HomeMy WebLinkAboutCDP_008CITY OF NEWP
ORT BCH
COMM lMENNOM
7G„ ro t Ms. s� •o ��,
tktw �' qC' �'p ► 7�" 9�
ROIL
Present Ix Ix Ix 1x I xI xl x
Motion x
All Ayes
?lotion x
All Ayes
'[otion
All Ayes
C.
D.
REGULAR COi'1CIL MEETItiG
PLACE: Council Chambers
TIME: 7:30 P.M.
DATE: July 23, 1984
ROLL CALL,
The reading of the minutes of the
Meeting of July 9, 1984 was waived,
,approved as written, and ordered filed.
The reading in full of all ordinances
and resolutions under consideration was
waived, and the City Clerk was directed
to rtad by titles only.
HEARINGS:
MINUTES
Mayor Haa t opened the public hearing
regarding PLANNINC COt 41.%SION AMFXD. L-%-r
NO. 608. a request of SIL:. LA_VGS,0::,
Newport Bea . to amend the NE7.-.0R
PLACE PL.AR;ZDF CO,M.`fUNIT1 DE%TLO?MEET
STANDARDS so of to transfer the
remaining 4,1X sq. ft. of allowable
building area from "General Co=ercial
Site 4." to "Professional and Business
Offices Site 5." yroperry located at
the northwesterly corner of MacArthur
Boulevard and Nevpor Place Drive. This
proposal also includ\ the acceptance of
an Environmental Document and AMENDMENT
NO. 8 to the 4E6'P0RT PLXCF. TRAFFIC
PHASING PLAID.
Report from the Planning DepArtnrnt. was
presented. `
Bill. Langston. Applicant, addressed the
Council and stated that he was in
concurrence with the reco—ndarions set
forth in the staff report and wasp,
available for questions.
Hearing no one else wishing to address
the Council. the public hearing was
closed.
PCA 608
(94)
x Motion was ride to adopt Resalutia: NO \ i Res 54-79
54-79 amending the Newport Place ?lammed
Community Development Standards and
accept the Environmental Document.
2. Public hearing and City Council review
of:
A. RESURDIVISION NO. 773 -
Request of PIAAS}:I AND ARITA.
Newport Beach, to resubdivide
an existing parcel of land
Into a single parcel for
residential condominium
purposes. and the acceptance
of an Environmental Document;
AND
Volume 38 - Page 230
Resub 773
(84)
A�Y OF NEWPORT BRACH
COENCI L MEMBERS
p .p on1 1 rws July 23. 1984
'P
�a
MINUTES �.
Y
INDEX
B. USE PERMIT NO. 3091 (REVISED)
U/P 3091(R)
- Request of 'PULASKI AND
(g$}
ARI':A, Newport Beach, to
permit the construction of a
four unit residential
condominium development and
related garages on property
located at 1319 East Bslboa
Boulevard, in the R-3
District. The proposal also
includes a modification to the
Zoning Code so as to allow a
reduced width for a proposed
parking access drive in
conjunction with extra wide
garages;
AND
C. R.£SIDE TIAL_ COASTAL
RCD Perm08
DEVELOPME''T PERMIT NO. 8 -
Request of PULASKI AND ARITA,
Newport Beach. to consider a
Residential Coastal
Development Permit for the
purpose of establishing
project compliance for a four
unit residential condominium
development pursuant to the
Administrative Guidelines for
the implementation of the
State Law relative to lose- and
moderate -income housing within
the Coastal Zone.
Report from the Planning Department, was
presented.
The City Manager summarized the staff
report. noting that this project was
before the City Council on May 14, 1984,
and referred hack to the Planning
Commission at that time. The applicant
has revised his previous use permit
application, which now confot--.s to the
24/28 foot height limit on the front
one-half of the lot. the 28/32 foot
height limit on the rear one-half of the
lot. and all required building setback
requirements, including no garage
encroachments in the four -foot easterly
side yard as originally proposed. This
project was unanimously approved by the
Planning Commission at its meeting of
June 21. 1984.
In response to Council Member Strauss's
inquiry regarding the "infeasibility" to
provide loin- or moderate -income housing
in connection with this project*
reference was made to the Affordable
Housing Feasibility Awslys:s ^er.670- td
Volume 38 - Page 231
CITY OF NEWPORT B�ACH
COMM MEMBERS
lop
cis of vG rp v, � �9
July 23. 1984
MINUTES
Wnry
by Tarantello A Company. February S.
Resub 773/
1984. wherein Page I7 states, in part.
U/P 3091(R)/
the following:
RCD Perm08
"As evidenced by the preceding
Proforma Cash Flows and as
summarized below, the estimated
rate of return under the six
scenarios range between (5.9)
percent and (41.2) percent)....
"in suction. in .i iinancial world
where high-grade corporate bonds
are yielding 12 percent or more.
with full liquidity and no
taanage=ent requirements. 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 term of
the project. It is evident that
none of the previous scenarios
approach this benchmark, and we
strongly reco=ccnd that no
affordable unit requirement be
imposed upon the 1317 E. baIboa
Boulevard development,"
Rolly Pulaski, applicant. addressed the
Council, and stated that the project was
modified in design to meet the
conditions that were objected to by the
Planning Cocaission. The project
eliminates what they consider three
substandard dwelling units on a parcel
of property which provides no parking,
and replaces it with a new development
which has the required parking, and a
better access to the property than
currently exists.
John Jenscn. 1303 E. Nalboa Boulevard.
addressed the Council in opposition to
the project. He stated that he felt
four units was too ouch density. and
that there would not be adequate parking
if each tenant were to hsve two
_
automobiles. He pointed cut the
location on the map. noting this project
was at the narrowest part of the
Peninsula.
During discussion. it vats brought out
that pursuant to the zoning code, seven
units could be built on the subject
property.
Volume 38 - Page 232
CITY OF NEWPORT BIACH
COMM MEMEERS
Notion
Ayes
Hoes
x� xI xx Y.
I x I x
MINUTES
July 23. 1984
Barney Larks. 1901 Beryl Lane, addressed
the Council and expressed his concern
over the loss of rental units throughout
the City, and the need to provide more
senior citizen housing.
Dr. Kenneth Cohen. 1313 E. Balboa
Boulevard. addressed the Council and
stated that he felt four units was too
dense for the area and that only two
units should be allowed.
