item No. 7
CITY OF NEWPORT BEACH
TO: Planning Commission
FXH: Planning Department
5'B.JEC:: A. Tentative Mn of Tract No. 12079 (Public lingrin )
Request to subdivide an existing single lot, containing
.40 acres of land area, into a single lot for
residential condominium purposes, on property located
in the R-3-B District, and the acceptance of an
environmental docuxent.
AIM
B. Use Permit No. 3075 (Public Ifearin )
Request to permit the construction of n 14 unit
residential condominium development lacatad in the
R-3-B District. The proposal also includes a
modification to the Zoning Code so as to allow portions
of the proposed building and deck areas to encroach 10
teat, and a chimney to encroach 12 feet, into the
required 20 foot front yard setback area along Morning
Canyon Road. A modification to the Zoning Code is also
requested to permit an 8 sq.ft. identification sign
where the Sign Code permits a 6 sq.ft. sign in the
R-3-B District.
Ewe]
C. Residential Coastal Developme� Permit no. 4
"(D acuss on
Request to consider a Residential Coastal Development
Permit for the purpose of establishing project
compliance for a 14 unit residential condominium
development pursuant to the administrative guidelines
for the implementation of the State Law relative to
low -and -moderate -income housing within the coastal
zone.
. r
LOCATION: Lot 3, Tract No. 1237, located at 487 Horning Canyon
Road, on the northeasterly corner of Morning Canyon
Road and Past Coast Highway, in Corona Highlands.
ZONZ s R-3-8
APPLICANT: Rumney Enterprises, Inc. Irvine
OWNER: Same as Applicant
0.
#1 0
•
To: Planning Coamission - 2.
F,ec�ndation
Staff recomends that this
Cc l ssion Meeting of January
to ccmplete the feasibility
Administrative Guidelines for
State law relative to low an
Zone. Staff has discussed th
no objection.
PLA-UNING DEPARTMENT
JMES D. }1EWICNER, DIRECTOR
ey
w. wil iam W r
Senior Planner
Ta d/pw
item be continued to the Planning
5, 1984, so as to allow additional time
analysis relative to Council Policy P-11
tha implementation of the provisions of
d raderate income housing in the Coastal
is matter with the applicant and there is
AjJ&)4TELL,0&C0I%W
`"V 1V
f {vw9u[I W-j,.R Cis (J.'U a
November 22, I983
Air. Robert P. Lenard
Advanced Planning Administrator
CITY OF NEWPORT IIKACII
3300 Newport houlavard
Newport Beach, Calif onita 92663
Dear Mr. Lenard;
Pursuant to your request, we are pleased to submit thin proposed agreement for our
professional services in connection with the subject assignment. When executed and
returned to us, this document will authorize the preparation of a feasibility study
evaluating the Inclusion of affordable hoersing In the Adorning Carryon development
located at 481 Morning Carryon Road.
The following outlinus the scope of work, the time schedule and fuo appropriate to
accomplish the studty objective.
OBJJCTIYE
The primary dab juctiva of the assignment is to evaluate the feasibility of requiring a
specified number of affordable units within the Adorning Carryon development. More
specifically, the analysis will Inc" consideration of the following:
(1) A determination of both the appropiate price level and average
absorption period.
(2) Support for what U a vfatr return" to the developer of this project.
(3) Comideratfon of up to two affordable units onsite or of/site of the
development project.
(4) Consideration of the appropriate family sizes) based upon the number
of bedrooms provided within MG eslstirg structures.
(5) Analysis of the affordable unit I=* an a "for sale' and $for lease'
SCHEDULE
The final written report will be prepared and delivered within fourteen (I4) days
from receipt of written authorization to procee(L (Four copies of the report will be
furnished.)
•
0
CITY OF NEWPORT BEACH
November 22, 1983
Page two
FER
Our fee for the scope of services, as outlined above, will be $3,000.00, payable upon
aklivery of the final written report.
We appreciate having the opportunity to submit this agreement, and we look forward to
working with you throuphcut the development of this project. it this meets with your
acceptance, ease sign and date thb document where indicated below anal return and
copy with your retainer check along with the enclosed invoice to our offies.
Respectfully submitted,
TARAN ELLO & COMPANY
Timothy S. Lave
Vice President
APPROVED AND ACCEPTED:
L -'e-
4-e�p-:�L
CITY OF NEWPORT BEACH
!� a3/8-
Dart.
:plstlnh
Enclosures
•
November 14, 1983
Mr. Robert Lenard
Planning Department
City of Newport Beach
Re: Filing Fee
14-unit condominium project
Dear Bob,
Enclosed herewith arc checks totaling $5,000.00 which are
required to be paid in conjunction with the processing of
my 14-unit condominium project located at 487 Morning
Canyon Road. It is my understanding that thy: tee structure
Is as follows:
1) $250 for each unit to be demolished.
2) $250 for each new unit to be constructed.
Since I am proposing to demolish six units and replace them
with 14 new units, I have calculated the fee at $50000.00.
It is also my understanding that the purpose of these fees
is to offset the City's costs in determining if I am dis-
placing persons of low or moderate income in the Coastal
Zane and if it is economically feasible to do so. It is
my understanding that the City will contract with an out-
side company for the feasibility study.
Please feel free to call me if you have any questions
regarding my application or if you need further information
at (714) 752--0700.
Sincerely,
Rumney Enterprises, Inc.
y: E Brigg
Vice Pre ident
EB:ts
MrACR Cr PUBLIC HZAR C •
Notice is hereby given that the Planning Commassion of the City Of Newport Beach will hold a
Public hearing CM the application of Rusumey Enterprises for Tentative Mae of Tract 12079 and
for Use Permit No. 3075 on property located at.487 Morning Canyon
Request to subdivide an existiM sin le lot, containing .48 acres of land area, into a
single lot for residential condominium pum2ses, on Eroperty located to the R-3-B District.
This is also a request to permit the construction of a 14 unit residential condominivae
development located in the R-3-B District. The prcposal also includes a wcdification to the
Zoning Code so as to allow portions of the pr2Msed building and dctk areas to encroach 10
feet, and a chirnex to encroach 12 feet into the r2Suired 20 foot •rant and setback area
alon2 Morning Can on Road. A modification to the Zoning Code is &Iwo r ested to Perstit an
6 s .ft. identification sign where the Sign Code permits a 6 .ftsin in the R-3-0
District.
NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been FrOP4red by the City of
Newport Beach in connection with the application noted above. It is the present intention
of the City to accept the Negative Declaration and supporting documents. The City
encourages members of the general public to review and comment cn this documentation.
Copies of the Negative Declaration and supporting documents are available for public review
and inspection at the Planning Department, City of Newport Beach, 3300 west Newport
Boulevard, Newport Beach, California, 92663, (714) 640-2197.
Notice is hereby further given that said public hearing will be kA ld on the eth day of
December 1983, at the hour of 700 p.m. in the Council Chambers of the Newport beach City,;,
fiall, at which time and place any and all persons interested slay appear and be heard'
thereon.
James Person, Secretary, Planning Commission, City of Newport Beach �.
M
NOTES The expense of this notice is paid from a filing fee collected from the applicant, r;
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of KevPort Beach will hold a
public hearing on the application of Rumney Enterprises for Tentative Hap of 'tract 12079 and
for Use Permit No. 3075 on ro rtlocated at 487 Morning Canyon Brad. '—
Request to subdivide an existing single lot containing .48 acres of land area into a
_single lot for residential condominiurm purposes, on property located in the °R-3-B District.
This is also a request to ILernit the construction of a 14 unit residential condominium -
develo went located in the R-3-B District. The prMsal also includes a modification to the
Zoning Code ■o as to allow 22rtions of the pEMsed building and deck arean to encroach 10.,
feet and a chimne to encroach 12 feet into the required 20 foot front yard setback area
alon2 Morning Canyon Read. A modification to the Zoning Code is also requested to permit an
8 s .ft. identification sin where the Sin Code rmits a 6 .ft. sin in the R-3-ens
District.
n;
NOTICE IS HEMY FURTHER GIVEN that a Negative Declaration has been Prepared by the City of ,+,
Newport Beach in connection with the application noted above. it is the present intention
of the City to accept the Negative Declaration and supporting documents, The City
encourages members of the general public to review and comment on this documentation.
Copies of the Negative Declaration and supporting documents are available for public review
and inspection at the Planning Department, City of Newport Beach, 3300 West Newport
Boulevard, Newport Beach, California, 92663, (714) 640-2197.
Notice is hereby further given that said public hearing will be held on the 8th day of
December 1983, at the hour of 700 p.m. in the Council Chambers of the yewport Beach Clay
Ha , at ur ch time and place any and all persons interested may appear and be heard
thereon.
_ Jams4 Person,. 8lcretary, Planning Cossd ssion, City of Newport B*#cb
I The expense of this notices is paid from a filing fee collected frame the
cant:
. JLUr A.
r r2a surd Rd.
•Cron Del Mar, Ca. 92625
051-341-I5
XrYDIG, CRAIG N.
520 Seaward Rd.
Crona Del Mar, Ca. 92625
051-341-16
PORL.IER, YALERZE L.
312 Seaward Rd.
Crony "el xar, Ca. 92625
051-341-17
BUSH, TrD J.
508 Seaward Rd.
Crone Del Mar, Ca. 92625
051-341-18
BARK£R, LUCIA E.
504 Seaward Rd.
Crony tel xar, Ca. 92625
051-34I-19
IU1111,1CR, JA.YE
473 Morning Canyon Rd.
Crony Del Mr, Ca. 92625'
051-141-20
MORRIS, NA.gCY E.
481 Morning Canyon Rd.
Crone Del Mar, Ca. 92625
051-341-2I
ZOOK, WARD D. B.
2515 r. Coast Hwy.
Crow Del Mar, Ca. 92625
Osl-3�?-23
mAnzy, MYRoM
508 De Anza Dr.
Corona Del liar, Ca. 92625
f
a
051-352-14
MC INTOSH, JOHN
505 Seaward Rd.
Corona Del Mar, Ca. 92625
051-352-15
STANDRIDGE, ERIC J.
501 Seaward Rd.
Corona Del Mar, Ca. 92625
051;153-10
CARTA-fALSA, OHN S.
456 Norning Canyon Rd.
Corona Dot Mar, Ca. 92625
051-153-11
DrrrLEY, JA.YES W.
465 � Seaward Rd.
Newport Beach, Ca. 92663
05I'353-12
REYNOLDS, RICHARD BRADLEY
461 Seaward Rd.
Corona Del Mar, Ca. 92625
03I-7S4-Il `
ROACM, m" J.
4709 Cortland Rd.
Corona Del Mar, Ca. 92625
031-354-12
ANDERSON, MILLtAM H.
222 S. Loaf Ave,
Most COvina, Ca. 9179I
051-354-I3
1X)NASZrWICZ, ALEX G.
J2 Balboa Coves
Nowlort Beach, Ca. 92663
051-354-14
ZIDELL, CHARLES E.
1156 Brace St.
Burbank, Ca. 91504
051-354-15
.JONES, REGINALD G.
4116 Shorecrest Ln.
Carona Del Mar, Ca, 92625
051-354-I6
IIHATHAL, RACHBIR S.
11 Inverness Ln.
Newport Beach, Ca. 92660
051-353-13 051-354-17
HALL, ELGIN L. HUSBAND, HILDRCD J.
457 Seaward Rd. 4248 Shorecrest Ln.
Corona Del Mar, Ca. 92625 4 Corona Del Mar, Ca. 92625
i
051-354-07
BURKE, ROBERT L.
P.O. Box Isis
APO SAN FRANCISCO, CA.
96553
051-341-22 051-354-08
BARNETt, ALBERT N. E BLACKBURN, NAYNE E.
1521 Pinewood P1. P.O. Box 4
La Habra, Ca. 90631 Corona Del Mar, Ca. 92625
051-342-13
CHARLZS, Wf=AM E.
515 So4ward Rd.
Caraway Del flaw Ca 92625
052-200-02
RAUSCH, GARY E.
341 Evening Canyon Rd.
Corona Duel Mr, Ca. 92625
052-200-03 .:
JARVIS, EDWARD P. Xt.
345 Evening Canyon Rd.."
Corona Dal Xar, Ca. 92625
052-202-09
HUBBL$, BROMNLEP x.
362 Evening Canyon Rd.
• Corona Da1 Mar, Ca. 92625 Corona Del liar, Ca. 92625
051-34?-14 051-354-10
2-10
STRONG, JOHN O. RAYNER, EBE LIZATH J. DIISHO
! 052-20,JA 's
609 Seawrd Rd. 492 Seaward Rd. ng
356 lwainQ a
Canyon Rd.
Corona DO Mar, Ca. 92625 Corona Del Mar, Ca; 92625 Corona val xar, Ca. 92625
051-354-09
HILLER, HELMICK R.
1627 Bay Cliff Cir.
G ZLAYJ1!D,7 A.
WILLIAM
350 4vaning Canym Rd. ,
Corona Del Mar, Ca. 92625
052-202-12
WALKER, CLAUDE L.
344 Evening Canyon Rd.
Corona Del Mar, Ca. 92625
052-203-18
BENNETT, ROBERT W.
2132 E. 4th St.
Long Beach, Ca. 90814
052-203-21
FERNCASE, RICHARD F.
336 Morning Canyon Rd.
Corona Del Par, Ca. 92625
052-203-25
BANK, SECURITY PACIFIC
C/o TAX DIV 016-2-0888J-0
P.O. BOX 4382
TERMINAL ANNEX, L.A. 90031
n52-203-28
JAQUES, EBER E.
324 Morning Canyon Rd.
Corona Del mar, Ca. 92625
052-203-29
CASE, PHILLIP H.
330 Morning Canyon Rd.
Corona Del Mar, Ca.-92625
475-021-00
STEELE, DONALD R.
315 Milford Rd.
Corona Del Mar, Ca. 92625
475-021-09
RIMER, LLWZS KERR FAMILY
J21 Milford Dr.
Corona Del Mar, Ca. 92625
475-021-10
VAUGHAN, LARRY p.
327 Milford Dr.
Corona Del Mar, Ca. 92625
475-021-12
OUrVZW, RICARDO J.
339 Milford Dr.
Corona Del Xar, Ca. 92A25
475-024-01
HORWITZ, DAVID H.
450: Roxbury Rd.
Corona Del Mar, Ca. 9: % �5
475-025-01
BRAINERD, JOHN H.
4500 Roxbury
Corona Del Mar, co. 9:-. '5
475-023-09
VANDLING,- THEODORE H.
4507 Hampden Rd.
Corona Del Mar, Ca. 94,25
475-025-10
WHITE, ROBERT L.
4501 Hampden Rd,
Corona Del Mar, Ca. 92..25
475-031-08 101
TZTLE INS. L TRUSr CO. TR.
512 Rockford P1.
Corona Del Mar, Ca. 9: y,?5
475-031-09
NC NARY, EDWARD J. JR.
506 Rockford Pl.
Corona Del Mar, Ca. 9-..25
475-031-10
MILLIGAN, HUGH H.
500 Rockford Pl.
Corona Del Mar, Ca. 9,;V 25
475-031-11
TOBIN, CARL E.
501 Rockford P1.
Corona Del Mar, Ca. 92v,25
475-031-12
HOLLER, JOHN D.
507 Rockford P1.
Corona Del Mar, Ca. 92w 25
475-021-11 475-031-23
DIAL, GARY C. mrNZIES, RODE" M.
333 Milford Dr. i 523 Rockford 11.
Corona Del Mar, G. 92625 Carona DWI Mar, Ca. 9?6.; 5
COW
1r�
CITY OF NEWPORT BEADi
DEMAND FOR PAYMENT
Date 1*cartyer 27, 1983 I
Demand of: Tarantello t company
Address: 3931 MacArthur Boulevard, Suite 102
Newport Beach, California 92660
r
In the amount of $3,000.00
ITEM OF EXPENDITURE
BUDGET I
AMOUNT
Professional services rendered re 487 Mornin Can on
Foal, Newport Beach -• feasibility analysis
022716002
Approved For Payment:
TOTAL $3,000.00
Finance Director
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City Council Meeting Yebrua 13, 1984
Agenda Item No. _-- P-10{a)
CITY OF NEWPORT BEACH
TO: City Council
YROM: Planning Department
SUBJECT: Tentative Map of Tract No. 12079
Request to subdivide an existing single lot, containing AB
acres of land area, into a single lot for residential
condominium purposes, on property located in the R-3-B District,
and the acceptance of an environmental document.
LOCATION: Lot 3, Tract No. 1237, located at 487 horning Canyon Road, on
the northeasterly corner of Morning Canyon Road and East Coast
Highway, in Corona Highlands
ZONE; R-3-B
APPLICANT: Rumney Enterprises, Inc., Irvine
04lNER; Same as Applicant
ENGINEER: Paul Calvo Associates, Seal Beach
Application
This application is a request to subdivide an existing lot containing .48 acres
of land area into a single lot for residential condominium purposes. Tentative
map procedures are set forth in Chapter 19.12 of the Newport Beach Municipal
Code.
Suggested Action
If desired, set for public hearing on February 27, 1984.
Planning Commission Recommendation
At its meeting of January 19, 1984, the Planning Commission voted (6 Ayes, 1
Absent) to approve the Tentative Map of Tract No. 12079. The Commission also
approved Use Permit No. 3075 and Rea deqJ.4l CC
. in conjunction with the proposed fourteen unit residential condominium project
to be constructed on the site.
City Council Review
On January 23, 1984, the City Council voted unanimously to review Use Permit
No. 3075 and Residential Coastal Development Permit No. 4. A public hearing
TO: City Ail - 2.
has been scheduled to review these items at the regular City Cnuncil meeting of
February 27, 1984. Copies of the tentative map, related plans for the proposed
residential development, the staff report and an excerpt of the minutes of the
Planning Commission meeting will be forwarded to the City Cnuncil at the time
of the hearing.
Respectfully submitted,
PLANNING DEPARTMENT
JAME5 D. HEWICKER, Director
by �W lie.
WILLIAM R. LAYCOCK
Current Planning Admi istrator
WRL/kk
• Attachment: Vicinity Map
•
.� .: Vicw ,T 1
Zvi ~,o *W r
R-1-0
3C[ MAP 31
D I S T R I C T I N G M A P
N[MI ►ONT •[ACN -- CALIF0 Pt N IA �
'+ r�r ��� �rrMrtu� ►qr� wryer
r�r•u swr*ur rerrr•a •rrwrrw
��Nw1rML narrli lr�rr�wr rrr�rn�.wrr
� Ten�ii�e M
U43t R,.,=..rrni-
dr�F Trod. tJo 120�a �A75 2nd
Planning Coa--iseicn Meeting January 19, 1984
Agenda Item No. 2
CITY OF Nr4PORT BEACH
TO: Planning Commission
PPOM: Planning Department
SUBJECT: A. Tentative Map of Tract No. 12079 (Continued t►ublic
Bearing)
Request to subdivide an existing single lot, containing
.48 acres of lard area, into a single lot for
residential condominium purposes, on property located
in the R-3-B District, and the acceptance of an
environmental document.
AND
B. Use Permit No. 3075 (Continued Public Hearin )
Request to permit the construction of a 14 unit
residential condominium development located in the
R-3-e District. The proposal also inclules a
modification to the Zoning Code so as to allow portions
of the proposed building and deck areas to encroach 14
feet, and a chimney to encroach 12 feet, into the
required 20 foot front yard setback area along corning
Canyon Road. A modification to the zoning Code is also
requested to permit an 8 sq.ft. identification sign
where the Sign Code permits a 6 sq.ft. sign in the
R-3-B district.
U
C. Residential Coastal Development Permit No. 4
(Discussion)
Request to consider a Residential Coastal Development
Permit for the purpose of establishing project
compliance for a 14 unit residential condcainium
development pursuant to the administrative guidelines
for the implmontation of the State Law relative to
low -and -moderate -income housing within the coastal
zone.
LOCATIONt Lot 30 Tract No. 1237, located at 487 Morning Canyon
Road, on the northeasterly corner of Morning Canyon
Road and East Coast Highway, in Corona Highlands.
TO: Mae Commission -2.
ZONE: R-3-s
APPLICANT: Rumney Enterprises, Inc. Irvine
OWNER: Same as Applicant
ENGINEER: Paul Calvo Associates, Seal french
Background
At its meeting of January 5, 1984, the Planning Commission continued
this item to its meeting of January 19, 19A4 so as to give the
applicant an opportunity to present his development plan to concerned
property owners in the area. At that time, Mr. Milligan, who is a
member of the Cameo Community Association and was present at the
public hearing, volunteered to t•itnizo the adjacent neighbors and set
up a meeting with the applicant and the concerned aneociations. As of
January 11, 1984, Mr. Milligan had not contacted the applicant nor had
he returned the applicant's call regarding netting tip a meeting.
Attached for the Planning Comminnion's Inforl+aticrl In a copy of the
original staff report for the subject une permit dated January 5,
1964. The development plans and the Tentative Map of Tract 12079 were
included in the Commission's January 5, 1984 agenda packet. Copies of
said plans will be on display at the Planning Commission meeting.
PLAMIING DEPARTMENT
JAMES D. HEWICKER, DIRECTOR
Bg
W. wILLIAM WARD,
SENIOR PLANNER
sww:k1n
Attachrenta: Original Staff Report dated January 5, 1984.
Planning Commission Meeting January 5 198)
Agenda Items No. 3
CITY OF NEWPORT BEACH
TO: Planning Commission
FPCM: Planning Department
SUBJECT: A. Tentative liap of Tract No. 12079 (Public Fleariruj)
Request to subdivide an existing single lot, containing
.48 acres of land area, into a single lot for
residential condominium purposes, on property 16cated
in the R-3-B District, and the acceptance of an
envirnnmental document.
ANn
R. Use Permit No. 3075 (Public Hearing)
Request to permit the construction of a 14 unit
residential condominium development located in the
R-3-P. District. The proposal also includes a
modification to the Zoning Code so as to allow portions
of the proposed building and deck areas to encroach 10
feet, and a chimney to encroach 12 feet, into the
required 20 foot front yard setback area along Morning
Canyon Road. A modification to the Zoning Code is also
requested to permit an 8 sq.ft. identification sign
where the Sign Code permits a b sq.ft. sign in the
R-3-B District.
LVIL41
C. Residential Coastal Development- Permit No. 4
(Discussion)
Request to cnnsider a Residential Coastal Uevelnpment
Permit for the purpose of establishing project
compliance for a 14 unit residential eondcs,inium
development pursuant to the administrative guidelines
for the implementation of the State Law relative to
Low -and -Moderate -Income housing within the Coastal
Zone.
LOCATIONr Lot 3, Tract No. 1237, located at 487 Horning Canyon
Road, on the northeasterly corner of Morning Canyon
Road and East Coast Highway, in Corona Highlands.
ZCMEI R-3-8
3
TO- Plan Cramission -2. •
APPLICANT: Rumney Enterprises, Inc. Irvine
OWMEA: Sane as Applicant
ENGINEER: Paul Calvo Associates, Seal Beach
Applications
These applications are a request to construct a 14 unit residential
condominium complex on property located in the R-3-8 UiKtrict. In
accordance with Section 20.73.015 of the Newport Beach Municipal Code,
car.dominium projects may be permitted in any residential district,
subject to the securing of a use permit in each case. Use Permit
procedures are contained in Chapter 20.80 of the Municipal Code.
Tentative Tract Hap procedures are outlined in Chapter 19.12 of the
Municipal Code.
Environmental Significance
After an Initial Study, it has been determined that this project will
r-at have any significant environmental impact. A Negative Declaration
has been prepared, and is attached for Commlanion review.
Ccr.formance with the General Plan and the Adopted Local Coastal
Program, Land Use Plan
The flat portion of the subject property, adjacent to Morning Canyon
Mad is designated for "Multi -family Residential" uses and the slope
area, adjacent to Morning Canyon is designated as "Recreational and
Environmental open Space", on both the Land Use Plans of the General
Plan and the Local Coastal Plan. As shown on the attached plot plat.,
the slope area of the site will remain undeveloped and the existing
natural vegetation will remain. Therefore, the proposed project will
be consistent with the established land use designations.
subject Property and Surrounding Land Use"
The subject property is prebently developed with two, two-story
buildings and one, single -story building containing a total of six
dwelling units and related carports. To the north, are single-family
dwellingai to the giant, is Morning Canyon with single-family
residential dwellings beyond! to the south, across East Coast Highway,
are a single-family dwellingsf and to the west, across Morning Canyon
stoat!, is a multi -family apartment complex.
Background
On April 26, 1982 the Planning Department received a use permit and
tentative tract slap application for a seven unit residential
condominium development on the subject property although prior to the
Planning Commission taking action► the applicant withdrew his
applications.
9
TO: Plan Cossiission -3. •
Analysis
The applicant new proposes to demolish the existing structuraa on the
prc,perty, and construct a fourteen (14) unit residfintial cf,)nelrxminium
project. The following outline reflects the major characteristics of
the proposed project:
l,apd Area: 21,173 sq. ft.
Number of Units: 14
Permitted by Zoning Cure
at 1 per 1,500 sq. ft.: 14
Buildable Area (lot area less setbacks)t 15,8851 nfl.ft.
I x Buildable Area (excluding spaces;;
permitted in the R-3 District); 47,6r.5t ... ft.
Proposed Cross Structural Area
(excluding garages) s
Proposed Gross Structural Area
(including garages) t
Building Area Ratiot(excluding garages) 1.21 X Buildable Area
Building Area Ratiot(including garages) 1.92 X Buildable Arne
Required off -Street Parking: 1.5 per dwelling unit, or 21 spaces
Proposed Off -Street Parking: 32 subterranean parking spaces
Setbacks Re uired Pro s d
Front (Morning Canyon Road):
(see details below)
North and South Sides:
Rear (Morning Canyon):
20 ft. 10 It. for the
huildingt 8 ft. for a
chimney
6 ft. 6 ft. with permitted
chimney encroachments
6 ft. Varies from 26 ft. to
53 ft.
Permitted Building Height: 28/32 Foot Height Limitation District
Proposed Building Height: Varies between 27 ft. average and 28 ft.
average root height.
Permitted Lot Coverages (60%)t 12,703 sq. It.
Proposed Lot Coverayu (36%)f 7,7241sq. ft.
dVxe•.ludes Deck Areas)
rigures shown on plans are incorrect.
TO: Plwu* Ccmiission -4. 0
Ttr proposed development substantially conforms with all applicable
de:veloiesent standards tar the R-3-B District with the exception of the
front yard encroachments and a proposed identification sign disc_ubsed
below.
Front Yard Encroachments
In accordance with Section 20.18.020 of the. 7.nning code, a :nlnimum 20
foot front yard setback is required for property located in tho p-I-H
District. As indicated above, the applicant is proposing to have a
pr.rtion of the building and deck area encroach 10 feet into the
required 20 foot front yard setback (adjacent to Morning canyon Poad)
on the first and second floor. In addition, a single chimney is
proposed to encroach 12 feet into required 20 foot front yard setback.
Staff has no objections to the proposed front yard ene:rr,nchments
inasmuch as the properties: northeasterly of the subject property, and
within the same block, have a required front yard setback of 10 feet
along Horning Canyon Road. A portinn of the proposed building
maintains a front yard setback of 46 feet. In addition. thr applicant
har raintained a substantially ryre•ater rear yard netback (6 feet
required) so as to keep all new construction outside of thn canyon
area. As indicated in the above outline, the rear yard sett,ack varies
between 26 feet and 57t feet.
Proposed Identification Sian
In accordance with Section 20.06.050, A,2. signs in the k-a District
are limited to one identification sign not exceeding 6 aq.ft. in area.
The proposed development includes an 8 sq.ft. (2ft.x 4ft.) single
faced identification sign located on the building facade along Horning
Canyon Foad. Staff has no objections to the proposed sign, inasmuch
as the sign area represents only a minor variation from the Code
requirement and the sign is architecturally compatible with the
proposed building and will not be objectionable to surrounding
property owners.
Buildable Acreage
Inasmuch as the subject property includes slope areas greater than
2sl, staff ham provided the following discussion regarding the
buildable acreage and dwelling unit density criteria as established in
the Newport Beach General Flan.
The Newport Beach Ceneral Plan excludes areas with a slope greater
than two to one from the calculation of "buildable acreage", Density
ranges are then established as follows:
law density ------- 0 to 4 dwelling units per buildable acre
two family ------ - no density range
medium density ------- 4 to 10 dwelling units per buildable acre
multi -family ------- 10 to 15 dwelling units per buildable acre
In the approval of major P-C Development Plans and subdivisions in the
new areas of the City, these density classifications have been used to
deteraine the permitted number of residential units.
F
TOt IP14Wq Commission -6.
•
Recent projects aFproved in the Coastal Zone h.
percent low/mode rate -income or affordable units.
Seashore Townehooes, a seventeen unit project
units, and Spinnaker Bay, a ten unit project with
Staff recommends that 10% or 2 (1.4 rounded up)
provided in conjunction with this project.
In Lieu Park Dedication Pee
ive provided for ten
Thtse include the
with twV affordable
one afforrleble unit.
affordable units be
In accordance with Chapter 19.50 of the Newrort Reach Pounicii,al [:ode,
the subdivider, as a condition of approval of a tentative subdivision
map or a parcel map, shall dedicate land, pay a fee in lira thereof,
or both, at the option of the City, for the purpose of developing p he eofnew,
or rehabilitating existing neighborhood and community parks and
recreations facilities. Based on the established standard of five
acres of park land for each 1,000 persons and an average number of
persons for each 6mlling unit of 2.23 persons (established by 1980
Census) the current park dedication requirement in .011115 acres for
each dwelling unit.
Inasmuch as the General Plan has no future park atton [der.tifird
within the proposed subdivision, it is staff'n rncommrndnt.l,,n that the
park dedication requirement for the subject project k)" antinfied by
the payment of a fee in lieu of the dedication of land. Tht applicant
Is requesting that said fee be based on the net inrrearr in dwelling
units (8 units) inasmuch as there are six existing units on the
subject property already. Staff has no objections to such a proposal
inasmuch as it is consistent with purpose and intent of the Park
Dedication Ordinance which is to provide for the development of
recreational facilities to serve the immediate and future needs of the
residents of the subdivision and further that said requirement has
traditionally been calculated based on the number of new dwelling
units within the development. The relative fees based on the number
of units is as follows:
No. Units x Acres/Unit n Dedication Requirement x Park Land value
In Lieu Pee
14 x .011115 ■ .16 acres x 298,496 acres - 5470759.00
8 x .011115 - .09 acres x 298,496 acres w $26,865.00
Revised Grading for Northeast Portion of Site
In conjunction with the applicant's discussion with the adjoining
property owner, Mr. Harold Zook, a revised concept of grading has been
proposed which provides a lesser grade separation along the
northeasterly property line adjacent to Mr. Zook's property. An
Indicated in the attached plans prepared by Mr. Zook, excavation for
the new building will atop at the building line rather than the
property line. The northeasterly wall of the building will then
become a retaining wall for the remaining dirt. This concept will
require the redesign of a bedroom/bath on the lower living level (see
partial floor plan on fir. Zook's plan). The applicant has reviewed Mr.
Zook's suggestion, and is agreeable to incorporating it as a condition
of approval in his project.
TOs Plan Coaission -5. .
Thib density classification system clots: not land itself well to
applications in the older areas of the City. The City's traditional
Zoning classification allows the following approximate densiitiefs:
P-1-------
9
dwelling units per buildable acre.
R-1.5-------
18
to 44
dwelling
units
per
buildable acrt,
P-2-------
18
to 44
gelling
units
per
buildable hr.rn
R-3-------
27
to 36
dwelling
units
per
buildable acrh
R-4-------
36
to 54
dwelling
units
per
buildable hr.ro
As can be seen above, these Zoning Cods densities do not corrnslAnd to
the General Plan density classification system.
The "buildable acreage" criteria and deletion of slope Arran greater
than 2:1 has not been applied by the City in cases where, property is:
already subdivided and zoned using the R-1 through P-4 districts,
since the property in question in ronea h-3-8 and is an existing
subdivided parcel which would allow 14 units, staff has nr,r FL,19gested
the application of the buildable acreagr criteria.
Compliance with Council Policy P-1 (Mello)
City Council Policy P-1 states that the city will:
I. Require the replacement of low-and-moderate- incr,lre housing
units in the Coastal Zone which are lost as a result of
demolition, sub)Pct to certain feasibility criteria.
2. Require that new housing developments in the Coastal Lone
include housing for low-and/or-sMsderate-income► households
where feasible,
Of the six dwelling units existing on the project ,sites, one is
currently occupied by a moderate is:cume household. Howevor, as
irdicated in the attached economic Feasibility study prepared by
Tarantello and Company, it wwould not be feasible to provide a unit for
sale or lease by persons meeting state limits for
lew-or-soderate-income. The price limits for the sale of such units
would he $62,500 for a low-income unit, and $971*000 for a
moderate -income unit (assuming a family of three).
Based on policies contained in the City's Housing Element, an
additional pricing structure for "affordable" units is suggested,
under these policies, a unit selling for three times a household'e
income would be ronsidered affordable by that household. A county
moderate Income household is one that snakes 120 percent of the
area -wide median income. In orange County, the latest estimate of
a#dian income is $34,730, and 120 percent of this would bee $41,676.
'thus, a unit affordable to a moderate -income household would sell for
a maximum of U125,000. This is considerably higher than the figures
discussed earlier and could allow the developer a greater return on
his investment.
S
TO PlanO Coomission -7. 0
S ciflc Pir,din s and Rrcrclnj•nciattr,r,
Section 20.90.060 r,f the Newport Brach NuntctPal Cr-do prrvirl+rrs tlmt if,
order to grant any use permit, the Planning Crr►t:it;►:;r,s, Ni,.al l f tr;,l tl,nt
fte establishment, awintenance or op ration of the isse r.r l,r,i lrlir,q
applied for will not, under the cirr_umstar.c4.5 of the: partirntlnr ':irr.,
to detrimental to the health, safety, peace, mural£. comfr,r l ,
general welfare of persona rexidinq or wnrking in the neirllrl,r,tiir,.,cl .,f
such proposed use or to detrimental or Injurious to f.rr,l,,.rty nr.r;
imprcveaents in the neighborhood or the g4r;r.ra1 welfare of tlrr r•ity,
and further that the proposed modifications so as to allr.w the 8
sq. ft. identification sign and the encraarhmorirs trite, tl,r, IvwsIrr+r!
frcrt yard setback area are consistent with the legislative, intent rf
Title 2C of the Municipal Code.