John Blaich. 2601 Bayshore Drive.
addressed the Council and stated he owns
property at 1317 E. Balboa Boulevard.
adjacent to the subject parcel. which is
also zoned R-3. He stated he felt the
proposed project was a "good plan" and
urged approval.
Lillian iamph, 1320 E. ocean Front.
addressed the Council in opposition to
the project. She stated that, if this
project were approved as requested. the
owner of 1317 E. Balboa Boulevard,
adjacent to the subject parcel. could
request a similar type approval and
urged the Council to not approve the
project.
Hearing no others wishing to address the
Council. the public hearing was closed.
Discussion ensued with respect to the
zoning of the subject property, wherein
the City Attorney advised that if
residents in the community were
interested in initiating a zone change
an a certain parcel of land. it gust be
appealed to the Planning Co=ission and
City Council. However, a zone change
can also be initiated by the property
owner. City Council. or Planning
Commission.
Council Member Strauss expressed his
concern relative to the zoning on the
Peninsula. and suggested consideration
be given to establishing an ad hoc
committee to study the issue.
Following comments. motion was made to
sustain the recommendation of the
Planning Coc=ission to approve the
subject applications.
There being no objections, the
feasibility of down -zoning certain
properties on the Peninsula was
scheduled for the August 13. 19S4 study
session.
Volume 38 - Page 233
Resub 773/
U/P 3091(R)/
RCD Perm4'8
ACH
Ir1ENUTES
ENnFY
(d) Removed from the Consent Calendar.
(e) Report from Executive .Assistant to
the City Manarer regarding
RE:TE'TION OF COrSULTPU TS TAU FEVIE'W
JOHN 1e'.1i'NF AIRPORT HASTFR PI..v..
1.VC11. AND Elk.
(f) Removed from thc• Consent C:tIeziL:.3
O/C-Juyn
Arprt
(54)
10. PVBLIC Hr.ARINC SCHFI)III.I.Nr - Atsly _ 3.
1986; ----
(a) RESVBDIVISION No. 773 - Request of
Resub 773
PULASKI AND ARiIA. Newport huarh.
(84)
to resubdivide an existing parcel
of land into a single parcel for
residential condominium purposes.
and the acceptance of ar
Environmental Document;
AND
L'S£ PERMIT NO. 309 l(REVISED) ,-
U/P 3091(R)/
Request t)t ruiAsKi mij ARITA.
fisdnt1 Prm
Newport Beach, to permit a
f8
four -unit residential cordominius
(88)
development and related garages or.
property located at 13:r Fast
Balboa Boulevard, Falboa Peninsula.
in the R-3 District_ The prt.roszl
also includes a modification to the
Zoning Code so as tv allow a
rceluced width for a prop t c—d
parking arcces drivt• in conjunction
with extra tide rarages;
AND
RFSIDE34"rEAL CUA!-TAI. DF1'FIl'i'`{-YtiT
PF&41T NO. S - Request of PVL-%SKL
AND ARITA. Neu -port i:each. to
consider a Residential Coastal
Development Permit for the purpose
of establishing project compIi:irre
for a four-uuiL residential
condominium development pursuant to
the Administrative Guidelines for
the implemcnr:rrion of the State l -tw
Cc lat i1e t41 ltrw- anti
nt.t'rra[c-Incnmc• housing within the
CLmstal 'Lune. (Report from Planning
Department)
�. (Er) YRoI't1SE:E1 l'NDE:RCFtOiIND LTILITILS
L'tllitir:l/
Dl.TRICT NO. 10 (Vicinity of east
llndgr-Q110
Ilalbu.t Boulevard at "I" Street) -
(89)
To determine whether or not an
Underground Utilitirr Pistrict
should be formed. (Prport from
Public Work%)
Volume 38 - PaF4 :-1
..sa
s
r-
CRY OF NEWPORT BEIRCH
April 23. 1984
MUM
INDEX
(b) Martha Kitts. alleging personal
,\
Kitts
Injuries as a result of fall oa
roadway on !Barth 13. 19B4 at
Washington Street and East Balboa
Boulevard.
`e(c) John Hernandez for property damage
Hernandez
as a result of traffic collision
with City vehicle on April 9, 1984
on Miramar Drive.
\Cynthia
(d) A. Luther alleging property
Luther
damage as a result of broken water
lipe by City truck in August, 1983.
at`1121 E. Balboa Boulevard.
7. SUMMONS AND COMPLAINTS - For denial and
confirmation of the City Clerk's
referral to`the claims adjuster:
Patric Todd Trevino for damages. Orange
Trevino
County Superior Court. Case No. 423934.
Claim was denied by City Council on
October 24, 1983.
S. REQUEST TO FILL PERSONNEL VACANCIES:
(66)
(Report from the City Manager)
(a) One Emergency Equipment Dispatcher,
Police Department.
(b) One Custodial Officer. Police
Department.
(c) One Building !maintenance Han I,
Parks E Recreation Department.
(d) One !marine Safety Officer, Marine
Department.
(e) One Purchasing Clerk I, Finance
Department.
9. STAFF AND COMMISSION REPORTS:
(a) Report from Parks. Beaches and
SMiguel Prk/
Recreation Director regarding
PB&R
ACCESS TO SAN MICUEL PARK.
(62)
(Attached - Note: For receipt and
file pending Budget Review)
(b) Removed from the Consent Calendar.
_
10. PUBLIC _H ARIt+1C_SCH ULIHC --For May 14,
_
1994:
(a) APPEAL OF PULASKI AND ARITA FOR
U/P 3091/
RESUIlDIVISION NO. 773 AND USE
Resub 733
PERMIT NO. 3091 from denial by
($8/84)
Planning Cosmissioo on March 22.
1984. on property located at 1319
Volume 38 - Page 122
CRY OF NEWPORT BACH
COMM YENNOM
s� •o
April 23, 1984
YINMES
East Balboa Boulevard. A request
to resubdivide an existing parcel
of land into a single parcel for
condominium purposes; also a
request to permit the construction
of a four unit residential
condominium development on property
located in the R-3 District, which
exceeds the 24 foot basic height
limit located in the 24/28 Foot
Height Limitation District on the
front one-half of the lot. The
proposal also includes a
modification to the Zoning Code so
as to allow the proposed ground
floor garages to encroach four feet
into the required four foot
easterly side yard setback area.
Included also is a request to
permit the construction of roof top
architectural features of an open
nature which exceeds the basic
height limit. and the approval of
Residential Coastal Development
Permit. A Negative Declaration has
been prepared by the City in
connection with the application
noted above.
(b) GENERAL PLAN AMENDMENT NO. 83-1(c)
- Request of HELTZER ENTERPRISES,
Los Angeles. for an amendment to
the Newport Beach General Plan for
property located adjacent to
MEDICAL LANE, so as to redesignate
said property from "Multiple Family
Residential" uses to "Administra-
\tive. Professional. and Financial
Commercial" uses, and the
acceptance of an Environmental
Document. This project includes
PLANN _NG COMMISSION AMJ:1% Eh? NO.
60I and a TRAFFIC STUDY and
CERTIFICATION OF CORRECTION FOR
TRACT NO'. 11018. (Report from
Planning Department).
(c) PLANNING CO? MISSION AMENDMENT NO.
606 - Request'of KOLL CENTER
NEWPORT. Newport Beach, to amend
the Kull Center Newport Planned
Community Development Standards so
as to transfer the undeveloped
remaining allowable area for
office. restaurant and retail uses
from "Office Site A" to ;Office
Site B." Property located on the
easterly and westerly sides of Von
Larman Avenue between Birch Street
and Mae -Arthur Boulevard; zoned P-C.
This project also includes
AMF.KDKENT NO. A TO TILE KOLL CVCM
Volume 38 — Pase 123
X
GPA 83-1(c)
(4S)
PCA 601/
Tfk Stdy/
Certf Crctn
Tr 11018
PCA 606
CITY OF NEWPORT BEACH
DEMAND FOR PAYMENT
Demand of: Urantello t Company
Address: 3931 MacArthur Boulevard, Suite 102
Newport Beach, California 92660
In the mount of S 2,000•00
ITEM OF EXPENDITURE
Prof ssiOnal services rendered re Balboa Pour Condo -
Date Marct, 12, 1984
BUDGET M I AMOUNT
mini=$ - 1317 East Balboa Blvd., Balboa I 02-2716-002
TOTAL $2,000.00
Hance Direcior
1..7 r I W
r
IN
Robert P. 4;,A* No
-
Xwe Pl(wmtng Actrn"trator
MMUNITY DEVELOPMENT DEPARTMENT 7%
K 9Ftl
'Y,.QF NEWPORT BEACH
Beach;Colfornla 0 '63
.&UWA,,lnUR CONDOUNJUM84=SIT JL'a A
B vALBOA 40 1 14 - N'4"I's
of a report
U�tUV OW f@adb
vim kendered: eii&ch and Preparation 0 ' " , 1 *1
eadb I
*uUft atfvdaN# units ','rithin -the abo, referenced
'1f
ddevelopment.4
�M�7►i
1 6
Oil 1:
JA AL BILL: 'I Y.!. V
Retainer;
AMOUNT NOW DUE.- A j
2,600J0
:v o
�,IL VM
imycole. kffinance charge.
of
1.1,11.5% per month which Wan wmal percent og !0l
ate of 18% is chariaed an ail vait clue accounta,
4� Vflq U^3931 MacArthur Boulev=4 SWts 10
Beach CaUfornla,92660
q t..... -A' i
OW .1
►0 appreciate (a oppoirtun(ty to be wrvke'andj�a'forward.
qW to• N,�your
'Otronage In the future.
w4l
!� especquUy submitted, ll-qp
I.TARANTELLO & COMPANYrtW'.4t •-;'AA('. J�fh
v" VED FOR PAYMEN
APPRO
q Iehael A. RCUly
(Project mover
A 4 , By
r DkocOf
l4n
N
.1)
I v
j.: -A" • 4N,
- 1%
Y
`Mr
1P
Do a
Y46yelopment,! p j ton
cuy"cor
r'' Mo Mwport '1loutdiietd' R r� '_�
IP
RES.
1317 a .1 •v_;
"Y,
4g r
61
"CCOT "F@ ih.-YGUt" f*qUOSt and 'allt Taia nt al C harflotleft
as nY has
"
PrPMOd- S' f4P0Ft.'*VM1u4t1nq the faissIbIll '8
:or., itrardsblo.,units within the "6ove_refeconced -d @VI00iont
Included yin 'the _.fo1Aqwjngt report is' 'an• anol ysto or the 'Subject four4nit
Condominita Project With 'the inc-luslo!""or-oni, low- or made f4too'Income - 'U"It.'' w..', j
ThQ appropriate --Pficii I.QVSI ".60d � average absorption period-heve basn'L'iSt'losted
and thm,,issue.,'*r-'wrsjf rotii'�"'to the developer
Won oddre s d.
Vs. thank:", You,,!,!Qlr - thIs.,oppio"it-unity -to -be'* ors "i
0 Vice and .1 Oak f orward jo 'jo4p,,,
�' continued' psttono a
%-,
R*qpGctruuy4utNiltt4dP"_ .1. 1
TARANTIELkQ: A'.'
COMPANV,
�j Vex
0 i,7!
'CAR
Yicr dent
tv 3.f
�,*,!j ,Aj� 4'.
""Apo
1urr
T r
tri
s;e. . -44'wl.40"
4•
1
1
'
AFFORDABLE HOUSING FEASIBILITY ANALYSIS
of
'
1317 E . BALBOA BL VD .
'
four
Condominium Units
BALBOA, CALIFORNIA
1
'
Residential Development Ry=
'
ROBERT P. BARMINGTOM
'
Submitted To:
CITY OF NEVPORI BEACH
t02/Oa/84
'
Submitted
By;
'
TARANIELLO i COMPANY
t
1
I
STATEME11T Of ASSUMPTIONS
1317 E. Balboa Blvd.
(L) Project Cheractarlstics
Description sire
Unit l
2
Bedroom
/
7.5
Beth
2,092
sq.ft.
Unit 2
3
Bedroom
/
4.5
Bath
7,637
sq.ft.
Unit 3
2
Bedroom
/
7.5
Bath
10834
sq.ft.
Unit 4
2
Bedroom
/
2.5
Bath
L,896
sq.ft.
[2) Land ownershi s At the start of project construction, it is assumed
that the land is owned outright by the developers.
(3) Land Cost; Provided by the Ownership -- $250,000.
(4) Construction Perled: A nine -month construction period hn% peen assumed
from commencement of construction to completion of units.