Section 20.73.025 of the Newport Reach muntctpal Code provider
the Planning Commission shall make sl:ccific finciirgj In order tc
approve a use permit for a condomiriiur., pro;rr_t.. In addttir,ss, Chapter
19.12 of the Municipal Code provides that the Cocr.tnRir,r, rthall crnkc
eFecific findings in order to approve a tentative tract r,.tp,
:t is Etaff'R recovile•ndation tr approves these .kprls+•.►tiroll
£
suygersts that the Planning Commlasinn take r,uch action t tr3 the
findings and conditions as set forth in Exhibit "A" dttached,
i'I.1.l,7:INc DEPARTMENT
.DAMES D. NEWICKER, Director
ey 4/
w, William ward MrJlM,
Fer.ior Planner
WWW:kIn
Attachments: Exhibit "A"
Vicinity Map
Negative Declaration
Feasibility Study prepared by Tarantella and Company
Plot Plan, Floor Plans, Elevations, and Section
Tentative Map of Tract No. 12079
Plan Prepared by llarr:ld D. Zook dated December 11, 1963
• TC: Plaeg Commission -a. 0
EXHIBIT "A"
FINDINGS AND CONDITIC-Hr
OF APPROVAL FOR TENTATIVE MAP OF TRACT 1247t!
USE PERMIT W. 3075 AND HESIDb?JTIAI. COASTAI,
DrVEIXOPMENT PERMIT NO. 4
TEWATIVE MAP OF TRACT 12079
PIhMINW:
1. That the asap meets the re•quirere.nts of Title 19 of
the Newport Reach Municipal Code, all ordinances
of the City, all applicable general nr specific
plans, and the Planning Commission is satisfied
with the Plan of subdivision.
2. That the proposed subdivision presents no problems
from a planning standpoint.
3. That the site is physically suitable for the type
of development proposed.
4. That the site is physically suitable for the
proposed density of development.
5. That an Initial Study and Negative Declaration
have been preparod in ccrrpliance with the
California environmental Quality Art, and that
their contents have been considered in the
decisions on this project.
b. That based on the information contained in the
Negative Declaration, the project incorporates
sufficient mitigation measures to reduce
Potentially significant environmental effects, and
that the project will not result in significant
environmental impacts.
7. That the design of the subdivision or the proposed
improvement will not substantially and avoidable
in3ure fish or wildlife or their habitat.
A. The the design of the subdivision, or the proposed
improvemnts are not likely to cause serious
public health problems.
9. The the design of the subdivisior, or the proposed
improvements will not conflict with any easements,
acquired by the public at large, for access
through or use of, property within the proposed
subdivision.
ID
TC': Plateg Coannission -9. 0
10. That the dinchargc of water frcm the prorr)rrrt
subdivision will not result it, or i,ritl to any
violation of existing require*:,ts prtr,r rilteri by ,1
California Pegior,al water Quality Cr,nt.rr,1 &rjrd
pursuant to Division 7 (coviv.-ncinq wi t i, rect ion
1300 of the water Code).
COUDITIONS:
1 . That a final map:- t.c f 11wi.
2. That all improvements bfr cr.,nstructt•d „n rtstltrirtd
by ordinance and the Public Horkr, pepartmort,t.
3. That a standard Suhdivinion ayrverw,nt ,tr.ct
accompanying surety be provide.i rn order to
guarantee satisfactory r:ompletinn (If the pul,lic
improvements if it. in desired tr rrrr,rd t htt f it,a l
map or obtait. a buIIdinq permit prior to
completion of the public Improvernnth.
4. That each dwelling unit he norvrrl wit.l, incllviciunl
water services -,rrf newer lote•ralr, tf, thr, publir
water and sewer r,yt:tems '111101m r,the.rwinrt ai,l-.roved
by the Public Works Departrrw•nt.
5. That all vehicular acrest, rlghtr. trt (:ant Cn;ittt
Highway be released and relinquished to the: City
of Newport Beach.
6. That landscape plant] shall hu Huh jn(A 10 review
and approval of the Parka, heaciiu:; and Mereation
nepartment and the Public works; Verartmetnt.
7. That a 5 foot wider concreir Ftide+waIk Le
constructed alnnq the Morning Chnynn Road frontatp.
end that the unused drives aprt,n he removers and
replaced with curb, gutter and hirir"walk. A 4 foot
wide property lino concrete sidewalk rhall also be
constructed along the East Coast Highway frontage,
including the construction of ar, access rntrnp at
the corner of fast Coast Ilinhway and Morning
Canyon Road. All work shall by cumpl eted ur.de r
encroachment permits; issued by the Public Worker
Department .end the California Dv f,nrtme•nt of
Transportation. The parkway area along east coast
Highway shall he landscaped and maintained by the:
adjoining develol"nt.
R. That the develr,Vwnt have: a mit,imum 24 foot wide
entrance drive unless otherwise approved by they
City Traffic: Engineer.
�l
11c+: Pleng commission -ld. i
9. That no yradinq shall occur in the area frnm the
top of the slope (212" from the most sautfonaRterly
garage wall) to the property line.
10. That no piling, fences or other disruption of the
canyon shall occur.
11. That the canyon area shall be kept free) 14 debris
during the construction process.
12. That no structural encroachment intc, the canyon
beyond those shown or. the plans shell occur
without further environmental documentation.
13. Development of the site shall he subject to a
grading permit to be approved by the Building and
Planning Departments.
14. That a grading plan., if required, shall include a
complete plan for temporary And 1,er anent drainage
facilities, to minimize any poter►tial impacts from
silt, debris, and other water pr,llutantt.
15. The grading permit shall include, if required, a
deorription of haul rcutes, Accesb points to the
site, watering, and swooping program designed to
minimize impact of haul operations.
lb. An erosion, siltation and dust contrc.l plan, if
required, shall be submitted and be subject to tho
approval of the Building Department and a copy
shall be forwarded to the California Regional
Water Quality Control Board, Santa Ana Pegion.
17. The velocity of concentrated run-off from the
project shall be evaluated and erosive velocities
controlled as part of the project design.
18. That grading shall he conducted in accnrdnnce with
plans prepared by a Civil Engineer and hased on
recoamendations of a boil er►gineor and an
engineering geologist subsequent to the completion
of a comprehensive soil and geologic investigation
of the site. Permanent reproducible copies of the
"Approved as Built" grading plans on standard site
shoots shall be furnished to the Building
Department.
19. Prior to the issuance of the grading permit, the
design engineer shall review and state that the
discharge of surface runoff from the project will
be performed in a runner to assure that increased
peak flaws from the project will not increase
erosion immediately downstream of the system. This
report shall be reviewd and approved by the
Planning and Building Department.
/42
TO: POing Comission -11. .
20. That prior to the approval of the final Tract Pap,
the applicant shall pay an in -lieu park dedication
foes in aceordar►cu with the Park Uedicr,tinn
Ordinance and further that said fear shall he
determined on the basis of the net increabu it,
dwelling units (A dwellings).
21. That a minimum of ter, Percent (10%1, i.r, twt,, of
the units to Le dcvelt►ped in con?urielifin whit the
proposed project shnil be "afft,rdat,ln t.jilts-.11.
!selling for nu morr than three timnx O,unty
Moderate income, (120% of median) or rentinq for
no more than thirty (30%) percent of the County
Median income at the time of occupancy.
22. That the affordable nature of the units nhAll he
guaranteed for a period of 10 yPnrQ.
21. That the affordable 46using units be avAi lakilee for
occupancy either within.6 months of thr occupancy
of the first unit,
24. That prior to recordation 6f the final map, at,
agreement shall be executed that g►+nranteen the
provisions of "affordable units' on -site. Said
agreement shall be reviewed by the Planning
Director and City Attorney's Office, and Approved
by the City Council.
25. That a master plats of water, sewer and ntorm drain
facilities for the on -site Improvements he
prepared prior to recording of the final map with
design to be: Approved by the Pohlic Workb
Department. Any modifications► or extensions to
the existing storm drain, water and sewer systems
shown to be required by the study shall he the
responsibility of the developer.
USE PERMIT NO. 3075
FINDINGS:
1. That each of the proposed unitK has been designed
as a condominium with separate and individual
utility connections.
2. The project complies with all applicahle standards
plans and zoning requirements fe;r new buildings
applicable to the district in which the proposed
project is located at the time of approval, except
for proposed front yard enercachr4nts, and an
over -sized identification sign.
PlIfng Cosesission -12. •
3. The project lot size conforms to the Zoning Code
area requirements in effect at the time of
approval.
4. The protect is consistent with the adaptAd goal►;
and policies of the Ceneral Plan, and the Adopted
Local Coastal Program Lanai Use Plan.
S. That adequate on -site parking spaces are available
for the proposed residential condominium
development.
6. That the proposed rretbackr; ►,long Morning Canyon
Poad are comparable to the exir~tirg rntbacks of
other properties in the area and the proposed
building and chimney encrnachrr-ents into the
required front yard setback area, adjacent to
Morning Canyon Road will not, under the
circumstances of the particular ease, be
detrimental to the health, safety, peace, morals,
comfort, and general we.lfore of personK residing
or working in the neighhc,rhood r,f such proposed
use or be detrimental or incurious tro prr,pArty and
improvements in the nPighborhocA r,r the general
welfare of the City and further that the proposed
modification is consistent with the legislative
intent of Titles 20 of this Code.
7. That the proposed 8 sq.ft. identification sign
adjacent to Morning Canyon Road, will not under
the circumstances of the particular case, be
detrimental to the health, aafPty, peace, morals,
comfort, and general welfare of persons residing
or working in the neighborhood of such proposed
use and be detrimental or injurioux to property
and improvements in the neighborhood and the
general welfare of the City, inaswuch as the
proposed sign it in character with the established
residential neighborhood in which the project is
located and that the greater sign area represent«
only a minor variation to the Code requirement.
S. That the establishment# maintenanc* or operation
of the use of building applied for will not under
the circumstances of the particular case, be
detrimental to the health, safety, peace, morals,
comfort and general welfare of persons residing or
working in the neighborhood of such proposed use
or be detrimental or injurious to property and
improvewnts in the neighborhood or the general
welfare of the City.
A
Ploing Cemission -13. .
Mft ITIONS:
1. That d+:velnfinent shall tie in rt,bntant ial
conformance with the approved plot plan, floor
plans, elevations, except as noted helrw.
2. That two parking slates shall he providets for each
dwelling unit and that the remaind-r of the
parking spaces shall be used for que t barking and
shall be so identified.
3. That the desir)n of the proposed vehicular ramp
shall he subject to the Building Popartment
approval and that the on site barking and
vehicular circulation shall be siblec:t to the
further review and approval by the City Traffic
Engineer and the Planning Department.
A. That prior to the occupancy of nny unit a
qualified acoustical engineer, rrtainoel by the
City at the applirnnt's expense: sihr,ll rl,•mnnntratt
to the satinfact ion of the Planning M tar.tor that
the noise impact from last Coast Highway on the
pro3ect does not exceed 65 dh Ct1EL fr,r oistsidc
living areas and the requirements of law for
interior spaces.
5. A qualified archaeologist or paleontolaxjist shall
evaluate the site prior to cc:csnencement of
construction activities, and that all work on the
site be done in accordance with the City's Council
Policies K-5 and K-6. A report shall be submitted
to the Planning Department and Building Department
certifying said.
6. That all applirable handicap access and parking
standards shall be met in a manner satisfactory to
the Building and Public Works Departments.
7. That the proposed 8 aq.ft. single face
identification sign is approved.
B. That all mechanical equipment and trash Arcas
shall be screened from adjacent roads and
adjoining properties.
9. That all conditions of approval of Tentative Map
of Tract No. 12079 shall be fulfilled.
10. That the development shall be in substantial
conformance with the revised rancept of gradiruq
along the nnrthoasterly property line, as shown on
the plan prepared by Harold B. Zook dated December
11, 1983.
IS
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TO: Secretary for Resources FROM:
'Planning Depart
1400 Tenth Street Q�cnL
City of Newport Brach
Sacramento, CA 95814 3300 Newport Boulevard
Clerk of the Board of
Newport Beach. CA 92663
Supervisors
P. 0. Box 687
NAME OF PROJECT: Tentative rap of TraCL No. 12079 and Use Peru -it No. WIP
PROJECT LOCATION: 487 Morning Canyon, Ro.,d, Coruna dal liar
PROJECT DESCRIPTION:
SEE ATTACHED
11 1 1
FINDING: Pursuant to the provisions of City Council Policy K-3 pertaining to
procedures and guidelines to implement the California Environmental Quality
Act, the Environmental Affairs Corr,ittee has evaluated the proposed project
and determined that the proposed project will not have a significant effect
on the environment.
MITIGATION MEASURES:
SEE ATTACHED
INITIAL STUDY PREPARED BY: City of Newport Brach
INITIAL STUDY AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard, Newport Beach, CA
DATE RECEIVED FOR FILING:
i
rred Talarico,
Environmental Coordinator
Date: December 7, 1983
i i
PROJECT LXSCRIPTION
SUBJLCTt A. Tentative flap of Tract No. 12079 (Public Nearing).
Request to subdivide an existing single lot, containing
.48 acres of land area. into a single lot for
residential condominium purposes, on prop4rty located
in the R-3-B District, and the acceptance of an
environmental document.
0
R. Use Pemit No. 3075 (public ffearin )
Request to permit the *nstruction of a 14 unit
residential condominium development located in the
R-3-B District. The proposal also includes a
modification to the Zoning Cod• so as to allow portions
of the proposed building and dock areas to encroach 10
feet, and a chimney to encroach 12 feet, into the
required 20 foot front yard setback area along Horning
Canyon Road. A modification to the Zoning Code is also
requested to permit an B sq.ft. identification sign
where the Sign Code permits a 6 sq.ft. sign in the
R-3-B District.
ME
C. Residential Coastal Development Permit No.-4
(Discussion)
Request to consider a Residential Coastal Development
Permit for the purpose of establishing project
compliance for .a 14 unit residential condominium
development pursuant to the administrative guidelines
for the implementation of the State Law relative to
Low -and -Moderate -Income housing within the Coastal
Zone.
LOCATION: Lot 3, Tract No. 1737, located at 487 Morning Canyon
Road, on the northeasterly 'corner of Morning Canyon
Road and East Coast Highway, in Corona Hiqhlands.
No
0 0
Mitigation Measures
1. Development of the site shall be subject to a
grading permit to be approved by the Building and
Planning Departments.
2. That a grading plan if required, shall include a
complete plan for temporary and permanent drainage
facilities, to minimize any potential impacts from
silt, debris, and other water pollutants.
3. The grading permit shall include, if required, a
description of haul routes' access Points to the
site and watering and sweeping program designed to
minimize impact of haul pperations.
4. An erosion, siltation and dust control plan, if
required, shall be submitted and be subject to the
approval of the Building Department and a copy
will be forwarded to the California Regional Water
Quality Control Board Santa Ana Region.
5. The velocity of conlentrated run-off from the
project shall be evaluated and erosive velocities
controlled as part of the project diaign.
6. That grading shalilbe conducted in accordance with
Plans prepared by a Civil Engineer and bas:d on
recommendations of a soil engineer and an
engineering geologist subsequent to the completion
of a comprehensive soil and geologic investigation
Of the site. Permanent reproducible copies of the
"Approved as Built" grading plans on standard size
sheets shall be furnished to the Building
Department.
7, Prior to the issuance of the grading permit the
design engineer shall review and state that the
discharge of surface runoff from the project will
be performed in a manner to assure that increased
peak flows from the project will not increase
erosion immediately downstream of the systems, this
statement shall be reviewed and approved by the
Planning and Building Department.
B. That pri:.r to the Occupancy of any unit a
qualified acoustical engineer, retained by the
City at the applicant's expense shall demonstrate
to the satisfaction of the Planning Director that
the noise impact from East Coast Highway on the
project does not exceed 65 db CMCL for outside
living areas and the requirements of law for
interior spaces.
0
0
S. A qualified archaeologist or paleantologist sha11
evaluate the site prior to c0ftwncement of
construction activities, and that all work on the
site be done in accordance with the Cityps Council
Policies K-5 and K-6. A report shall bo submitted
to City Planning Department and Building
Department certifying said.
10, Final design of the pro3ect shall provide for the
incorporation of water -saving devices for project
lavatories and other water -using facilities.
11. That no grading shall occur in the area frrym Elie top
of the slope (+l2" from the most soot-h6astarly
garage wall) to the property line.
12. T'hnt no piling, fences or other disruption of the
canyon shall occur,
13. That the canyon area shall be kept free of debris
during the construction process.
(
14. That no atruwtural encroachment :nto the ennyan
beyond those shown on the plans shall occur without
further environmental documentation.
,20
now
CONSOLIDATED REPROGRAPHICS
MICROFILM DIVISION
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'•� ''�: l„ir • s r i�.1'Jrs ,yL}�Ij;,,. � '��i•,G ,.�,�.r�� it^/��3?650�;,
•t�.P ,'�,�;'1 ' Alr�,:;.Robert
F P. Lenardtic''t'�'l': `•_ ;j� �.:,.; ' f •�''� .
C `t�, /�HVuliCe PiaM nr• 1�•,i►i�,,,ti, wJ•J♦,'r�� 'J }j J/;• �•.,,li.�;�..
.,•1•�ITlr4 ► Administr f �a[I• ��1'••' „ !•.{•.,�!` IJ,' ►•1/,"r'�f-•+.4'. :.
,j[�,..•.a. . star, ,,� LY�.,•.�a%. ;�:�• ,r . �..t J�Zr.-�.., z.•
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Communtty Development Department :����r ,�:�:r �• roc ' , frr.,;rtr *s�•• l�fJ�' '�f ►��j.
?• ••' . �'.! r••iT •.•�`�. M. p .�. / fir♦ r r f' i•••. f_.
..,;• CITY OF NEW ,�..,
• PORT BE/iC •r• {I. .• �;'' rr ,t.,. 1!' ,. f,. +•. 1,•'
'•'' + •f kr�'r ram" `•�lj' K V+i�vrs
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!! r r'/•�, ..3390 Newport Baitevcvd fR w«� lip • •I r ,f .�' e�' �'�, fir�]AIj•�I Ir +� �ii��1•i! iJ•�.I'J%.