(5) Construction Costs: hosed upon the constructltsn Cost Estlmutes
supplied by the project architects, Pulaski i Arita (January 25, 1984),
as follovs;
Construction Costs 1 !b'0,000
The construction costs are assumed to be incurred evenly over the entire
cofrstructlon period.
W financing ! Prime Rate; The rate charged against the outstanding loon
balance is 2.5percent over prime; prime Is assumed to average ll.0
percent. The loan tea was assumed to be 3.0 percent of the construction
costs.
(7) Repayment of Loan: Based on 100 percent of gross sales.
(a) Absorption: An absorption rate of one unit per two months has been
Incorporated into the calculations. It has been assumed that the lower
Priced units would be absorbed first with sales beginning in the ninth
month after commencement of construction.
STATEMENT Or ASStAIPTIOIIS, continued.
1317 E. Balboa Blvd.
(9) Pticlng of Condominiums; Pricing of the condominium units was hmied
upon information supplied by the project architects, Pulaski l Arita, at
follows:
unit 1 S 360,000
unit 3 S 340,000
Unit 3 S 250,000
Unit 4 S 230,000
(10) Affordable Unit Pricing: The affordable unit was considered to replace
Unit 4 In all scenarios. Unit pricing was based upon income Information
provided by Robert A. Lenard, Advance Planning Administrator, City of
Newport Ifeacrt.
Hecause the designated affordable unit It a twn.bedroom condominium, the
Income level for a four -person household was consldereci relevant for
potential occupancy. Flased upon Industry standards, a aaximum of 33
Percent of the hausaholclls gross Income can be allocated towards housing
debt service. Typical financing terms for residential units has been
assume($ as follows; 10 percent down; 13.5 percent rate; 36-year amorti-
zation. [loth low income and moderate lncOme levels were analyted -- the
resulting Affordable Unit Prtcing used In the calculations is as
follows:
Low-income Unit S 69,500
Moderate -Income Unit S 108,000
(11) Affordable Rental Rates: Rental Rates were based upon Allowable month-
ly expense Information provided by Robert P. Lenard, Advance Planning
Adalntstrator, City of Newport Beach. These figures for a four -person
household are ■s follows:
Low -Income Unit S 650
Moderate -Income Unit : 1,011
(17) Provision of Off -Sit• Affordable Units 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 all residential units for sales which occurad since the last MLS
listing book was used as the purchase price of the off -site unit%.
Absorption; It has been assumed that the off -site unit will be
purchased In the ninth month and sold in the eleventh month.
Price: It has been assumed that the purchase price of the off -site
unit is S186,000. This represents an approximation of the current
average residential sales price.
1
1
3
(13) Anrwal Cash Flan: The estimated annual cash flow from renting Gut the
affordable units Incorporates the following annual expensas;
Taxes
i 3,750
Insurence
4d0
Expenses
2.000
Subtotal
i 6,150
Debt Service
25,291 •
fatal
$ 31,441
x (60.0% loan -to -valve, 13.51; 30-year emortlratlun)
LOW moderate
Per Unit Annual Cash Flow (Renting for 10 years) 1%73,6A11 1519,3031
(la) Residual Value: The residual value of an affordable unit Mt the end of
the lath yrdt is basesd upon an annual 5.0 perennt eacalatlan rector less
tht tem.tlninq loan balance at that time:
f 378,812 - f 218,196 . S 160,616
Sy r4M All of RE! I: Ih 1I A,, 0:1&[' A•"•:�+
�Ai Or )t^.Ir► 11. .ili;
AVC$41.[ SA:tS t+AIC( Ar(aA:i CAPS {h riAr[T t.T:II :lSr:hiS
9,1rta ;Ott Since .Ott Sl^if .tl! Since '.aft A+flOrf Afore;*
:...�c: '�•: b ^.. lit: , $6Gr rvlt• •Daft :w: 5::• tst:'7 Sao. +aa: t• ', Nv �Iiltnq $rlef �tii ❑r, rar■et
ELI 1'to
'�: .t .aft $a't;a•t 1 Jtl,)�C 1 .'+,+.'C i ,+i,7:0 .�' .:7 . 1. 1 22.12:C 164
�•eaf 6a:: r ai i 2.a.2:8 1 .04.5-4G 1 3:..$CC .a. .it .44 1 Z20,3J1 114
t;: 4vt::antla: 1 237,!0^ 1 14,t30 1 :A9,51-0 .!tt .ad :42 1 )021l 0 11C
1 Ares
C:itrlct 9
1 ]29.IG1 1
3}:,CS)G
1 O7v,600
k7)
73
lAt
1 9t2,lC0
15i
111wit Bever/
�a:•ca Iilt^%�
District 10
i a}},,,0
._
1 }Gl.300
17.
_.
1de
1 Lla,54D
15?
`.Mfay7rt �OaCfi/
IOIGoa Pennlni�ltl
District 12
1 3Ls,6G0 1
1d7,11UU
1 ))9,000
157
!77
13S
1 SL7,100
32l
(:Srond Qsl war)
All aesliantl6i
1 V 7,50C 1
:646,500
1 2a9,)^.0
i51
ka4
1A7
1 )di,6:0
1lD
st.1:4: wu1:1.119 tlstlr.� too,
. Y:;.sa 2 :O2144r,
13, 1/1A)i
hfapolt
rrfit
b`a!". 6f 0e41tbti
m = = = = = r = m a = = = = m = m
•.—Aat it Cumato .•St+t4'S
"Is =I )Inuaty 11, :9141
D1atlict Na. f .. llppatt Mao/balbo* Island
pri[f Par
s�Crrss
9r',f::�s,ls!•s
So.atr root
.iti•.•-
rricr
—..off root
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i575
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ocal
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i,JC7
s
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f
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}.7
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..
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a;;ifns
4/2.5
24t:
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i
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t 129
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15
vatirICATIOM Or CONSTRUCTION COSTS
A comparison was made of construction costs for this and three similar
beach front projects that re have reviewed. The results are shorn In the
table on the following page.
The construction costs per square foot for the proposed irrnject at III, [.
Balboa Boulevard, ,chile within the range presented on the twTyle, are perhaps
somewhat high when compared to the Spinnaker Bay and Morrring Canyon floa,i
Projects In particular. Muwever, given the quality of constriction of other
residential units In the vicinity of this project, it is pr►sglble trrat such
construction costs are justified.
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i+t :q r1
+er
13:7 t Ba:�a• l..:.