�• New} rL Beach Ca! �,r:,.•.. ?. rI�y• t i� r:'
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11, •• �'•� :ti 1:4f�r.�+�•;�frfi,aj�rt..�ri'7,� -/,r t r �l u 1'
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Ru elio,. :Compaiy � d fhb '. ,.
ccordancs .with your, re estTarant p w jotl�
letter 'to' ctcs' ' th*
• r: .....1,.. ifY, raffor 610 ,ntt fdsib(ltty'i6* which• was pr+rpc d'�e ar+dii.. �,';
above-re%r•riced divelopmerit. �•awe!/:+-.�*j�,n►s{r•,er+.�v.,Y g Oil;
,d;Lim ��C'lfw'•w��1�.ai+'}AB.. �h'Gn No11i site a
��rr��++•`'� ,,: prov ion , oJa art off- f fordable, unit tr;'orrier' to ti `(•'comply with the' Mallo'Bill: • As'stated on P e o ths'Re "'/ �' � •y
�-� .. .�; , f : port,"the' price used jar 'the,.
N+ 'Nov,
• Off -sits" unit wdsthi 'average sales; prtca for tiao-or-less bedroom units
'•;'�,'";. occurred since the'last MLS Listing book.- rasaI 'rice us j�,•�cale wlrtch` t�
r
on'P4* 3, rras�$JSS,00G ON
'�• .. f,•, nAP� ,�, ed/as shoAssumption
1 Idts x 1�+ �� `:.>•.�''�t1 �/ ' t ,i
A mpt#on.No ceased the rantal tneaMI provided by leas Ing. eflo�dabl� cnj� a
ti .1or, the,'rsrleitrtd perfod.,;Tho`jiital'rnti' tgzires' ii+sri' calculated bane t( }•
at';�`i,; ;f: househaid� rltae "•, r•.ft.,.. if '� .. , •� d iTan 3-'person
It�r;iC► '„ • +� . fort •i smaQ else/a[ the }citti dsstqnated+to'be allocated ai'thf O ublet.q
�1.. y loettl,�,Ths�;i-person houieieoid'rtn at jtpiaCI icivases'f potantial�� onth� r 'f r
,SQS OG ar j ow•'Gtcom �•. ,. ,-everea a
f;:astl..and;�101.00, Jars,a�'moderat tncomi'ir"ritL�,' Eby'
so ,s "evenue
r'rr`ia'ro� ,arda°1+"�t�he •�''aaumir�v"'a-psn�on.;tio�i,etwld• situivaild $tot' s
f t x'tthtri
• ,, • P ,.• 0 eae# scenartos•to' i r�requir orclabt '
the vslcpmsn , all r
ongmny rw saved,: _fd d.aa • ce;�o ,ihs.Pr'oP�ed dwstopmeni +
••'�':T1 •-and bettsws'thy;the cited prtc�f,ars nat'iigitiflcant2j�;'out`%.tins'"with(n"
f� i�• pl�ac�.r a_tcu.." ic*itritrrps o!cR�tr ci!w cttfd tri ;tha •Tables, an'Pg e#,-� mtit 5 Te ect a
• •h( h'er n
•;f� s lherforo, `Implytr� that the scheduled cos .,. .
}�',��r*. • �ksx►id lowt t ord tQ re Ce -� lx.,,.o have been.��
aiittct' tsd at t1i
>�± ••''�' and'ialss'ate not"dir m reL�nsy ./must bi raoiid! a listing
vIs..,lr !�'tlY•. comparable to'ths'0Was rvilapment� thd•Corona'det' Afar.'
�• area Umtied •+
1 e .sc►+t�l. a 7' arpPlY, of comparable
proaltc ,�llao 'many of the. uiUhW '
�' l2 .� . �sr tmiti than throe o�Jfred D! th4 Sybjiat D,eyed merit When♦"&ma �d lea it
ap yred
,,i, ;/r^3,•, prtei per squari loot.bads;" the•Prf6.V`schiails bi'comsi iitore'tn �n ~'� e'r �o
Y4.1" the tmrritdfats, area."" T rats„' a : '`' R:`r`f f .
h4 , absorption,; attributed to, the:'Sub/eef''Project`'is'�"
.:r•.`r a(grt(j(caraLly h(ph thou the; typ(cai pertdid of absorp thieved other"' ".;
s r 1 •' • b /.Z 'rt •w.
the market in the immediate area. , Thi moderate p�rtci schedule of the Sublset enhances'
• • } , the Project's salability and red =4 the risk and carr}�-CG4lt , t�tplcall +�
sell y r f tgured Into tke
',• 1 ; ,.�, k ingp, F(CS of the higher priced (and ls' = compettttw) ruidtness: r f'��
•�.'�re th of Y♦ � ' �.. �� w ./` .. i/'i.:" ..1� I� r. F �•r,�J.�j�{� J�' �.,/�! r
• . j, i 4 ' for. this a d�rttutlt'+ ►,M •�..1 • - •/-• r. !++r, • -r.�. • r;• '..1 4 /• 'f ,-MJ'j'1 4 •A.
r U, pp A.of it and look[ or W and t o your Y
•;r�:'; pa ors a in the f���r 1 ,: `s,:•r:.,,yjh� to be �rvtee f contim,ed
'� i 'r� i' ,'•.,j �1J,1 g`� _t• '.� •• e��'�`�, 7� !4't!• �, . V ' • '!� xti,•• �.. �r � J� �••1 }�
T f.iYNz0 ;7•'S�W�it�r.lN' ✓,: ra-'.�;�•„�� 1 .�Y ` 4 � � '��. ?r � • rf i.
r r •L •ti !N •�i
.a • • .,;,.. ARANTELLO & COMPANY,00
'• ,; t . .�i: ,fi..,., 1 • . r�.�/•
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nq, Are
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6
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alai Uawrr, ewa
sy» IM
NO -OM Brace G � I IC
V14) M26W
De ember 21, JU3
Mr. Robert P. Lerkord
Advance Ptarmbg Adminhoidor
Community D*wlapmwtt Depw mWA
c&Ty OP NLwPORT REACH
3M Newport badevwd
Newport Roach4 Caufornta gX63
RL: 41 MORMWG CAWOK NOAO XjWpoR? MWjL
D*w Mr. L*nw*
In accardmco with your "qu on and 4ath0rfjatt0r4 Tarent*tto Q Company has prepared a
"Part mluaft tlr fMWlty a( r *"W a Weded mmbdr of of/ard @ units
within UW above-r* f wWwW d.,r.lal.lo�#,
krUm ed In the followfp report r an amolymb of tine ")Wt 14-unit Candomirntum
"Oct with the tnclu don of up to ;tiro loin or
lklevel " ab�orftt MW8ft
b40vtf
419Mptad wW inch art r
robes to aw iltwidpr As bNr= of "fair
w1 tlia* you f )r tilllr o !!'!1riDi:ir Mf'Mtr '.14 10* f WvWd to YOW ca Unuod
paronpo to thr' f bprr. .
Ro*ft f uuy aAndttK
TARANTELLO A COMPANY
Timothy S. Law
Yin Pr ddlnt .
laa lt~
� • A
• r
ti
IyI +
MrOROAKE "MUNG F[ASISILITY ANALYSIS
of
�7 MORNING CANYON ROAD
rewtNw CanMrintun Units
OMPUT K#=$ CALU MIA
0
Residential Development By,
WASKY L7IUMIS950 INC.
SubNitted Tat
CITY Or KErpoRT gZACMI
OaCarbar 1063
Submitted •yt
TARANT[LLO A CONFAMY
a23
J
__
STATEWMT OF ASStMrTIdaS
487 Morning CORM" Road
{1} Project Cheracterlatica,
No. of_nits Description ___ S11•
Plan A 2 2 bedrooms &Go Sq.Ft.
Plan • 6 2 bedrooms 1,250 Sq.Ft.
Plan C 6 2 badroons • can 10500 Sq.Ft.
14
II) Land Ow"rsAip: At the start of pralact construction, it is assumed
that the land is owned outright by the developers.
(3) LW4 C"t; Provided by the Ownership $950,000.
(a) jm2truction !! d, An 9-month construction period has been assumed
from commencement of construction to completion of units.
(3) Co mtruetioA Costal Based upon the Replacement Cast.Estlestes detailed
by Rumney Enterprises, Inc., (construction costs arm •$&used to be
Incurred evenly over the entire construction period) as follow*:
On -site f 905,000
Off -site 500000
Parking Garage 192,000
Indlrects 106,500
Overhead 33,000
Marketing 140,500
Customer Service 5,600
Total Costs 1,434,600
(6) Fin "I" / "I" Rats, The rate charged against the outstanding loan
balance is 2.5 percent over pries; prime Is assumed to average 11.0
percent. The loan tea was seemed to be 3.0 percent of the construction
costs.
(7) 5!M12"t of Lem Based on IWO percent of gross sales.
(a) Abeerytton; An absorption rate of two units per month has been
Incorporated into the calculations. It has been assumed that the two
lower priced units will be sold upon completion of construction.
(9) rriclmd of C2►ft1n1Ms: Pricing of the condominium units was provided
by Rumney Enterprises, Inc., as follows,
Plan A S 145,000 x 2 . f 290,000
Plan a S 1630000 x 6 . 10110,000
Plan C i 2354000 x 6 . 1,410,000
Total Project Revenue f 286106000
STATE"OT OF ASS WTI0MS, continued.
Ail Morning Canyma Read
(10) Affordable Unit Priclnq; The affordable unit was considered to replace
Plan A in all scenarios. unit priclnq was based upon Income Information
Provided by Robert P. Lenard, Advance Planning Administrator, City of
Newport Beach. Because the designated affordable unit is a 2-badroom
condominium, the income level for A 3-person household was considered
relevant for potential occupancy. Based upon industry standards, a
maximum of 33 percent of the household's gross income can be alloostsd
towards housing debt service. Typical financing terms for residential
units are assumed as follows: 10 percent down; 13.5 percent fatal 30-
year amortization. Both low end moderate income levels were analyt@d
the resulting Affordable Unit Pricing used are as follows:
Low-income unit S 62,500
Moderate -Income unit : 97,000
(11) Affordable Rental Rates: Rental Rates were also based upon allowable
monthly expense information provided by Robert P. Lenard, City of
Newport Beach. These figures for a 3-person household are as follows:
Low-income Unit f S85
Moderate-Incoee Unit i 910
(12) Provision of ff- ite Affordable nit: The following additional
assumptions have been incorporated into the analysis, providing low- or
moderate -income units at an off -site location. The average sales price
for two -or -lass -bedroom units for sales which occured since the last MLS
listing book was used as the purchase price of the off -site units.
Absorptions It has boon assumed that the oft -sit@ unit will be
purchased in the nineth month and sold in the eleventh month.
(13) Annual Cash now, The estimated annual Cash flow from renting out the
affordable units incorporates the following annual expensess
Taxes S 11600
Insurance 400
Expenses 20000
Subtotal S 40200
Debt Service 13,944 •
Total S 200144
• tBD.OS loen-to-value, 13.311; 30-year Mortlastion)
Low Moderate
Per Unit Annual Cash Flow (Renting for 10 years) (513,124] 169,2241
(14) A!sidua1.Values The residual value of an affordable unit at the and of
the loth yes; is based upon an annual 5.0 percent escalation factor less
the remaining loan balance at that times
S 239,1SO - S 1108047 : 126,143
I I I
Set W MT M S1[SIKOIAL WWII ACTIVITY
(as of 1eavNLeT Is, 19131
AVPACI SAM ►Alec
AV[AACf PAYS ON MANKI1
ACTIVI 1ISTtacs
Wart
!Into Lost
em p pool,
since Last
L1stlng Moti Veer.to.0ote
since test
coup sock
Since Last
Llsting sack Tear.to-Oat•
Averego
Listing ►else
Average
Dons on Market
ft !re
ro
Yt+o of tee• gea e.e
4l g00
{ 1 .
T
{S! 000 { 176,000
{ ,
1S e
12!
1!l
{ 20f,100
100
All Aasiaential
! 140,900
S ))4,400 { 2111,300
Its
1 »
142
{ 703,e00
1a!
is
91 Alto
0161Tlct 12
! 166,100
S 246,700 { 404,100
172
197
{ 117,100
1T1
All Aoslsentiol
{ 240,900
{ 7l41400 { 1S10300
10
its
142
{ 141,600
10!
SOVrte1 MYltiPle Listing Seek . VOlual 44 (November 18, 1987)1 *elhrt Mafbar/cost• Noee guard of Realtors.
0 �
AWARY Or OMENT LISTINSS
(As of November 15, 1963)
Oiatrlct No. 12
Price Per
Address
Oedrooss / Bath$
Square feet
Listing Price
Square Foot
733
Avocado and Pacific
S
199,500
--
Coast Highway
2 / 2
--
S
230,000
--
7
Crest Circle
3 / 2.3
--
329
Dahlia Place
2 / 2
--
S
230,000
--
310
Poinsettia Avenue
3 / 2
--
S
251,900
--
S12
Poinsettia Avenue
2 / 2
•-
S
S
251,900
235,000
--
--
4
Canyon Lane
3 / 2.3
3 / 2.5
--
1,377
S
265,000
S
146.04
409
Poppy Avenue
3 / 2
--
S
249,900
•-
S10.3
Poinsettia Avenue
S
249,900
--
512.3
Poinsettia Avenue
3 / 2
2
--
1,917
S
273,000
S
143.43
•43
Oeechcomber and Narquerlte
2 /
1,367
S
20$,000
S
179.36
407
Poppy Avenue
3 / 2.3
S
290,000
--
1
Curl
3 / 2.3
3 / 2.3
--
1,427
S
292,500
S
204.96
403
Poppy Avenue
3 / 2.3
1,603
S
295.000
S
164.03
403
Poppy Avenue
Sources Multiple Listing Oook .
Volume 44 (November 16,
1933); Newport Harbor/Costs
Mess
Bosrd of
Realtors.
:duty or RiCEMT :ALES
(As of November 13, 1903)
District No. 12
d &OM / laths
Listing Rice
Wrier
Date of sale
Add:sss
773
614
1017
703
)a
w
MoCtdo Averaie
Larlapra
gF4Mtl!
LabDur
Msrlgold Avenue
P=Word Place
2 / 1.75
1 / 1
2 / 1
7 /
� / 1
3 / 4
f 17A,0D0
225,000
25,000
+�
iN,000
1",l00
f WA
220,OW
WA
213,ODp
21Q,000
!h,laJ
In factor
06/l0/13
In facia
���
01/13/13 0
WA
Room
�-214t
225
/
Soutt+ss Multiple Listing Book - Volume4d (M��t
160 1963)i fMr�rt tlaraaa/Costs Mao board of Raaltors.
•
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i 17
SUMMIT . Am COIICLUSI as
As evidenced by the preceding Proforsa Cash Flora and as sues erlted below,
the estimated rate or return under the twelve scenarios range between 7.3 per-
cent and 73.7 percent. The rate of return Improve§ as the arfordebte unit is
186$e4 and when a moderate-incose unit is incorporated into the project rather
then a low-income unit.
[fTSMATED RAT[ (/ "yURM
Moderate -Incase Low-income
One Unit: For Sale/On-Site 19.6 x 16.6 Y
Two Unitas rot Sale/On-Sits 15.4 S 9.3 x
One Unit: For Sale/Off-Site 16.3 % 15.6 x
Two Units: for Sale/Off-Site 13.2 X 7.3 x
One Units For Lease/On-Site 2).7 % 22.1 %
Two Units: For Lease/On-Site 19.6 S 16.0 %
It should be noted that these rate$ of return reflect point sstisstes
based upon a series of assumption• detailed earlier In this report. The
actual rate of return achieved by the development will depend upon to what
degree variances from these assumptions are experienced and in what dir@ction
("a" positive or negative) they occur. It is the opinion of Tarantella i
Company that it variances do occur, they are sore likely to occur in a
negative direction resulting in a reduction of the tat@ of return. The sore
aignificent factors which could cause such a result are as follows. (l) a
-- sore lengthly absorption patlodi (2) an increase In construction costs, and
(l) a reduction in achievable sale prices. There are several sore downside
risks than upside potential. For example, it is far mar@ probable that in the
midst of An economic recovery period that Interest retest labor costa and
construction saterial@ at@ all 11k01y to rise in prlcai thereby, further
r
reducing potential profit. Yet at the same time, recently rising Intorest
rates have substantially &loved housing sales (with a predictable increase in
absorption period for new construction), and substantially Suppressed real
estate appreciation rate• to below current estimated cost of living price
levels. Any anticipated increase in potential Sales prices is @Ntrsoely
unlikely. in simple language, the fdownsidso is greater then the •upslde.•
Given the risk level associated with this type of development and the
aforementioned likely direction of any variances, it is our opinion that the
only ressonabls scanarlo to the excluSlon of any affordable units __ on_slts
Of off -site. Based upon our experience and knowledge of Speoific development
project&, Tarantello i Company has found that most developers Mould not under-
take Such a development without an expected rate of return of at least 50
Percent.
In summation, in a financial world where high-grade corporate bonds are
yielding 12 percent or Gore, with full liquidity and no management require.
— ■ents, our most recent experience in the evaluation of development projects
for similar clisnte suggests required rates of return in excess of 50 percent
CA invested capital over the term of the project. It is evident that none of
the previous scsnarlos approach this benchmark, and we strongly recommend that
no affordable unit requirement be Imposed upon the 487 Morning canyon Road
development.
C0rMM69O ERS � MINUTES
January 14, 1484
71�
• I
g r C' of t Beach
Pal ULL INDEX
A. Tentative Map of Tract No. 12079 (Continued Public
Hearing) --
Request to subdivider an existing single lot, containing
.48 acres of land area, into a single lot for
residential condominium purposes, on property located
in the R-3-H District, and the acceptance of an
environmental document.
AND
B. Use Permit No. 3075 (Continued Public Hearinq)
Request to permit the construction of 4 14 unit
residential condominium development locathrl in the
R-3-B Diatrict. The proposal also lru.ludes a
modification to the Zoning Code so as to allrfw portions
of the proposed building and deck areas to oncroach 10
feet, and a chimney to encroach 12 feet, into the
required 20 foot front yard setback area along Morning
Canyon Road. A modification to the Zoning Code is also
requested to permit an 8 sq.ft. identification sign
where the Sign Code permits a 6 sq.ft. sign in the
R-3-B District.
AND
C. Residential Coastal Development Permit No. 4
(Discussion)
Request to consider a Residential Coastal Development
Permit for the purpose of establishing project
compliance for a 14 unit residential condominium
development pursuant to the administrative guidelines
for the imples%entation of the State Law relative to
Low -and -Moderate -Income housing within the Coastal
Zone.
UXATION: Lot 31 Tract No. 1237, located at 467
Morning Canyon Road, on the
northeasterly corner of Morning Canyon
Poad and East Coast Highway, in Corona
Highlands.
ZONE: R-3-B
APPLICANTt Rumney Enterprises, Inc. Irvine
-9-
Item 62
TMT 12079
UP 3075
CDP 4
ALL
APPROVED
CONDI-
TIONALLY
�j
JP 0 -_
January 19, 1984 MLNUrES
OWNER: Same as Applicant
i:HCINEEH: Paul Calvo Associnten, Seal !leach
The public hearing opened in connection with this item
and Mr. Warren .lames, representing the applicant,
appeared before the Caas:ission. Mr. .lames stated that
since the last hearing he has met with 24 homeowners to
further explain the proposed project. tie stated that
the homeowners concerns fall into two categories: l)
Many did not want any development on the site, which he
stated was not feasible! and, 2) Many were concerned
with the potential fnr view blockage. Ile ntated that
in response to the concern with view blockage, balloons
were floated at the peak height of the proposed
development. fie stated that the height of the tress
were approximately 15 to 20 feet higher than the top of
the balloons.
Mr. James then requested approval of the propose}
project as submitted, with the revision that one
affordable unit be provided, rather than two affordable
units.
Mr. Jerry Esterbrook, resident of 516 De Anza Drive,
and President of the Corona Highlands Property Owners
Association, appeared before the Comission. Mr.
Zaterbrook expressed his concern with the density of
the proposed project. Mr. William Laycock, Current
Planning Administrator stated that the property is
zoned R-3-8 and explained how the buildable acreage was
determined.
Mr. Eaterbrook stated that there are only two entrances
into the neighborhood and expressed his concern that
the proposed density of the project will increase the
traffic congestion in the area and generate on -street
parking problems. tie stated that 14 units situated on
less than one-half acre of land, is too dense for the
area. He also expressed his concern with the
encroachment into the required front yard setback and
the height of the proposed project. He stated that the
proposed project does not provide a buffer between
Itself and the A-1 zoned residential homes in the area.
-9-
AMWENEEBWANWENNESE14 4F 0 WARES
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In response to cnnrerns expressed by Mr. Citterbrook,
(hairman King stated that the property has teen zoned
R-3-6 since 1948. lie stated that the proforNl project
will be offering for sale units, rather then rental
units which currently exist on the property, which will
reduce the transient nature of the site. 7tA project
also adheres to setbacks which will preserve the
environmental sensitivity of the canyon. 11e further
stated that the proposed project will inclt,4e eleven
quest parking spaces, which will alleviate tk.e concern
relating to on -street parking.
Tn response to a question posed by Cr misaioner
Mcl.nughlin, Mr. l.aycock stated that under the R-3-H
zoning, the d*,vnlcper could construct 1 dwoiling unit
for every ),SGG square fast of land area, Ir,r a total
of 14 dwelling units on the nite.
Mr. Zaterbrook expressed his concern that the xoninq on
the property dates back to 1948 and stated that because
of this older zoning, the proposed project will create
a detriment to the currently existing single family
residential structures in the area.
Mr. Joseph Daniel, attorney representinq several
residents of Cameo Highlands, appeared before the
Commission. Mr. Daniel stated that they are concerned
with the view blockage of the proposed project to many
of the homes located on the canyon. He stated that the
CCO 's dictate that the trees are to be no higher than
16 feet and he has heard that the proposed project will
be at 30 feet. He requested that this item he
continued no that the residents in Cameo Highlands may
have the opportunity to view the balloons.
Chairman King stated that the balloons have been in
place for several days for interested mer"re of the
coomunity to view. He further stated that at the last
public hearing on this item, a resident of Cameo
highlands volunteered to organise the neighbors and
Meet with the applicant.
Mr. Myron Hawley, resident of 508 De Anna Drive, stated
that the current winds have disrupted the balloon test.
He stated that the proposed project, including the
addition of 14 additional ehianeys, will iVact the
views of the surrounding area.
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January 19, 1984 ""JTE S
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Mr. Hawley further expressed his concern that, the and
safety equipment access will be diffict,l1 in a
comunity which only has two traffic entrArir.aa, when
considering that the 30 toot wide street will be lined
with 8 foot wide vehicles. He stated that the proposed
project will add additional traffic to the 4rea which
can not improve the health, safety and mornla of the
existing community. Ile stated that further study is
needed of the intent of the toning provisions and that
incremental exceptions to the Zoning Code must be
stopped.
In response to a question posed by Chsirman Xing, Mr.
l.aycock stated that the project doeK not +exceed the
allowable height limitation. 1!r ■rntod that the
project is requestinq n mcxiiflcatto--' to encroach into
the front yard setback so that the rear of the project
will not encroach into the canyon area.
Hs. Donna Franklin, resident of 633 Rockford Road,
stated that the proposed project will destroy the
sunsets for the residents of the canyon. She expressed
her concern that the proposed project will also
generate noise which will travel across the canyon.
She stated that she was not aware of the balloon test
until today and requested that this itrm be continued.
Hs. Jean Wagner, resident of Corona Highlands, stated
that many of the residents of the area are not aware of
the proposed project. She stated that she has never
seen a notice posted on the property advising the
residents of the area of the public hearing. She
stated that the proposed project will generate at least
2 vehicles per unit, not 1.5 vehicles as stated in the
staff report. She expressed her concern that the
traffic in this area is already impacted and that the
proposed project will add to the already dangerous
conditions.
Comiaissioner !McLaughlin stated that she is a resident
of Corona Highlands and that she had received a flyer
on Monday at her house, regarding the proposed project.
Mr. Lsterbrook stated that because the tern, Negative
Declaration was utilized, many of the residents felt as
though the City was going to deny the project.
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January 19, 1984 MINUTES
p City of I ,ervvort Bead
ZKO
In response to a question posed try COmissionar Person,
Mr. Laycock explained the public notification procedure
which is utilized. He stated that all property owners
within 300 feet of the subject property were notified
by mail and the adjoining hoa+eovners associations were
also notified. He stated that the subject property was
posted with the public notice 10 days prior to the
public hearing of January 5, 1983. He stated that the
term, Negative Declaration, is a required statement by
State law. Mr. Robert Gabriele, Assistant City
Attorney, stated that the City has since clarified the
use of Negative Declaration in nil of the public
notices.
Ccnunissioner McLaughlin stated that Mr. Munson, a
fir_mhur of the Architectural committee, for Corona
Highlands, has indicated to hnr that the applicant
submitted the proposed plans to the architectural
committee one month prior to the last public hearing.
Mr. Esterbrook stated that he is Chairman of the
Architectural Committee and that he was never made
aware that the plans had been submitted.
Commissioner Person reiterated that this item was
continued from the last public hearing so that the
residents of the area could meet with the applicant and
further discuss the prnponed project. Further, he
stated that the proposed project has been properly
noticed so that all interested parties have been
informed about the public hearing.
Chairman King stated that the applicant has contacted
the community associations and agreed to a continuance
from the last public hearing. He stated that the
applicant has addressed the concerns expressed by many
of the residents and has floated balloons on the site
for the community to view. He stated that perhaps the
problem exists within the community associations and
the residents, which have not adequately cosesunicated
the proposed project to its members. He stated that a
project can not be continued indefinitely.
Coeau ssioner Goff stated that the proposed 14 unit
residential condominiums development will be providing
32 parking spaces, which is in excess of 2 parking
spaces per unit. He stated that the project will be
providing more parking than the MinimUM standard.
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January 19, 1984
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Mr. Hugh Milligan, resident of 500 Rockfnrd place,
stated that last week he distributed flyers to
residents of the area regarding the prcTw.vad project.
He stated that approximately 30 residents of the area
suet with the developer last Saturday to discuss the
proposed project. Fie stated that the developer floated
balloons at the height of the proposed project,
however, some of the balloons became tangled in the
overhead telephone wires. Mr. Milligan expressed his
concern that the proposed project may meet all of the
requirements of the City regulations, however, he
stated that concerns relating to health, aafnty and
welfare of adjoining residents must also t,a considered
by the City during their deliberations.
Mr. H. Ross Miller, resident of 1627 Hey Cliff Circle,
stated that he owns an apartment buildiLq in the
Corolido Community Association. He stated that he
received no notice of the public hearing. lie expressed
his concern with the fast moving traffic In the area
and stated that the proposed project will only add to
the existing problem. He requested that this item be
continued so that the affected residents and property
owners of the area can also supply their input.
Mr. 6sterbrook stated that as President of the Corona
Highlands property owners Association, he represents
approximately 190 lots. Ile stated that the proposed
project is too dense for the area and they are opposed
to its approval.
Mr. Ted Bush, resident of 508 Seaward Road, expressed
his concern with the proposed density and size of the
project. He stated that a project of this density will
set a precedent for future development in the area.
In response to a question posed by Chairman King, Mr.
Laycock stated that the density of the proposed project
is allowable under the Zoning Code requiremnts for the
R-3-8 zone. He stated that other R-3 zoned parcels
within the City would also be entitled to the sane
density.
Ms. Valerie Porlier, resident of 512 seaward Road,
stated that the balloons were not in place on Monday,
as promised by the applicant. She stated that the
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proposed project will generate noise which will
adversely impact the canyon residents. She stated that
the proposed project will set a precedence for the area
and suggested that the property be down zoned in order
to preserve the existing residential nature of the
area.
TENTATIVE XAP OF TRACT NO. 12079
?lotion
K
Motion was wade for approval of Tentative Flap of Tract
Ayes X X
X
X
No. 12079, subject to the findings and conditions of
Absent
• Exhibit "A', with the revision to Condition tin. 21 that
onn affordable unit shall be provided on -site, which
MOTION CARRIED, as follows,
FINDINGS:
1. That the asap wets the requirements of Title 19 of
the Newport Beach Municipal Code, all ordinances
of the City, all applicable general or specific
plans, and the Planning Commission is satisfied
with the Plan of subdivision.
2. That the proposed subdivision presents no problems
from a planning standpoint.
3. That the site is physically suitable for the type
of development proposed.
a. That the site is physically suitable for the
proposed density of development.
5. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act, and that
their contents have been considered in the
decisions on this project.
6. That based on the Information contained in the
Negative Declaration, the project incorporates
sufficient mitigation measures to reduce
potentially significant environmental effects, and
that the project will not result in significant
environmental iWacts.
7. That the design of the subdivision or the proposed
improveswmnt will not substantially AM avoidable
injure fish or wildlife or their habitat.
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8. The the design of the subdivision or the proposed
improvements art not likely to caua4 serious
public health problems.
9. The the design of the subdivision or the proposed
improvements will not conflict with any easements,
acquired by the public at largo, for access
through or use of, property within the proposed
subdivision,
10. That the discharge of water from the proposed
subdivision will not result in or aslA to any
violation of existing requirements prnscrihod by a
California Rnyional water Quality Cont.rt:l Board
pursuant to Division 7 (commencing with Section
1300 of the Water Code).
CONDITIONS:
1. That a final map be filed.
2. That all improvements be constructed as required
by ordinance and the Public works Department.
3. That a standard subdivision agreement and
accompanying surety be provided in order to
guarantee satisfactory completion of the public
improvements if it is desired to record the final
asap or obtain a building permit prior to
completion of the public improvements.
4. That each dwelling unit be served with individual
water services and sewer laterals to the public
water and sower systems unless otherwise approved
by the public works Department.
5. That all vehicular access rights to Bast Coast
Highway be released and relinquished to the City
of Newport Beach.
6. That landscape plans shall be subject to review
and approval of the parks, Beaches and Recreation
Department and the public works Department.
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y. That a S foot wide concrete sidewalk to
constructed along the Horning Canyon Prond frontage
and that the unused drive apron be ralw ved and
replaced with curb, gutter and sidewalk. A 4 foot
wide property line concrete sidewalk shall also be
constructed along the East Coast highway frontage,
including the construction of an aCCAMr ramp at
the corner of East Coast Highway and Horning
Canyon Road. All work shall be completed under
encroachment permits issued by the Public Works
Department and the California Department of
Transportation. The parkway area along kart Coast
Highway shall be landscaped and maintained by the
adjoining development.
e. That the development have a minimum 24 fmt wide
entrance drive unless otherwise approved by the
City Traffic Engineer.
9. That no grading shall occur in the area from the
top of the slope W2" from the most southeasterly
garage wall) to the property line.
10. That no piling, fences or other disruption of the
canyon shall occur.
11. That the canyon area shall be kept free of debris
during the construction process.
12. That no structural encroachment into the canyons
beyond those shown on the plans shall occur
without further environmental documentation.
13. Development of the Bile shall be subject to a
grading permit to be approved by the Building and
Planning Departments.
14. That a grading plan, if required, shall include a
complete plan for temporary and permanent drainage
facilities, to minimize any potential impacts from
silt, debris, and other water pollutants.
15. The grading permit shall include, if required, a
description of haul routes, access points to the
site, watering, and sweeping program designed to
ninisiise impact of haul operations.
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16. An erosion, siltation and dust control plan, if
required, shall be submitted ar4 be suA)ect to the
approval of the Building Department and a ropy
shall be forwarded to the California Regional
Plater Quality Control Board, Santa Ana kegion.
17. The velocity of concentrated run-off from the
project shall be evaluated and erosive velocities
controlled as part of the project design.
18. That grading shall be condicted in accordance with
plans prepared by a civil Engineer and based on
recommendations of a soil engineer and an
engineering geologist subtaqunnt to the coKiletion
of a comprehensive soil arA geologic invaNtigation
of the site. Permanent reproducible copies of the
"Approved as Built" gradirsl plans on standard size
sheets shall be furnished to the nuilding
Department.
19. Prior to the issuance of the grading permit, the
design engineer shall review and state that the
discharge of surface runoff from the project will
be performed in a manner to assure that increased
peak flows from the project will not increase
erosion imssediately downstream of the system. This
report shall be reviewd and approvwd by the
Planning and Building Departsant.
20. That prior to the approval of the Final 'tract flap,
the applicant shall pay an in -lieu park dedication
fee in accordance with the Park Dedication
Ordinance and further that said fee shall be
dete mined on the basis of the net increase in
dvalling units (8 dtellizgv) .
21. That one (1) of the units to be developed on -site,
in conjunction with the proposed project shall be
an "affordable unit', salling for no more than
three times the County Moderate income, (120% of
median) or renting for no mots than thirty (30%)
percent of the County Median income at the time of
occupancy*
22. That the affordable aaturt of the unit shall be
guaranteed for a period of 10 years.
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23. That the affordable housing unit be available for
occupancy within 6 months of the occupancy
of the first unit.
24. That prior to recordation of the find map, an
agreement xhnll be executed that guarantees the
provisions of an "affordable unit" on -rite. Said
agree -rent ■hall be reviewed by the Planning
Director and City Attorney's office, and approved
by the city Council.
25. That a master plan of water, sewer and storm drain
facilities for the on -site imilrover+ents be
prepared prior to recording of the final asap with
design to be approved by the Public Korkn
Department. Any modifications or extensions to
the existing storm drain, water and sever systems
sham to be required by the study shall be the
responsibility of the developer.
USE PERM!T no, 3075
Motion was rude for approval of Use Permit No. 3075,
subject to the findings and conditions of Exhibit "A",
as follows, which MOTION CARRI®i
FINDINGSt
1. That each of the proposed units has been designed
as A condominium with separate and individual
utility connections.
2. The project complies with all applicable standards
plans and zoning requiramnts for now buildings
applicable to the district in which the proposed
project is located at the time of approval, except
for proposed front yard encroachumts, and an
over -sized identification sign.
1. The project lot Rise conforms to the Zoning Cods
area requiresments in effect at the tiers of
approval.
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January 19, 1984 A"UTE5
CONri ITI ONS t
1. That development shall be in suhxtantial
conformance with the approved plot Plan, floor
plans, elevationst except as noted below.
2. That two parking spaces shall be provida,1 for each
dwelling unit and that the remainder of the
parking spaces shall be used for guest parking and
shall be so identified.
3. That the design of the propoxed vehicular ramp
shall be subject to the Building nepartm,,t
approval and that the on Bite parkinq and
vehicular circulation shall be subject to the
further review and approval by the City Traffic
Engineer and the Planning Department.
4. That prior to the occupancy of any unit a
qualified acoustical engineer, retained by the
City at the applicant,a expense shall demonstrate
to the satisfaction of the Planning Director that
the noise impact from East Coast Highway on the
project does not exceed 65 db CNEL for outside
living areas and the requirements of law for
interior spaces.