::lT
3 :.19:.::0
S 195.5,n
f 25:,Ooo
f '11,7::
f .S►,S:
1 a4.i1
fat at
sri"refor eat
10
IC:a
2,1L:.:CC
20%:51,
170,000
sf' orntf,g C
:95
1,91:,.::
70:.714
95C,aou
..i5i,a::
55.i5
r1,21
.1-75
51: :arnatio� t.e*.►
a
319:
:,519,*7o
a►a,?so
f.3,33:
:.a:4,'L:
r: .;
IG5.5i
.15.1a
souttes Ibrantt::: 1 ::►pony
17
SU MA11Y AM CONCLUSIONS
As evidenced by the preceding Proforma Cash Flows and as Summarlied below,
the estimated rate of return under the six scenarios Tanga between (3, 1 per -
Cent and (41.21 percent. As expected, the rate of return improves as the
location or the affordable unit is moved offsite and when a moderate.income
unit is Incorporated into the project rather then a low -Incase unit.
ESTIMATED RATE OF RETt1RM
Moderate -income Low.Incomp
For Sale / Onsite ( ?4.7) x ( 41.2) iR
for Sale / offsite ( os.9) is ( 18.8) x
For lease / Onslte 110.21 x (12.3) Y
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 of return achieved by the 1317 E. Balboa Boulevard development
will depend upon to what degree variances from these assumptions are
exPerienced and In what direction (i.e., positive or negative) they uccur. It
Is the opinion or Tarantella 6 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 period; (2) an Increase in
construction costs; and (3) a reduction In achievable sale prices. There 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 reducing potential profit. Yet at the some time, recently
rising interest rates have substantially slowed housing sales (with a predict.
able Increase In absorption period for new construction), and Substantially
suppressed real estate ■ppreclation rates to below current estimated cost of
living price levels. Any anticipated increase in potential sales prices is
extremely unlikely, in simple language, the ■downside" is greater than the
"upside
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 reasonable scenario Is the exclusion of any affordable units __ onsite or
offsite. Baser$ upon our experience and knowledge of specific development
Projects, Tarantella i Company has found that most developers would not under.
take such a development without an expected rate of return of at least 50
percent.
In Suamatton, in a financial world where high-grade corporate bonds are
Yielding 12 percent or more, 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 term 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 1317 E. Balboa Boulevard
development.
� I
1
1
1
pRELIpCCKARy APPLICATION FOR VIDENTIAL DEMOLITION/CONti7rRSI0N•
CITY OF NEr1PORT BEACH
PLAWFII+iG DEPARTMENT No.
CURRENT PLANNrNG DIVISION Application Rec'd by
3300 Newport Boulevard
Hwport Bench, CA 92663
(714) 640-2218 or 630-2219
Applicant (Print) pulas)ci & Arita Phone(71•1) 851-5131 _
!Railing Address 5120 Birch St. :'m rt Beach CA 'O
Property Owner Robust P Wazmin on
Mailing Address 3090 Pules' Costa Mesa, CA
Address of Property Involved 1317 Fast Balboa, BalbMt, CA
Phone
Legal Description of Property Involved (if too long, attach separate sheet)
portion of Ipt S. & Int 9 of block 22 Baiboa Tenet Hook 4Page 20 Misc. MaPs
of Qmnge
Number of Residential Units Currently Onsite
Maximum Number of Residential Units Onsite in the Previous Twelve Months `"
Number of Residential Structures Onsite One
Description of the Proposed New Develop=ent Con
If the structure is being demolished as a public nuisance as defined by the State Health and
safety Code or City Ordinance, describe those factors causing the existing residential unit
to constitute a nuisance. (Attach additional shuts it ngcessary)
OWNER'S AFFIDAVIT
(I) 6") depose and say
that (I ass) urea) the owner W of the propertydiesl• involved in this application. (I)
Owt 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) (am) knowledge and belief_ -
Signature (s) A!/_�+� 1J�
NOTE; An agent may sign for the owner if written authorization from the record owner is
filed with the applicant.
Do NOT Cr_kJPLET£ APPLICATION BELOW THIS LINE
Date Filed
Planning Director Action
SG:nma 12/14/82
COASTAL RESIDENTIAL DEVELCPW, COtN.CIL POLICY P-1
CITY OF NEWPORT BEACH
AAplication Rec'd by
Fee: S
PLAMING DEPARTKENT
CURRENT PLANNING DIVISION
3300 Newport Boulevard
Newport Beach, CA 92663
(714) 640-2218 or 640-2219
Applicant (Print) Pulaski & Arita
nailing Address 5120 Birch Street NLmrt Bench CA
Property Owner Prbert P. Warmington
Mailing Address
3090 Pullmm Oasts: Mesa, CA
Address of Property Involved 1-317 East Balboa, Balboa, CA
Phone (714)851-4i31
Phone
Legal description of Prd�,erty Involved (if too long, attach separate sheet)Portion of Lot 82
block 22 Balboa Tract ct Doak 4 B10 20 14fsc MaM County of Orange
Description -of the Proposed Project Cbndaniniun Oc PI(I'C
Number of Units Fbur
rwrwrrrrrr!!rrlwflrrrrrrlrlfrlr•!!!•rrw}rrlrfrlw!lrlrwfrr■•■■■■}r}!rf lwwlwrrrr!!!!!rr!!••■!•
Please attach a statement indicating the proposed selling price of the units, the
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.
wwlw!lwrrrwwrrrrrrrrrr!!•r!lrrrr■rrlrr•rrrrrls•rrrrr■rs■!r!!■■sr■■!■!rl.....}}.rrlrls}■rrrr■
{I) (MB) I. depose and say
that (I am) ws--swe) the ownerW) of the proper '(yes) tnvolved i.i this application. (I)
tW) further (:+•rtify, under penalty of perje y, that the foregoing statements and answers
herein contained and the information herewith submitted are in all respects true and correct
to the best of (=y) four) knowledge and belief. 1011
Signature(s)
NO=: 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
Hate filed Foo Pd. Receipt No.
Planning Director Action
Date
P.C. Hearing
Date
C.C. Hearinq
Date
Appeal
P.C. Action
Appeal
C.C. Action
V_` SGsAoa
12/14/82
APPLICATION FOR RESIDENTIALLITION/CONVERSION
-40 CI11C Or NEimn BEAM
Page I of 2
W
PLANNING DEPARTMENT
CURRENT PLANNING DIVISION
3300 Newport Boulevard
Newport Beach, CA 92663
(714) 640-2218 or 640-2219
Applicant (Print) Pulaski & Arita
No. 5-
Application Rec'd by J w-_r5
Fee: 5 f000
Mailing Address 5120 Birch Street, Ne%port Beach, CA 9'BGO
Property Owner.
Robert P. 1l =m ngton
Mailing Address 3090 Pullman, Costa Mesa, CA
Address of Property Involved 1317 Ehsrt Balboa, Balboa:, CA
Phone (714)851--0431
Phone
Legal Description of Property Involved (if too long, attach separate sheet)
o
Number of Residential Units Currently Onsite
2
Maxiasum Number of Residential Units Onsite in the Previous Twelve Months
Number of Residential Structures Onsite
Description of the Proposed Development Gmdaminitm OCKVle-c
2
Number of Residential Units Proposed Four —
If proposal is for non-residential use, why is a residelitial use no longer feasible cn this
site? (Attach additional sheets if necessary)
List of any legal actions involving property owner and/or developer and tenants within
previous twelve smiths (Attach additional sheets if necessary)
Court Name Court Address
Case Number Case Name
Tenant(s) involved
Description of case
List of current tenants (Attach additional sheets if necessary)
Tenant Name T _ Date Tenancy Began
.t' Residence Address - Phone �:3--5
Business Address - - Phone
Mailing Address -
Tenant Name! Date Tenancy Began 4
Residence Address Phone
Business Address PhonQ
hailing Address 1517 19. 191tXxt, IttlIAX1.
Tenant Name lAsat Frederick Date Tenancy B2 an 1/1/8'.3
Residence Address Phone 67�
lsusiness Address Phone
Mailing Address
Page 2 of 2
rorner tenants residing in the project in this prt-rious twelve months (Attach additional
sheets if necessary)
Tenant Name Dates of Tenancy
Current Residence Phone
Business Address Phone
Mailing Address
Tenant Name
Dates of Tenancy
Current Residence
Phone
Business Address
Phone
bailing Address
Tenant Name
Dates of Tenancy
Current Residence
Phone
Business Address
Phone
Hailing Address
OWNER'S AF'F'IDAVIT
(I) 0"4 depose and say
that (I am) (we===m) the owner(s) of the property(ima9 involved in this application. (I)
(s) further certify, under penalty of perjury, that the foregoing statements and answers
herein contained and the informA tion herewith submitted are in all respects true and correct
to the best of (my) (ew) knowledge and belief.
Signature (s) X - 3-
NA'; An agent may sign for the owner if written authorization from the record owner is
filed with the applicant.
Do NOT CCKPLETE APPLICATION B �i W THIS LINE
Date Filed Fee Pd.
Planning Diroctor Action
Date
P.C. Hearing
Date
C.C. Hearing
Date
Appeal
P.C. Action
Appeal
C.C. Action
Receipt No.
SCs nna 10/13/92
';F,rOKWPORT BEj
3
I foe for L 'scope`
of wr%
liv I
.,ill jOn fM written r
)We,q4recJat#.haVbV Me apport.V4L
V
41 Woughout
.'acceptancii, , I , W arid date
gn
CWY to vi. offici.
�l VI.WJW- rl;r, low. WK IV-11 0 ri 171'
E
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fTARANTELLO ki7OMPA9Y"t"-
sun
0
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0',
as Gumned aoo", Wfll IDeXT1000' Ie upon
al
to
lip
submit this agreematty 1� we. forward
to
jlopment;,4, this project. If this Moot$ with your
i#we"bld(cited fgl4ednd
i! docurh� 0
4y, t
!IF
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7
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or NEWPORT
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1'••i���•�+Ji�[!��'����:TSB{Jri;'..'�rjifJ.�l�i}�I`a,,.�.,{��'.T��, �T..,�'r't{�.�
�#�jr,i� �f��!�•i'�rrf
f.� nlo� o•f Jr"�� � . r• �f ,yt', .1'F ~,�':' •},.'I ::1t .F�. :f�l �` ,� IY�', f
y
w� .4W han itrg dint[riltatr',ztarI x; #`: �r�'h
CITY OF N RT BEACH .�', ; �C � +• .
3300 r EWPO ,t; y' �' ; ' ' r{ ., f +' r t•
Nfwpart Boulevard :;►'rrgyy� y ��*'I .�+,y}.sit•! in':i';T ' r'"d �!� ' �;;„�1 r�[• :'"�'• r, t i�/jl�;f,
1Nerwpyy0�r�t ,Beachq CaI[forn(a 92663 � �.#.,�,, • ,,:,: �� ',' jr 4 err. {t"f t ; ; ., r.'. ��; y r.., { . �.
�. {�� ���#�% �;�fil�•�.�i �.1 j!I:�r,f•.r r 1� J lR ' �+r• ' r' }�t'�yyf +�( �, },' ,.{�� ' . !<J
i • •{•M a '�r4� 1!'. rr r'N .�• ,'.iiil,sl , �•iy J i r4 + , ', +,•Fk f ,••,• it{r:}J�, I�Y1`_ j 17'� 'I:{ 7; `� r-r�ir•• !�•,
.'fry T w;•r i�+ 'Y��.. j.�Ylaaik�iiXr(�.'t..::l:'�e ys {lj ,rli1 �j4 r
Aq,, y.,. { tjt:q r., ,',.i}�;+•firfrS'N''.�s:�;�.�fi 1�.'1y�fi:
! + trTl�.�r.ii�•.�Tt1!�1'•YjIt'(N;:►:,}'i•j!a�'t�•+-r -r , •r'r - r r . `!'F}••[::r
��,•� ��4 1UB � � i!ni, Ig2;�•J��•1'�]'. �a�3 s!•'�+ It
, . are,pleand to -submit thLt cop d ' air, 1'
projestianaI services .in connection with the sub ect �ffrnent•far -our
returned to arts[gnment• "When frecuted and =;!i;:!•;
+ +aloof � [s own 'document ill authorize -the preparat[on of. a e� ty ,�
trg the tnc housing to the ealboo /
,1131T Past Balboa).3 uleva;.d. "L � '' ti development located at
�Zw•��.'f�r�J;{{���'��,]y�twi i,: ,..1 ..';+�7:;�8+, i��t�f�r�:ti (-�'�, �+: ,j-•r�t1:?r:' If'� .r'.,tt:'; S{%, •'•' � ,:.
tng ok'f,+l`.�f t.,r !r. ' ; h!' •+ r r %� fir 1 +, r • j �: •���� � r , �+ ►I•+� .{ � ,,.