5. A qualified archaeologist or paleontologist shall
evaluate the site prior to covowncement of
construction activities, and that all work on the
site be done in accordance with the City•s Council
Policies X-5 and K-6. A report shall be submitted
to the Planning Department and Building Department
certifying said.
6. That all applicable handicap access and parking
standards shall be met in a manner satisfactory to
the Building and Public Works Departments.
7. That the proposed & sq.ft. single face
identification sign is approved.
H. That all mschanical equipment and trash arus
shall be screened from adjacent roads and
adjoining properties.
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January 19, 1984
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9. That all conditions of approval of Tentative flap
of Tract No. 12079 shall be fulfilled.
10. That the development shall be in substantial
conformance with the revised concept of grading
along the northeasterly property line, as shovn on
the plan prepared by Harold B. Zook dated December
11, 1983.
RPSIDENTIAL COASTAL DWrLOPKLW PERMIT NO. 4
!lotion x Motion was made for the approval of Residentlnl Coastal
Ayes X X X X x x Devploptnent Permit No. 4, which WYrION CARkjED.
Absent +
. . .
The Planning CO=ission recessed at 9:00 p.m. and
reconvened at 9:10 p.m.
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A. Tentative_ Map of Tract No. 12079 (Public Hearing)
Request to subdivide an existing single lot, c•mtaining
.48 acres of land area, into a single lot for
residential condominium purposes, on property located
in the R-3-8 District, and the acceptance of an
environmental document.
0
8. Use Permit No. 3075 (Public Hearing)
Request to permit the construction of a 14 unit
residential condominium development located in the
R-3-8 district. The proposal also includes a
modification to the Zoning Code so as to allow portions
of the proposed buildinq and deck areas to encroach 10
feet, and a chimney to encroach 12 feet, into the
required 20 foot front yard setback area alone horning
Canyon Road. A modification to the Zoning Code is also
requested to permit an 8 sq. ft. identification sign
where the Sign Code permits a 6 sq. ft. sign in the
R-3-9 District.
n
C. Residential Coastal Development Permit No. 4
(Discussion)
Request to consider a Residential Coastal Development
Permit for the purpose of establishing project
compliance for a 14 unit residential condominium
development pursuant to the administrative guidelines
for the implementation of the State Law relative to
Low -and -Moderate Incosie housing within the coastal
Zone.
LOCATIONt Lot 3, Tract No. 1237, located at 487
Morning Canyon Road, on the
northeasterly corner of Morning canyon
Road and fast Coast Highway, in Corona
Highlands.
ZONE R-3-S
Item 13
W 120
VP 3075
CDP 4
All
,ontinued
to Janu-
ary 19,
1904
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4.
The project is consistent with the adopte4 goals
and policies of the General Plan, and the Adopted
Local Coastal program Land Use plan.
�.
That adequate on -site parking spaces are available
for
the proposed residential Condominium
development.
6.
That the proposed setbacks along Morning Canyon
Road are comparable to the existing setbacks of
other
properties in the area and the proposed
building and chimney encroachments
into the
required front yard setback
area, adjacent to
Morning Canyon Road will not, under the
circumstances of the particular case, be
detrimental
to the health, safety, peace, corals,
comfort, and general welfare of
persons residing
or working in the neighborhood of such
proposed
use or be detrimental or injurious to property and
improvements
in the neighborhood or the general
welfare of the City and further that the
proposed
modification is consistent with the legislative
Intent of Title 20 of this Code.
7.
That the proposed 8 sq.ft. identification sign
adjacent to Morning Canyon Road, will not under
the circumstances
of the particular case, be
detrimental to the health, safety,
peace, morals,
comfort, and general welfare of persons residing
or working in the neighborhood of such proposed
use and be detrimental or injurious to property
and improvements in
the neighborhood and the
general welfare of the City, inasmuch
as the
proposed sign is in character with the established
residential neighborhood in which the project is
located and that the greater sign area represents
only a minor variation
to the Cods requirement.
8.
That the establishment, maintenance or operation
of the use of building applied for will not under
the circumstances
of the particular case, be
detrimental to the health, safety,
psace, morals,
comfort and general welfare of persons residing or
working in the neighborhood of such proposed use
or be
detrimental or injurious to property and
Improvements in the
neighborhood or the general
welfare of the City.
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APPLICANT: Rumney Enterprises, Inc., Irvine
OWNERi Same as Applicant
ENGINEER: Paul Calvo Associates, Seal aaach
The public hearing opened in connection with this item
and Mr. Warren James, representing the applicant,
appeared before the Cossmission. Mr. James briefly
described the proposed 14 unit residential condominium
development. He stated that they originally had
envisioned a 19 unit development at this location,
however, after meeting with various members of the
community, the plan was redesigned with 14 units. Ito
stated that they have :mitigated the impacts of East
Coast Highway with a sound barrier, all new
construction will to kept outside of the canyon arna,
and the elevations along the street follow a low
profile. He stated that the proposed development will
remove the existing older structures and become an
asset to the community.
Mr. James referred to Condition No. 21, which requires
the development of two affordable units, and stated
that they could provide one affordable unit which would
satisfy the City's policy. He stated that the
Affordable Housing Peasibility Analysis recommends that
no affordable unit requirement be imposed upon the
project.
Planning Director Hewicker stated that the development
of the parcel contains a number of constraints,
including the setbacks from East Coast Highway, the
setbacks from the envirorumntal open space, and the
compliance with providing affordable dwelling units
within the Coastal Zone. He discussed Council policy
P-1, the Mello Gill, and stated that staff has
recossanded that 10% or 2 (1.4 rounded up) affordable
units be provided in conjunction with this project.
However, he stated that when considering that the
applicant has reduced the original plan from 19 units,
which would have included a density bonus of S
affordable units, to 14 units, and further that the
applicant has not requested a waiver of the in -lieu
park dedication fee, he stated that perhaps in this
particular application, the request for one affordable
,dwelling unit may be warranted.
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Commissioner Balalis stated that the developer should
be given the option of providing the affordable units
either on -site or off -site. He stated that on -site
affordable units would contain smaller square footage
because of econoeic constraints, whereas off -site
affordable units could contain more square footage.
In response to a question posed by Commissioner
Balalis, Planning Director Hewicker stated that the
Planning Commission has the authority to recommend to
the City Council that the affordable units be provided
off -site or within a reasonable distance from the
Coastal Zone. However, he stated that the City Council
has expressed their concern that the affordable units
be provided on -site.
Chairman King stated that when considering they existing
market values in Corona del Mar, it ►could be more
feasible for the affordable units to to provided within
the new construction coats of the proposed development.
Mr. James stated that they would prefer to provide the
affordable unit on -site. However, he stated that as a
developer, they would welcome the opportunity to have
the flexibility of providing the affordable unit
on -site or off -site.
Chairman King stated that because the applicant has
reduced the density of the project, along with all new
construction will be kept outside of the canyon, *and
there will not be a waiver of the in -lieu park
dedication fee, he stated that he could support the
provision for one affordable dwelling unit, rather than
two.
Mr. Hugh Milligan, resident of 500 Rockford Place in
Cameo Highlands, stated that his property is located
adjacent to the proposed development. He stated that
the site currently maintains 6 rental units, whereas
the proposed project will contain 14 ownership units.
He expressed his concern that this constitutes a
condominium conversion and that his residence will be
forced to view 14 units, rather than the existing 6
units.
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Planning Director llewicker stated that the proposed
development will be more intense than the existing
development, which is permitted under the City's
General Plan and Zoning Code. He stated that the tens,
condominium conversion, does not apply to the proposed
project because the project will be demolishing older
structures to be replaced with a new project, as
opposed to the conversion of the existing structures.
Mr. Ted Bush, resident of 508 Seaward Road, referred to
the public notice which was sent to the surrounding
residents and stated that because the term Negative
Declaration was utilized, many of the residents felt as
though this application would be denied by the City.
Ile atated that there are only two entrances to Corona
Highlands and expressed his concern with the additional
traffic which will be generated by the proposed
project. He also expressed his concern with the
proposed density and size of the project.
Hs. Valerie Porlier, resident of 512 Seaward Road,
stated that the adjacent residents were not contacted
by the developer regarding the proposed project. She
stated that she contacted Mr. Las Munson, Chairman of
the Architectural Cosmiittee for Corona Highlands, which
informed her that the proposed project was not in
conflict with the CC&R's. She requested that this item
be continued in order for the surrounding residents to
become more informed with the proposal.
Chairman King stated that the applicant has designed
the project to preserve a majority of the existing
vegetation which will attempt to obscure the proposed
structure from the adjacent neighborhood. eta. Porlier
stated that the proposed density of the project is not
consistent with the adjacent residential neighborhood.
She further stated that regardless of the subterranean
parking, the proposed project will generate parking and
traffic problem for the area.
Cosmlasioner ealalia stated that the property is
currently toned R-3-8 which would allow the applicant
to develop a project consisting of 19 units, which
would include a density bonus of 5 affordable units,
with up to 47,655 square feet of gross floor area,
excluding garages. He state4 that as a cosipromise, the
applicant is proposing a 14 unit residential project
consisting of 19,167 square feet of gross floor area,
excluding garages. planning Director Hewicker
concurred.
-9-
4r 0
com • Janua 5 r 1
ry
, 1984 t
� C� ■
■ • f `� �.
Citf Beach'
ec
ROLL CAU - - - AL
OWNER
Commissioner Kurlander suggested that a continuance of
the application would be helpful for the surrounding
neighborhood to become better informed on the items
which have been discussed.
In response to a question posed by ChairrAn ring, Mr.
Janes stated that the proposed plans were submitted to
Mr. Los Munson, Chairman of the Architectural Co mittee
for Corona Highlands. He stated that Mr. Munson
presented the plan to the homeowners association for
their input. He stated that the Architectural
Comittee did not issue a letter supporting or opposing
the proposed project. He further stated that they
discussed the proposed plan with the adjacent neighbor,
Mr. Harold Zook, who offered input into the proposal
and is now in support of the revised proposal. He
stated that the project will not excee4 the height
limit and will only occupy one-half the length of the
property. He reiterated that the proposed project was
developed to be compatible and sensitive to the
adjacent neighborhood.
. s .
The Planning Commission recessed at 8155 p.m. and
reconvened at 9e05 p.m.
In response to a question posed by Mr. Ted Bush,
Planning Director Hwicker referred to page 4 of the
staff report and stated that the subject property
contains slope areas greater than 2il. He than
discussed the buildable acreage and dwelling unit
density criteria as established in the Newport Beach
General Plan.
Mr. Milligan stated that he is a member of the Cameo
Co■swunity Association and not the Corona Highlands
Property Owners Association. He suggested that the
camwMty associations work together when projects such
as this are proposed.
Mr. Milligan expressed his concern that the existing
toning in the area is not consistent and asked how the
IR-9-0 toning on the parcel could be reduced.
Cownissioner Person stated that the Planning Commission
does not have the authority or the power to institute a
sons change on the property.
-9-
• . _ COMM69ONERS• M N TES
January 5, 1984
n X
� a
g C� YOfN�YWt Beech
raou c�u
ir.nx
Motion
Ix
Cosmissioner 9alalis stated that whenever a multi-
family zoned parcel is located adjacent to R-1 zoned
parcels, problems such as this occur.
Mr. Harold Zook, owner of the property located at 483
and 405 Morning Canyon Road, appeared before the
Commission. Mr. Zook referred to Page 6 of the staff
report and stated that his proposed concept of grading
will be incorporated into the applicant's plan. He
stated that the proposal also utilizes subterranean
parking and will not exceed the height limitation.
Therefore, he stated that he is in support of the
proposed project.
Mr. Reginald Jones, resident of 4316 Shorncrnnt Lane,
appeared before the Coamission and stated that he is in
favor of the proposed project. Ile stated that he is a
member of the Corolido Community Association which
encoapasses 24 residences. He stated that he in not
aware of any opposition to the proposed plan by any of
the members.
Mr. James reiterated that Mr. Munson, Chairman of the
Architectural Coeesittee for Corona Highlands, presented
the proposed plan to the homeowners association.
However, he stated that he would concur with a
continuance in order to receive additional input from
the surrounding residences. Commissioner McLaughlin
suggested that Mr. Jerry Esterbrook, President of
Corona Highlands Property Owners Association, be
contacted by the applicant to present the proposed
plan.'
Cosmissioner McLaughlin stated that in her opinion, the
requirement for 1.4 affordable units should be rounded
to 1 unit rather than 2 units, as a policy. She
further expressed her concern that additional wording
should be included in the public notice which would
better inforsi the general public of the term, Negative
Declaration.
Motion was made to continue this item to the planning
Cosesission Meeting of January 19, 1984, so that the
applicant can present the proposed plan to the
President of the Corona Highlands property owners
Association and receive additional input from the
surrounding residents.
-10-
6
• COM
January 5, 1984
7ii
City Of Newmt Beach
XWOM
Comissioner Person stated that he could not support a
continuance on this item in that the proposed project
substantially. meets the require" nts of the Zoning
Code. Further, he stated that the Applicant ha"
previously met with the property amers ansocistion and
has contacted adjacent neighbors with the proposed
plan.
Mr. Milligan stated that he would be willing to
organize the adjacent neighbors and sat up a meeting
with the applicant and the affected associations.
Planning Director Newicker suggested that Mr. Milligan
also contact Mr. Bill ward, Senior Planner, of the City
staff.
Ayes X X X X X X Coemissioner McLaughlin`s notion for a continuance of
Noes x this item to January 19, 1984, was nor voted on, which
MOTION CARRIED.
A. Traffic Study (Continued Public Nearing)
Request to consider a traffic study to as to allow the
construction of a 150000 sq. ft. (net) office building.
B. Use Permit No. 3077 (Continued Public Hearin)
est to permit the construction of a 15,00o sq. ft.
(net office building on property located in the
Unclass �iedDistrict which exceeds the basic 32 foot
height lin the 32/50 Foot Height Limitation Zone.
The proposal ■o includes a modification to the Zoning
Code so as to ow the use of compact size parking
spaces for a po on of the required off-street
parking, and the a epta=a of an enviromental
document .
LOCATYONi parcel 2 of Parc Map Ito. 152-17
(Resubdivision No. 6), located at I100
Newport Center ve, on the
southwesterly corner of We Drive
and Newport Center Drive, Newport
Center.
-11-
MINUTE S
INDEX
Item 44
TS AND
UP 3077
BOTH
AP P RUIED
CO_ ;VDI
TIONALLY
City Council Meeting Februarl 27, 1984
' Agenda Item No. D-2
CITY GF NEWPORT BEACH
TO: City Council
FROM: Planning Department
SUBJLCT: 'tentative Map of Tract No. 12079
Request to subdivide an existing single lot, containing .48
acres of land area, into a single lot for residential
condominium purposes, on property located in the R-3-A District,
and the acceptance of an environmental document.
AND
Use Permit No. 3075
Request to permit the construction of n fourteen unit
residential condrrminium development locate! In the R-3-B
District. The proposal also includes a irodifIcetion to the
Zoning Code so as to allow portions of the prOPONed building and
deck areas to encroach ten feet, and a chimnay to encroach
twelve feet, into the required twenty foot front yard setback
area along Morning Canyon Road. A modification to the Zoning
Code is also requested to permit an 8 sq.ft. identification sign
where the Sign Code permits a 6 sq.ft. sign in the R-3-B
District.
AND
Residential Coastal Deyelopcient Permit No. 4
Request to consider a Residential Coastal Development Permit for
the purpose of establishing project compliance for a fourteen
unit residential condominium development pursuant to the
Administrative Guidelines for the implementation of the State
Law relative to low- and moderate -income housing within the
Coastal zone.
LOCATICH: Lot 3, Tract No. 1237, located at 487 Morning Canyon Road, on
the northeasterly corner of Morning Canyon Road and East Coast
Highway, in Corona Highlands.
ZOVE: R-3-H
APPLICAHTs Rumney Enterprises, Inc., Irvine
dwNIN3 Same as Applicant
LNG INEERI
Paul Calvo Associates, Seal Beach
s `
TO: City Council - 2
Suggested Action
Hold hearing; close hearings if desired, approve the Tentative Map of Tract 110.
12079, Use Permit No. 3075, and Residential Coastal Development Permit No. 4,
with the Findings and subject to the Conditions of Approval an recommended by
the Planning Commiaaionf
OR
Modify the recommendations of the Planning Commieaion.
Background
At its meeting of January 19, 1984, the Planning Commission voted (6 Ayes, 1
Absent) to approve the Tentative Map of Tract No. 12079, Use Pormlt No. 3075,
and Residential Coastal Development Permit No. 4. Modifications to the Zoning
Code were also approved so as to allow portions of the proposed building and
deck areas to encroach ten feet, and a chimney to encroach tvnlve feet, into
the required twenty foot front yard setback area along Morning Canyon Roads and
to permit an 8 sq.ft. identification sign rheas the Sign Carle permits a 6
sq.ft. sign in the R-3-B District. The approval also included the requirement
of one on -site "::fordable unit" with the affordable ratur,2 of the unit_
guaranteed for a period of ten years. Said applications were approved with the
Findings and subject to the conditions of Approval as follows:
Tentative Map of Tract No. 12079
FINDINGS:
1. That the map Meets the requirements of Title 19 of the Newport Beach
Municipal Code, all ordinances of the City, all applicable general or
specific plans, and the Planning Commission is satisfied with the
Plan of subdivision,
2. That the proposed subdivision presents no problems from a planning
standpoint.
3. That the site is physically suitable for the type of development
proposed.
4. That the site is physically suitable for the proposed density of
development.
5. That an Initial Study and Negative Declaration have been prepared in
compliance with the California Environmental Quality Act, and that
their contents have been considered in the decisions on this project.
6. That based on the information contained in the Negative Declaration,
the project incorporates sufficient mitigation measures to reduce
potentially significant environmental effects, and that the project
will not result in significant environmental impacts.
7. That the design of the subdivision or the proposed improvement will
not substantially and avoidable injure fish or wildlife or their
habitat.
IN
TO: City Council - 3
6. The the design of the subdivision or the proposed improvements are
rot likely to cause serious public health problems.
9. The the design of the Bubdivisinn or the proposed improvements will
not conflict with any easements, acquired b7 the public at large, for
a:ccse through or use of, property within the proposed subdivision.
10. That the discharge of water, from the proposed subdivision will not
result in or add to any violat.ir,ti of existing requirements prescribed
i,y a California Regional Water duality Control Board pursuant to
:ivision 7 (commencing with Section 1300 of the Water Code).
CONDITIONS;
1. That a final asap be filed.
2. That all improvements be constructed as required by ordinance and the
Public Works Department.
3. That a standard subdivinirrn agreement and accompanying surety be
Provided in order to qua rantee satisfactory completion of the public
improvements if it is desirnd to record the final map fir obtain a
building permit prior to completion of the public improvements.
4. That each dwelling unit be served with individual water services and
sewer laterals to the public water and sewer systems unless otherwise
approved by the Public Works Department.
5. That all vehicular access rights to East Coast Highway be released
and relinquished to the City of Newport beach.
6. That landscape plans shall be sub3ect to review and approval of the
Parks, Beaches and Recreation Department and the Public Works
Department.
7. That a 5 foot wide concrete sidewalk be constructed Along the Morning
Canyon Road frontage and that the unused drive apron be removed and
replaced with curb, gutter and sidewalk. A 4 foot wide property line
concrete sidewalk shall also be constructed along the East Coast
Highway frontage, including the construction of an access ramp at the
corner of East Coast Highway and Horning Canyon Road. All work shall
be completed under encroachment permits issued by the Public Works
Department and the California Department of Transportation. The
parkway area along East Coast Highway shall be landscaped and
maintained by the adjoining development.
S. That the development have a minimum 24 foot wide entrance drive
unless otherwise approved by the City Traffic Engineer.
9. That no grading shall occur in the area from the top of the slope
(:12" from the most southeasterly garage wall) to the property line.
10. That no piling, fences or other disruption of the canyon shall occur.
0 6
9TO: City Council - 4
11. That the canyon area shall be kept free of debris during the
construction process.
12. That no structural encroach.ent into the canyon beyond those shown on
the plans shall occur without further environaental documentation.
13. Develc,=ent of the site shall be subject to a grading permit to 1A
approved by the building and Planning Departments.
14. That a grading plan, if required, shall include a complete plan fcr
temporarl and permanent drainage facilities, to minimize any
potential impacts from silt, debris, and other water pollutants.
15. The grading permit shall include, if required, a description of haul
routes, access points to the site, watering, and sweeping program
designed to minimize impact of haul operations.
16. An erosion, siltation and dust control plan, if required, shall be
submitted and be subject to the approval of the Building Department
and a copy shall be forwarded to the California Regional :later
Quality Control Board, Santa Ana Reqion.
17. The Velocity of concentrated run-off from the project shall he
evaluated and erosive velocities controlled as part of the project
design.
18. That grading shall be conducted in accordance with plans prepared by
a Civil Engineer and based on recommendations of a soil engineer and
an engineering geologist subsequent to the completion of a
cooprehensive soil and geologic investigation of the site. Permanent
reproducible copies of the "Approved as Built" grading plans on
standard size sheets shall be furnished to the Building Department.
19. Prior to the issuance of the grading permit, the design engineer
shall review and state that the discharge of surface runoff frost the
project will be performed in a manner to assure that increased peak
flows from the project will not increase erosion immediately
downstream of the system. This report shall be reviewed and approved
by the Planning and Building Department.
20. That prior to the approval of the Final Tract Hap, the applicant
shall pay an in -lieu park dedication fee in accordance with the Park
Dedication Ordinance and further that said fee shall be determined on
the basis of the net increase in dwelling units (B dwellings).
21. That one (1) of the units to be developed on -site, in conjunction
with the proposed project shall be an "affordable unit", selling for
no more than three times the County Moderate income, (120% of median)
or renting for no more than thirty (30%) percent of the County Median
income at the time of occupancy.
22. That the affordable nature of the unit shall be guaranteed for a
period of 10 years.
TC: City Coil - S
23. That the affordable housing unit be available for occupancy either
within 6 months of the occupancy of the first unit.
24. That prior to recordation of the final map, an agreement shall he
executed that guarantees the provisions of an "affordable unit"
en -site. Said agreement shall be reviewed by the Planning Director
and City Attorney's Office, and approved by the City Council.
25. That a master plan of water, sewer and storm drain facilities for they
on -site improvements be prepared prior to recording of the final map
with design to be approved by the Public Works Department. Any
modifications or extensions to the existing storm drain, water and
sewer systems shown to be required by the study shall be the
responsibility of the developer.
USE PEP -MIT NO. 3075
F:NDINGS:
I. That each of that proposed units has been denigned as a condcdlinlum
with separate and individual utility connections.
2. Tne project complies with all applicable standards plans and zoning
requirements for new buildings applicable to the district in which
the proposed project is located at the time of approval, except for
proposed front yard encroachments, and an over -sized identification
sign.
3. The project lot size conforms to the Zoning Code area requirements in
effect at the time of approval.
4. The project is consistent with the adopted goals and policies of the
General Plan, and the Adopted Local Coastal Program Land Use Plan.
5. That adequate on -site parking spaces are available for the proposed
residential condominium development.
£. That the proposed setbacks along Morning Canyon Road are comparable
to the existing setbacks of other properties in the area and the
proposed building and chimney encroachments into the rec,-uired front
yard setback area, adjacent to Horning Canyon Road will not, under
the circumstances of the particular case, be detrimental to the
health, safety, peace, morals, comfort, and general welfare of
persons residing or working in the neighborhood of such proposed use
or be detrimental or injurious to property and improvewnts in the
neighborhood or the general welfare of the City and further that the
proposed modification is consistent with the legislative intent of
Title 20 of this Code.
0 0
TO: City Council - 6
7. That the proposed B sq.ft. identification sign adjacent to Morning
Canyon Road, will not under the circu=stances of the particular case,
ke detrimental to the health, safety, peace, morals, comfort, and
general welfare of persona residing or working in the neighborhood of
such proposed use and be detrimental or injurious to property and
improvements in the neighborhood and the general welfare of the City,
:nasmsch as the proposed nign is in character with the established
residential neighborhood in which the project is located and that the
greater sign area represents only a minor variation to the Code
requirement.
A. ':'fat the establishment, maintenance or operation of the use of
building applied for will not under the circumstances of the
particular case, be detrimental to the health, safety, peace, morals,
ccwfart and general welfare of persons residing or working in the
neighborhood of such proposed use or be detrimental or injurious to
property and improvements in the neighborhood or the general welfare
of the City.
CONDI : Icl;S s
1. tAt develoyment shall be in substantial conformance with the
approved plot plan, floor plans, elevations, except as nottd below.
2. :hat two parking spaces shall be provided for each dwelling unit and
that the remainder of the parking spaces shall be used for guest
parking and shall be so identified.
3. 'hat the design of the proposed vehicular ramp shall be subject to
the Building Department approval and that the on site parking and
vehicular circulation shall be subject to the further review and
approval by the City Traffic Engineer and the Planning Department.
4. That prior to the occupancy of any unit a qualified acoustical
engineer, retained by the City at the applicant's expense shall
demonstrate to the satisfaction of the Planning Director that the
noise impact from East Coast Highway on the project does not exceed
65 da CNEL for outside living areas and the requirements of law for
interior spaces.
S. A qualified archaeologist or paleontologist shall evaluate the site
prior to commencement of construction activities, and that all work
on the site be done in accordance with the City's Council Policies
X-5 and X-6. A report shall be submitted to the Planning Department
and Building Department certifying said.
6. That all applicable handicap access and parking standards shall be
met in a manner satisfactory to the Building and Public Works
Departments.
7. That the proposed S sq.ft, single face identification sign is
approved.
S. That all mechanical equipment and trash areas shall be screened from
adjacent roads and adjoining properties.
TO: City Council - 7
9. That all conditions of approval of Tentative Map of Tract No. 12079
shall be fulfilled.
10. That the development shall be in substantial conformance with the
revised concept of grading along the northeasterly property lire, as
shown on the plan prepared by Harold B. Zook dated December 11, 1983.
Staff had also reco=ended the approval of these applications inasmuch as the
proposed development substantially conforms with all applicable deve:•,pment
standards for the R-3-8 District, with the exception of the front yard
encroachments and a proposed identification sign discussed below.
Front Yard Encroachments
In accordance with Section 20.18.020 of the Zoning Code, a minimum twenty foot
front yard setback is required for property located in tho R-3-h District. The
applicant is proposing to have a portion of the building and deck area encroach
ten feet into the required twenty foot front yard setback {Ad)acent to )Morning
Canyon Road) on the first and accond floors. In addition, a single chimney is
proposed to encroach twelve feet into required twenty foot front yard setback.
The Planning Commission had no objections to the propvn«d front yard
encroachments inasmuch an the properties northeasterly of the subject property,
and within the same block, have a required front yard setback of ter, feet along
Morning Canyon Road. A portion of the proposed building maintains a front yard
setback of forty-six feet. In addition, the applicant has maintained a
substantially greater rear yard setback (six feet required) so as to keep all
new construction outside of the canyon area. The rear yard setback varies
between 26 ft. and 53± ft.
Pro sed Identification Sign
in accordance with Section 20.06.050, A.2., signs in the R-3 District are
limited to one identification sign not exceeding 6 sq.ft. in area. The
proposed development includes an 8 sq.ft. (2 ft. x 4 ft.) single -faced
identification sign located on the building facade along Morning Canyon Road.
The Commission had no objections to the proposed sign inasmuch as the sign area
represents only a minor variation from the Code requirement, and the sign is
architecturally compatible with the proposed building and will not be
objectionable to surrounding property owners.
Consistency with Development Standards
Except as noted above, the proposed residential development meets all
requirements of the R-3-B District, including density ( 14 dwelling units
proposedi 14 dwelling units permitted, based upon one dwelling unit/1500 sq.ft.
of land area)i buildable area (1.21 x buildable area proposed, excluding
garages; 3 x buildable area, excluding garages, permitted in the R-3-B
District); off-street parking (32 parking spaces proposedl only 21 spaces
required, based upon 1.5 spaces/dwelling unit)i building height (varies between
27 ft. and 28 ft. average roof heights, which is permitted in the 28/32 Foot
Height Limitation District)t yards (sidesi 6 ft, proposed and required; rear:
26 ft. to 53 ft. proposed; 6 ft. required)+ and permitted lot coverage (36%
proposed; 60% permitted in the R-3-B District).
0 9 0 0
TO: City Council - 8
The City Council subsequently set this matter for public ho4ring and review.
Attached for the information and review of the City Council fire copies of the
Plarm;ing Co=ission staff reports prepared for the COMMisslanis meetings of
January 19, 1984 and January 5, 19B4, and excerpts of the Planning Commission
minutes in conjunction with said applications.
F(%Ju•ctfully submitted,
PLANT-11IG LEPAx'TMEI8;
JAMES D. HEWICKER, Director
by
WILLIAM Ft. LAYCOCK �
Current Planning Administrator
N io../kk
Attachments for City Council Only:
Planning Lcmmission Staff Reports dated 1/19/64 and 1/5/84 with Attachments
Excerpts of the Planning Ce=ission Minutes dated 1/19/84 and 1/5/84
i
CITY OF NEWPORT BEACH
COUNCIL MEINBERS MINUTES
RECilLJIR COUNCIL MEETING
do PLACEr Council Chambers
��w 'iF G� �► 7i�►y ' TIME: 7:30 P.M.
<^ tm i+► �}' DATE: February 27. 1984
e.,� � r•w� 'p '� � v' INDEX
Mayor Hart presented a permaplaqued
Certificate of Appreciation to Susan Spiritus
In recognition of her service on the Arts
Commission.
Present
x
x
x
x
x
x
A. ROLL GALL.
Absent
x
Notion
s
B. The reading of the Minutes of the Meeting
All Aye ■
of Februa ' 13, I984. was waived.
approved as itten and ordered filed.
Motion
x
C. The reading in ull of all ordinances and
All Ayes
resolutions unde consideration was
waived, and the C k was directed
to read by titles
D. HEARINGS:
\theco
1. Mayor Hart opened inued public
PD/Towing
hearing regarding CERTIFI TE OF PUBLIC
(70)
CONVEVIENCL AND NECESSITY - RVINE MESA
TOHI=.
Mewrandum from Executive Assist\-he
the City Manager. was presented.
Hearing no one wishing to addresCouncil,
the public hearing was
Motion
x
Motion was made to deny application for
Al 1 Ayes
lack of required information as
recomended by staff.
2. Mayor Hart opened the public hearing and
TMp/Tr
City Council review of the TENTATIVE HAP,
12079/
OF TRACT NO.•12079. USE PERMIT NO._3075.
U/P 3075
AND &=ENT IAI. COASTAL REyELOPM X
Rumaey Entry
PEYliIT ii0- _�, requests of RUM EY
(88)
ENTERPRISES. INC.. Irvine. to subdivide
an existing single lot. containing .48
acres of land. into a single lot for the
construction of a fourteen unit
residential condominium project complying
with the Administrative Guidelines for
the implementation of the State Law
relative to low -and moderate-incosye
housing within the coastal zone; and
acceptance of an Environmental Document.
The proposal also includes modifications
to the Zoning Code relating to setbacks,
and to the Sign Code regarding an
Identification sign. Property located at
487_Morning Canyon Road and _Fist Coast
Highway in Corona -Highlands; Zoned R-3-3.
Report from the Planning Departssent. was
presented.
Volume 38 - Page 54
CITY OF NEWPORT BEACH
coupm= UMMEn
U*urEs .It
February 27. 1984
INDEX
The City !tanager recommended that a
TKp/Tr
Condition No. 26 be added. if this
12079
project is approved, regarding Fair Share
u/P 3075
allocation for circulation improvements
In the City.
Discussion ensued with respect to the one
affordable unit to be provided with this
development. fair share determination*
and density in the area. as well as other
areas in the City.
Warren James. representing the applicant,
addressed the Council and stated that
_
they had originally proposed to build 19
units on the subject property. but
following discussion with the Planning
staff, they redesigned the project to 14
units. He stated he felt it was a good
plan. and significantly better than what
is currently existing on the property.
He stated he could not understand the i
concern over density. inasmuch as the
plan vas prepared in accordance with all
City requiresents. and in addition. was
approved unanimously by the Planning
Commission. With respect to the proposed
Fair Share allocation, he stated that it
was an unpleasant surprise and he was not
aware of the requirement.
It was noted by staff that the Fair Share
allocation for this project would be
$20.972 based on 14 units. Mr. Warren
indicated be felt the fee should be
assessed on 8 units, rather than 14,
inasmuch as 6 units already exist on the
property (even though tbey will be
desolisbed).
In response to Council inquiry. Mr.
Warren stated that the average selling
price for the units is $230,000, and that
the square footage begins at 750 for the
smaller units; up to 1.500 sq. ft. for
the larger units.
Roger Hardacre. President. Cameo Shores
Homeowners Association. stated that they,
as well as the Shorecliffs Homeowners
Association. have not taken a position
either for. or against the proposed
development.
Jerry Easterbrooks, President, Corona
Highlands Homeowners Association. 516 De
Anza, aubsittwd a petition containing 123
sigsaturss In opposition to the proposed
development. Be stated that the
sts"twMs repreeeaced 701 of their
associstios. He stated that tbey feel
Volume 33 - rase 55
_ •
rl
CITY OF NEWPORT BEACH
f G9 9� 7J► �
February 27. 1984
IN
the project is inconsistent with the
predominant single-family residences in
their area. and poses a serious
safety/traffic threat.
Mr. Fsterbrook stated that they would
like the City Council to request the
Planning Comission to consider the
downzoning of any parcel of land in
Corona Highlands or its sphere of
Influence to no more than 1.5 so as to
more fully comply with the nature of
their neighborhood. He stated that they
would like to see the site improved. but
are opposed to the density. In addition,
they did not feel consideration was given
to the 2 to I slope.
The Planning Director stated that if the
City Council was desirous in trying to
match the proposed development of this
site with existing development which is
around it. then the Council could apply a
coning on the property which would allow
a maximum density of 16 to 20 dwelling
units per acre and still come close to
the multiple -family designation. or the
General Plan could be amended with the
application of a low. or medium density
classification to the property.
Dick !Nichols. President. Corona del liar
Community Association. addressed the
Council and submitted a letter in
opposition to the proposed project. He
stated that they believe the Council
should consider downzoning the subject
property. as well as all R3. R33 and 145
properties located on the east side of
the Dar to the City.
Michael Miller, 468 Serra Drive.
addressed the Council in opposition to
the development. citing increased
traffic, as a result of the project.