' jouawutlines the scope of ark, - th time sche k r , , , ` ; • ,r .
,�accomplisle the zs'tudy object No. �J�wttlr, . / e y�el +aon�dj feel appro ate to ,� 'r•
�in ert, 111 4S.Z/ e� 1, .l,:l :ifJJf ill 'J'If'.�'i., 1; .`irf,�r Yr)!� +i {' !!:r If i�!„ :.+i i!, �.,k.�. •{�'
f r fj� d
�`n' y, f]'�+•. �, S (.}� =�f R`• :4S{ w 'i►•►r. 'r.�'t,�t !'r ...:.:,• .1 ..1,{':,rf;ri•I.•.. .IF '�1r. �f �;`+i r .1 ., :•r•.
1 i // �/�Iy�� f 1�j t• %r'�'l'ILA;�:, +, r.;-.i1,rya� CnV,� k•�SRr 4f1�� r' nr,i,Ao
OBJ� r�
r�iy+,• r;r,,r� ir+� z �S1i r1�iIf
►�lJ�lifl'i�r ��t!�' �+• �' r'�'.'!':
h.• fact of W/e asat�nrnfnt is to evaluate J 1 +c•ia r. irlijr�,;t•',Jyit'i
septctjted 'cumber aj `a the feasibility of requtrtnA a
ispicificaiI r.. fla'dable 'tmtts' within the Balboci"� develop •ore �Jr;•
r, k- y,,the analysis will [nclu[e'cardsideration of men
•'1' :? .,:..r . •.•1' ' • 1 , � follow i•f�,, +11� ''i�l,.. , 1yli}'�;�,�,1•
;t?' i�,tr! �j�+•' ' ►', r��: ill• r,,,'. . ,
determinat[ f both the a p� .,, 3 ,r ,,.I,rr:,�'�'"':s;..i • i
j ��� � on .o ppropiata cf Ievel and ay t ;r!►:.� j,� t
tion , r r erape
'+s •�• + ?,J-if{ A4 J •t ' / 1'Y:� y+!1'r•'bt�'1i �%� �av:yr •:r•' : $� ,• 1•+ I :r;i'',r.•.�
J�1F JS�rZ ('17+1�.h f.�9Y.�ff }�it7y��+yi ;iiSa J,1��r'S .' 1 }'k.l:l.` r1 iF,►ilj�''.;It'r;�•'<t
�(a) b�+ppart for what is is yair return". to the
Bevel r o ., .
1 � f}}j���'y � � • t4 a .. ,i.• H , � I this project.'
••7'71?rl��+ii ��'•�LLf �/ r4• }c� �d• r n t ;1,:. f ,) J�,,r „IS r , ':7f{rg•r ,. 1 p'•
7.lit:�`.M►}'.41�i'►;�C+,,Jt' r f;i' r7,•r7.,r},,y,;
, aru[deratiari " of •. ocie ''cf f oraiable untt far c� r� . r.F
►� r 'dfvflopmentproftict:''�>'• uavite r offs,
;+Yy} 1�yfJ�'/ gf� �'i�.f Y'� !r r �){i J• �'r� r r. ,�,, y�,✓r{cr '' ' "f j �►i L't.y 'x
' +• IiijSk'r.�r+iryk'i:i'n. j' JJ" L•. rt'i'/ T {i. !a r�.r,, /y+t'I''1''I �jii1',i F iat r •f+' �`•. r,�.
CortstdeEr . i{�''G4,., ;.i�t•�' `'� �t ►art:.
:;•ic� ' • the appropriate family aiz
l4jf(s) based the rum J
of be&ooms provided within
III file Qitst[1tg atru�ctui'ed�fir .t �:�' 'r.� f►ri
r v�'r�iji j;�'JT��it./gN is lY1i�':.'{.'+ •Ja,7J''rr,1� rr..Irrr. r �• ,. r , , ;I,
,y'r r ., . ,, t . r+. :j•t+
rJ.•') •.•(�, _ S. fllifi r �r 4,zy,� ,lu,'t�'1`
.}�.., li I I � I_�Yats of the affordable" unit taiue an a' "fir sale" and Mjar tease" i•'�'' `f
'4. 11 'iji.'i:fi�bSi.7i0r „',.S ; '.r , f + r r , ,. ,
.'gip � ''i • R�1,. .I, hl. •t.:' r ,• '• -r '1
i�'��j!/.Y 1'r� !r .4r1 i+• 1 .+ .s I r. L,r .r.r •�.'.aYjl'•'. , + aN rj'' 1'1 �:' •: i� !I',•:.
. •.,! 'rf'�1, ``,!!i r � �j �� .: •} �'+ ��' •t•1=y•; !. " .• , ,: < .,r. ^ r ,•! + r .4. i:Y ,�'•'., : ' } .{�:.�r.r '
s .i' ' �W! ;ti! •Y�tJi<! 4 •�f'1i�� �IS�I�rj,,J%jC►!S'{ �9rAVJ [�j ✓ ��1. ti. 1J;'•,.y ;J t:
�(��•�/7'epp .''ss ,,1 'd4,Vi?&AKP 'a.rlr I�ta.3rrr4G
Db%' j;`jr�`1�•{ir..ir�sl"1J?,iirl;.�!,Jr%r''jf1-f• •.,•rS{,�r,r. • r+' �. r :r.- ...r r .H,+.,r,'r
.,t •. • . •J.,.. I,J•s�irja.r y.. • •—,,�',y •;'.'�. ' , s : 'Y;" Jlt` •' ' .+.. .• ' � •'.J�•'ti .. '.
tnal written report � wttl be � � f „ � . ' • ., •
Prepared and delivered within fourteen (14j days r:s:
from receipt of written authorization to proceed. (Four copies of the report wtU bs
M
►�tr fumished) hid �S�er .S ., hl t.fy:•j {•f'!.. , %s!.i SFr"•
:� � r.•:b M a+^�r t< •'f tJi•� i ' {J•41 .' •. .•'•. �l °:S+ � r r ,. • J ''f' '; `�; �!y,•yr• g i� .,i•'i.t i'r;'A';br f.::, 1.�_. ...y•
, r}r ,.rl�• r +•�. + .ey ,'J ,: r '' r''. �,t,�l, <'r' f �r.*�.n.,. pr,7 C: 1,Lr,' .r
+ fr y e)'r .: t,s:{I.1.,•,�.;�� ,� J. f.'- 1' :•, •,,�, ./ .� t (� t -t.