Hugh H. Milligan, 500 Rockford Place.
addressed the Council, and stated he felt
the project would disrupt the orderly
development of the neighborhood, that it
would be an eyesore. block views and
lower property values. He also stated
that he felt the reference to a "Negative
Declaration" mentioned in the public
hearing notice should be revised as it
could be misleading to the layperson.
volre 38 — Pest 56
I2079
D/P 3075
IL/1 i s yr NGwrV:1 a W %me%%we•
COUNCIL MEMKM M*WE5
7 0-
0
cps, 7G A 9
� February 27. 1984 INDEX
wow■ ■ A tA _
motion
All Ayes
x
She City Attorney advised that there have
been recent amendments to the State
Subdivision Map Act which requires
cities, when considering tentative tract
slaps, to apply those zoning ordinances
and general plan provisions that were in
effect at the time the application for a
tentative tract map was submitted. In
essence, the City Council has very
limited power to rezone a property after
a tentative map application has been
submitted. However, the City does have
the power to disapprove the tentative map
if the Council finds. that the project is
inconsistent with the zoning ordinances■
or general plan provisions that were in
effect at the time the application was
submitted. She City Council also has the
authority to deny the use permit if it
believes that this development is
inconsistent, or adverse to the health -
safety and welfare of the co=unity.
Florence Closlow. 436 Mendoza Terrace,
- and Barbara Aune, 1800 Antigua- Property
owner in Corona Highlands. addressed the
Council and spoke in opposition to the
project.
Warren isms, representing the applicant,
addressed the Council again and stated
that their project would not result in an
increase in traffic. He also stated that
views would not be blocked by the
development. only by already existing
trees in the area. He reiterated that
they had complied with all City
requirements and felt the project should
be approved.
Discussion followed, wherein the City
Attorney advised that in addition to the
two options outlined earlier in the
hearing, the Council still has another
alternative whereby, 1f it is felt that
the project is not consistent with the
general plans conditions can be imposed,
such as reduced densities, etc.
yollowing consideration, -motion was made -
to continue the public hearing to !!arch_
12, and direct the staff to prepare
appropriate findings for denial.
?here being.ao_obj1�ctions..the staff was
also directed.to.report back with.
sdditiocal information regarding t3
soal in the Imeadiate area asd its
img►eet ca the proposed developmaat.
volume 38 - Page 57
M/Tr
12079
J/P 3075
is
CITY OF NEWPCRT BEACH
couku� �eaRs
February 27, 1984
Council Member Nanther austoetod a
proposed policy be developed with respect
to fair Share allocation for circulation
improvements, and that this item be
considered at a future study session.
Mayor Hart opened the public hearing
regarding:
DRAFT ENVIRONK NTAL IMPACT REPORT -
Acceptance of an Environmental Document
for Gis[ERAL PLAN AMENDMENT NO. 83-2(a),
COASTAL PROGRAM! AMENDMENT NO. 4 AND
NO. 599;
PLAN AMENDMENT 83-2(a) - Request.
to \amend the Land Use, Residential
GrovFh, and Recreational Open Space
Elements of the Newport Beach General
Plano as to redesignate the CORONA DEL
M" EFal
ART SCHOOL SITE from
"Goys t. Educational and
Inatitnt4vaal" uses to "Multiple -Family
Residential" uses;
LOCAL CO AL PROGRAM AMENDMENT NO. 4 -
Request to md the Land Use Plan of the
Newport Eea Local Coastal Program so as
to redesitna a the CORONA DEL. MAR
�Y OOL SITE from
"Governmental, Educational and
Institutioc�al" ses to Multiple -Family
Residential" user;
AKDC* DQ' No. 599 ORDINM'CE NO. 84-7 -
Request to establi h Planned Community
Development Stands s and adopt a Planned
Community Developma Plan for the
development of the RONA DEL MAR
EL.D=ARY SCHOOL SITX. The proposal
also includes a request to amend portions
of Districting Map No. 16. so as to
reclassify said property from the
Unclassified District to\the Planned
Community District;
TRA 71C STUDY - Request to consider a
traffic study in conjunction with the
construction of forty --one residential
dwelling units on the CORONA \ELMARSCSOOL SITE;
AND
COASTAL RESIDENTIAL. DEVELOPMEIT
INO. 5 - Request to consider a rest" ential
coastal development permit for the
purpose of establishing project
compliance for the residential
develop■sat of the CORONA DEL MAR
SM psrsuaat is the �taistratiw l
Volma 39 -• Pass 53
I
CPA 83-2(a)
(45)
PCA 599
(94)
LCP Amndf4
Ord 84-7
Trfc Stdy
Coastal
Radntl Dr
Prm /5
i
a lrf 111.�/�i�
•
r. .
City Ccuncil Meet* March 12, 1484
7) :
FP010:
LGCATLON:
ZONE;
APPLICANT:
C NER:
121CIFIFER:
Agenda Item No. D-2
CITY OF 1f1--dMRT BEl,Cti
City Council
Planning Department
Tentative Map of Tract No. 12079
Request to subdivide an existing single lot containing .48 acres
of land area into a single lot for residential condominium
purposes, on property located in the R-3-11 aintrict, and the
acceptance of an environmental document.
Al:D
lisp Hermit Ho. 3075
Hegt3ent to 1'e mit the ccr,ntruct1an r,f a fourteen unit
resirlf;r�tsaI condominium IeveIopment Iccatold In the k-l-Fi
District. The proposal ilsn includes a vvrlii icatlon to ttw
Zoning Code so as to allcr portions of thf: proposed buildin<j arnci
deck acees to encroach ten feet, and a chimney to encroach
twelve feet, into the required twenty fcxjt front yard netljnck
area along Morning Canyon Road. A modification to the 'loniriq
Code is also requested to permit an 8 sq.ft. identification sign
where the. Sign Code permits a 5 sq.ft. sign in the F-3-H
District.
A!-D
Ve sidettial Coastal Development Permit Ho. 4
11equeet to consider a Residential Coastal Development Permit for
the purpose of establishing project compliance for a fourteen
unit residential condominium development pursuant to the
Administrative Guidelines for the implerj!ntation of the State
Law relative to low- and T-oderate-income housing within the
Coastal Zone.
Lot 3, Tract No. 1237, located at 487 Morning Canyon Road, on
the northeasterly corner of Morning Canyon Mad and East Coast
Highway, in Corona Highlands.
Rumney Enterprises, Inc., Irvine
Sa as Applicant
Paul Calvo Associaterr, Seal Beach
•
TO: City Acil - 2. •
Suq ested Action
Hold hearings close hearing; if desired, approve the Tentative Mop of Tract Ho.
12079, Use Pemit No. 3075, and Residential Coastal Development Permit No. 4,
with the Fir.dirgs and subject to the Conditions of Approval as recamendr.d by
the Planning Cce7aissionr
OR
Ueny the Tentative Map of Tract No. 12079, 1.1me Permit No. 3075, d1ld 111,;idential
Coastal Development Permit No. 4 with thu Hndir.gs as set forth in the staff
retort.
Background
At its meeting of January 19, 1984, the Manning Commission voted 16 Ayen, 1
Absent.} to approve the Tentative Map of Tract No. 12079, lase Pormtt No. 3075,
and Refidential Coastal Development Permit No. 4. Modifications to the zoning
Code wr:re also approved so as to allow [xjrtions of the prorwinti(t buildinq and
deck areafi to encroach ten feet, and .t chlmney to encroach twr�1vp t!t, into
th,: te•yuirer11 twenty foot front yard sothack area along Morninq rneiyc.rl Road; and
to permit ,n 6 sy.ft. identification cl(tn where the 5iyn (*#,,I,, parrits a b
sq.ft. nigr. in !h(, F-3-t: District. T)lo tpjoroval also incl«d-1 the requirement
of (,nt- aei-sit•_• "affordable unit" with t.hrr affordable 11401rp rf the unit
guaranteed for -� period of ten years.
At rta meeting of February 27, 1984, the City Council voted M Ayes. 1 Absent)
to continue the public hearing on this Matter to Its Meting Of March 12, 1984
so as to provide time for staff to prepare appropriate ririctirgs for denial.
Said t'indings are set forth in Exhibit "H", and are attache.(! for Council
review.
Additional Infor*sation
Staff has preparr_d the attached information in conjunction with other parcels
located in the R-3-1' District in Corona del liar, as requested by the Council.
The information consists of the properties in question, the existing land uses,
and the size of the parcels. Staff also has attached a map indicating the
existin('I residential densities of the subject building site and the adjacent
residential properties located in the R-1-8, R-2-B, And R-3-D Districts.
Pespe•ctfully 3utmitted,
PI-4-NNING DEP. RIXENT
JAMES D. HF:JICYER, Director
by
WIi. IA]M ft. LAYCOCK fir
Current Planning Administrator
WRL/kk
Attachments for City Council Only:
Exhibit "B"
R-3-11 Parcels in Corona del Mar (including Location Map)
Map indicating Residential Densities of Subject Property and Adjacent
Residential Properties
City Council Staff Report dated 2/27/84 with Attachments
EXHIBIT 0V
FINDINGS FOR DE21IAL FOR
TE2iTATIVE MAP OF TRACT No. 12079,
USE PERMIT No. 3075, and RESIDENTIAL
COASTAL DEVELOPMENT PERMIT No. 4
1. That the environmental docuaerot is complete arul t,an b(ren
prepared in ccrpliance with the California Environmental
Quality Act (CEQA), the State Cvr�A Guidelines and City 1-olicy.
2. That the contents of the enviror *ntal do(C"Iment hnvn }Keen
considered on the various decisions on this project.
3. That the Guidelines indicate that environmental documents tyre
not required for projects that are denied.
4. The General Plan designation for the parcel that is the suh3ect
of the prorr,ced project in multiple -family residential, and the
parcel in zoned P-1-B.
S. Pursuant to tht! provision« of the I.and rlrnnnrst of r.he
General Plan of the City of uewTort Reach, a dF:vIcIrurt.ion of
multiple -family residential allcnrs the development of a maximum
of fifteen dwelling units per buildable acre.
6. The proposed project contemplates the construction of fourteen
dwelling units on .48 buildable acres which translates into a
density of approximately twenty-nine dwelling units per
buildable acre.
7. While the proposed project is consistent with densities
authorized by the Zoning Ordinance. the project is not entirely
consistent with the density restrictions proposed by the
General Plan.
8. Because of the high density of residential units and the
consequent potential for impacts related to traffic, air
quality and aesthetics, the establishment, maintenance or
operation of the project applied for will, under the
circumstances of the particular case, be detrimental to the
health, safety, peace, morals, comfort and general welfare of
persons residing or working in the neighborhood of such
proposed uso, and be detrimental or injurious to property and
improvements in the neighborhood, and the general welfare of
the City.
3
is
R-3-8 PARCELS ::1 COPJONA DEL MAR
Site Description
1. !subject Property
2. Corolido Lots
I
3. rirkwood Motel
4. lfarl^ •r View School
S. GranL Howald Park
6. Lincoln Inter. School
7. A.red Condonintums
H . Car:ynn Crest Condo-
minums
9. Big Canyon Reservoir
10. Ftartor Day School
11. Portion of the Pacific
View Memorial Park
12, United Methodist Church
13. st.Michael and All Angels
Church
I
14. Seavlew Lutheran Plaza
15. Seaview Lutheran Church
16. Christ Scientist Church
Existing Land Use
Dwelling Units
thsplaR and Triplex
Developcents on each
of 24 lots
Motel
Elementary School
Park
:r.terpediate School
50 Residential
rA'aloniniurns (Approved
nisi not constructed)
42 Residential
Condominiums
Reservoir Site
Ray School
Cemetery
Church
Church
100 Elderly Housing
Units
Church
Church
5icn c,f Parcel
21,1'111 sq.ft.or
.411 acres
Yrcnn 5,9001 sq.ft.
to 7,2001 sq.ft.
1.01 Acre
17.111 Acres
J.7 Acres
1h.fi9 Acres
3.67 Acres
.0 Acres
46.48 Acres
6.54 Acres
15! Acres
3.01 Acres
3.59 Acres
2.156 Acres
1.218 Acres
2.13 Acres
-3�
1 /r►
r�
a.
oar "mot I
sire *16
�/`. 11%
t�o•r 1 `f
err
u
gav-
•1 j I s .y r
a •/
��1•r [I Ci to It 64 a -)'A
aj � Rl Aci
1•- ° VVv ?
aat . V
1 • yt � • R� 08
as
44
%V- t /r 1
^ r
t
.&I
k
17�1 �'7't1i4i�t' it
O.
41
"-s-a I
AI Ali
�. f
} Ao-
c
r
Cps Y OF NEWPORT B&CN
COUMGL MEMMM
MINUTES
\'0 �0\�s\`t'\ lurch 12. 19B4
resident occupying the front unit does
not own a vehicle; therefore, there is
no need for a parking space. He stated
that he owns two compact cars which he
parks in the adjacent alley. He stated
hat he has never been able to use the
g rage for automobile parking because of
th heavy traffic on Balboa Boulevard.
He tated he felt frustrated not being
able o utilize the 120 sq. ft. of
livin space. He also commented that he
could n t afford to do the changes
recoMen ed in Alternative Plans fl and
f2 by the lanning Commission.
Hearing no hers wishing to address the
Council. the%ublic hearing was closed.
Motion x motion was made\a sustain the action of
All Ayes the Planning scion. with the
condition that th development shall be
in substantial can rmance with
Alternative Plan No. 2, and with
additional language a recommended by
the City Attorney with egard to
Findings No. 2 and 3 as ollows:
After the last word i Finding No.
2 - "in that adequate ace exists
on site to provide one rking
space and access to that space can
be taken from the alley to the east
of the property."
After the last word in Findin No.
3 - "in that there is an acute
shortage of on -street parking
spaces in the area, and the waive
of all of the spaces required unde
the zoning code would snake this
shortage worse."
2. Mayor Hart opened the continued public
hearing and City Council review of the
TENTATIVE MAP OF TRACT NO. 12079. USE
PERMIT NO. 3075. AND BFSI 'IL'LL-COASTAL
ppyry-OPLM PERMIT _,_4, requests of
RUMNF.Y ENIMRPRISFS. INC.. Irvine. to
subdivide an existing single lot,
containing .48 acres of land, into a
single lot for the construction of a
fourteen unit residential condominium
project complying with the
Administrative Culdelines for the
Implementation of the State Law relative
to low -and modcrate-income housing
within the coastal zone; and acceptance
of an Environmental Document. The
proposal also includes modifications to
Volume 38 - Page 68
Variance
1108
THP/Tr
12079/
U/P 3075
Rumney Entrp
(88)
l'-•
47
CRY OF N E WPORT BACH
COUNOL MEMOM
March 12. 1984
NOWES
the Zoning Code relating to setbacks.
and to the Sign Code regarding an
identification sign. Prai►nrty located
at 481 Morning Canyon Road and Last
Crust !highway in Corona Highlands, Zonod
Ras.
Report from the Planning Department.
dated February 27. 1984. was presented.
Letter from Corolido Comity
Association■ and others. regarding
Romney Enterprises. Inc.. was presented.
The City Clerk advised that after the
agenda was printedo a letter was
received frost the Corona del Mar
Community Association requesting denial
of the proposed project.
The City Manager noted that pursuant to
Council request of February 27. staff
did prepare Findings for Denial for the
subject Tentative Map, and a listing and
asap on the R3E parcels in Corona del
Mar.
It was further pointed out that the Fair
Stare Allocation for this project based
on 14 units would be $20.972 if said
developmnt is approved. If the Fair
Share Allocation were based on 8 units.
the asswnt would be $11,894.
Warren James, representing the
applicant. addressed the Council and
spoke in support of applying the Fair
Share Allocation to the net increase of
a units. He emphasized that they had
designed this project in accordance with
City guidelines, and that it had been
unanimously approved by the Planning
Comission.
John Sipple, representing the Corolido
Coummity Association, addressed the
Council in favor of the project. He
stated that they felt it would enhance
the neighborhood and upgrade the area.
He stated that they also feel any
downzoning of the area should be
considered separately from this project.
Ron Covington. 707 Orchid Avenue,
representing the Corona del Mar
Cossesnity Association, addressed the
Council and stated that they feel the
project is much higher in density than
the surrounding area; and therefore.
volume 38 - Page 69
iitp /Z r
12079/
J/P 3075
CITY OF NEWPORT B&CH
COUNCIL MEMBERS
wAt
Motion
Ayes
!toes
?lotion
Ayes
Noes
x� x xI xI x�: x
J x x I
it x x
M MUTES
March 12. 1984
they are opposed to the development. He
stated that they believe the City
Council should consider downzoning the
area, and all R3. R3S and 11411 properties
located on the east side of the Bay in
the City.
In response to Mayor Pro Tem Maurer, the
Planning Director stated that this
project is within the City's zoning
laws.
Harold Zook, owner of 483-485 Morning
Canyon Road. addressed the Council in
favor of the project. He stated that
his property was directly across; the
street from the proposed development.
that it has been designed in accordance
with City regulations; and therefore. it
should be approved.
Hearing no others wishing to address the
Council. the public hearing was closed.
The Planning Director pointed out that
ono of the Conditionr of Approval of the
Tertative Map was that access to the
subterranean parking structure must be
approved by the City staff. He felt it
was Important for the City Cour+cil, as
well as the applicant, to understand
this condition, inasmuch as the plan
will have to be modified because of Elie
percentage in grade.
Coun+eil Member Agee stated that this
project,, even though only 14 units are
being proposed. is inconsistent with the
current standards of the City's General
Plan; and therefore. motion was made CO
deny the project. based on the Findings
for Dcrial designated as inhibit "8."
which notion FA1LM.
Motion was made to approve the Tentative
Map of Tract No. 12079. Use Permit No.
3075. and Residential Coastal
Development Permit No. 4, with the
Findings and suU!ect to the Conditlous
of Approval as recommended by the
Planning Co=Lrrion; .and with the
inclusion of a Fair Share Allocation of
$11.894 based on the net increase of 8
Volume 38 - Page 70
[Yip/Tr
12079/
JIP 3075