+i�.��{y%�'}+syl f•t` .�rS.�'O' �Nrl�l:Js,rlr+r�Vrir'r�J4�:f{STM`1+Yr�+•Ja�!'
rr �rI!'Ll4��IIY'iJ�11'.'•ise?�r.�ri�rf.+.I.!!.f!►ji��'�rii .j.,Y.'1;'.f.:"•.,.ri•iJt:'lir.•1;�6'.t.t!•w+�:R•i,
„{ 1
•
[1"N,S}ci iiil(r .Arirll
January 7, 1983
V It rlu, 10 tinrct
`"pqt K-j', ' r s 4'Yil1
Balboa 4 Condominiums
1317 East Balboa
Balboa, CA
r,;•',�.. . is - ;,'1t,
RE: Coastal Residential Development Application
Project Information
The proposed project is an air space condominium complex
located at 1317 East Balboa, Balboa, CA. Within a gated
comunity, a total of four units will range in area from 1800
sq. ft. to 2600 sq. ft. The estimated area for the total
complex is 8750 sq. ft. of living area and 1500 sq. ft. of
garage area, for a total building aroa of 10,250 sq. ft.
The cost of the proposed development is estimated below:
(Including all consultant and construction costs)
1) Estimated Lana costs.........................2so,000
2) Estimated construction cost:
$75/sq.ft. x 100250 sq.ft...... 769,000
Total Development Cost ....................... 1,019,000
The anticipated return on investment by the developer is
outlined below:
1) Estimated sales price per unit ...........9..295,000
2) Estimated gross income .000000060000006400010180,000
Total return minus total investment..........161,000
Total percentage of return on
investment......................................15.8!
The provision of affordable housing units in this
condominium complex is not feasible.
•
0
V
eitelff,
,Arita
Of-cQnber 7, 1983
IV C;" , r 11 -'l -�i
This letter as authr)rizatian for Pulaski & Arita, Architfrts,
to reprewmt me as the cmmer of the foll(nving, prol-vrty:
Mat port icon of Im R and tm 9, Block 22 of
the Fmstgide addition of Balboa Trnct, 13rx:)k
'l, Nge 20, disc. Taps Craulty of Orange.
for the purpose of processing any required permits with the
appmpriate goverment agencies.
9RN
Robert P. Wanninl;ton to
3090 Pullman
Costa Mem, CA
xa i M.i�l+th.�r Fs.0
Suits 1{�
IwOf+ui dud0l. CA WvW
November 30, 1983
Air. Robert P. Lenard
Advanced Plaming Administrator
CITY OF NEWPORT BEACii
3300 Newport Boulevard
Newport B@uch, California 9$60
Dear Mr. Lenard:
Pursuant to your request, we are pleased to submit this 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 of fordable hou4ina in the Balboa 4 development located at
1317 East Balboa Boulevard.
The following outlines (lie scope of work, the time schedule and feu appropriate to
accomplish the sturdy objective.
OBJECTIVE
The primary objective of the assignment is to evaluate the feasibility of requiring a
specified number of affordable units within the Balboa 4 development. More
specifically, the analysis will include consideration of the following:
(1) A determination of both the approplate price level and average
absorption period.
(2) SLppurt for what is a "fair return" to the developer of this project.
(3) Consideration of one affordable unit awite or of falte of the
development project.
(4) Consideration of the appropriate family sire(s) based upon the number
Of bedrooms provided within the existing structures.
(5) Analysts of the affordable unit issue on a "for vale" and "for lease"
bast&
SCHEDULE
The final written report will be prepared and delivered within fourteen (14) days
from receipt of written authorization to proceed (Four copies of tite report will be
furnished.)
CITY OF NEWPORT BE^CH
NowmbsP 30, 1993
Paago two
PEN
Our fee for the scope of services, ad outlined above, wilt be $2,000.00, payable upon
delivery of the final written report.
We appreciate having the opportwaity to submit this agreement, and we look forward to
working with YOU throughout the development of this project. If this meets with your
acceptance, please sign and date this document where indicated below and retyrn one
copy to our office.
Respectfully s.abinitta:d,
1'ARANTELLO & COMPANY
Timothy S. Love
Vice President
APPROVED AND ACCEPTED:
CITY OF NEWPORT BEACH
Date
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Enclosures
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CITY OF NEWPORT BEACH
P.U. BOX 1768. NEWPORT BEACH. CA 9Z6tr31"+-
9265E-8715
PI.AttMIHG DEPARTmEM (714) 640-2137
May 16, 1984
Mr. Rally Pulaski
Pulaski and Arita
5120 Birch street
Newport Beach, California 92660
Re: Resubdivision 773, Use Permit No. 3091 and
Residential Coastal Permit tio. B
Dear Mr. Pulaski:
At the City Council meeting of May 14, 1984, your appeal was con-
sidered and the above referenced permits were referred back to the
Planning Coaenission with the understanding that the project is to be
redesigned. As I indicated to the Mayor and the memters of the
Council, this particular site has a rather long and drawn out history,
commencing with a denial by the City of a four unit project in
December of 1973, the approval of a resubdivision in 1974, and the
denial of a five unit project by the Coastal Commission in 1976. As I
further indicated, I do not believe that designing a project which
barely fits the requirements of the Ironing ordinance is going to be
sufficient to receive an approval. I think it is important that you
make contact with the Peninsula Point Association and the property
owners immediately adjacent to your site to try to establish some
coon idea as to what would be acceptable. In addition, I or any
member of my staff would be happy to sit down with you and go over
Past projects and indicate to you those features of past projects
which were felt to be most acceptable; for example, ocean and boule-
vard setbacks, massing of the project, higher intensity on the
boulevard, lower intensity on the beach, etc., etc.
Once the project has been redesigned, it will be necessary to schedule
a hearing before the Planning Commission and prepare the staff report.
Following Planning Coemission recosraendations, the matter will then be
returned to the City Council. If I can be of assistance, please
contact me at 640-2137.
Very truly yours,
00i -/z " •
J rD. HEWICKCR
P Director
cc$ Mayor
Planning Ce mission
city !tanager
Current Plans Administrator
3300 Newport Boulevard, Newport Beach
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