HomeMy WebLinkAbout3.1_Materials Received_PA2005-140 and PA2008-152FAINBARG & FEUERST> IN
129 W. WILSON ST.
SUITE 100
COSTA MESA, CA 92627
949 - 722 -7400
949- 722 -8855 FAX
July 29, 2011
Kimberly Brandt, Community Development Director
City of Newport Beach
3300 Newport Boulevard
Newport Beach,CA92663
Re: Newport Beach Country Club ("NBCC property")
Former Balboa Bay Club Racquet Club ("BBCRC property ")
Dear Ms. Brandt:
Correspondence
Item No. 3a
Newport Beach Country Club
PA2005 -140 and PA2008 -152
The purpose of this letter is to;advise you of our concerns, as owners of the above - referenced
properties, in connection with the scheduled August 4, 2011 Planning Commission hearing set to
address the Golf Realty Plans for these properties and to address the competing plans of the
International Bay Club ("IBC ") for the NBCC property.
We, the undersigned, represent 50% of the owners of the above referenced properties, who are the
Fainbargl'amily Trust ( "FFT "), which owns twenty-five (25 %) percent of each ofthepropertios and
is managed bylrving M. Chase, and the Mira Mesa Shopping Center -West and the Mesa Shopping
Center -East ( "Mira Mesa "), which also own twenty -five (25 %) percent of cacti property and are
managed by Elliot Feuerstein. The other owner is Golf Realty Fund ( "GolfRealty" ), represented by
Robert 0 Hill. All owners hold their interests as tenant in common, and as tenants in common we
have never given Mr. O Hill the right to pursue plans he has presently formulated. We have advised
you ofthis on June 20, 2011, and we have also advised your counsel, Michael Torres, of this through
our counsel on July 14, 2011. In fact, we believe that Mr. O Hill has submittedplans in violation of
the City requirements that an Owner Affidavit be filled out and signed by all owners. Ifyou will look
at your files, you will see that (1) we never signed any such Owner Affidavit, (2) we were never
listed on any such affidavit as an owner, and (3) we were never copied on any of the numerous
transmittals Mr. O Hill sent to the City in favor of the Golf Realty plans and opposing the plans of
our long -term tenant, IBC.
We oppose the Golf Realty plaits, and we favor the IBC plans. Moving first to the plans for the
tennis property, as we explained long ago to Mr. 0 Hill, we believe the Golf Realtyplans for tennis
club property should revised to be primarily residential in character, This is in keeping with
surrounding use, and we understand there are 20 residential units still available in the Newport
Center to support this use. We believe that the plans for a 27 unit hotel bungalow, and an upgrade
of the tennis club with an expensive spa, a new club house, a stadium tennis court, and a new
swimming pool, are highly uneconomic and unfeasible. We have no confidence that a tenant for
either (lie hotel or the tennis club could be found who would pay rents to in any way justify the cost
of these improvements (which O Hill estimated in 2007 would exceed $5,000,000). Despite our
requests, Mr. O Hill has never presented us with a proposed lease from any tenant to justify thhese
improvements, and IBC refused to support this project explaining in a letter it copied to the City ort
September 18, 2008 that it did not view the tennis club business as a growth industry and was not
prepared to continue to operate the tennis club under.0 Hill's plans, Mr. O Hill by express
agreement has no right to spend any money on improvements to theproperties, and we will not be
agreeing to make the improvements Ile seeks through his plans. Further, we understand that HHR
Newport Beach, LLC may own the 27 hotel units which Golf Realty intends to use for this plan, and
has not consented to the taking of its units. Proceeding any further with Golf Realty's plans thwarts
the intentions of 50% of the owners of this property, would never result in any plans proceeding to
build out, and would be pointless.
Moving to the competing plans for the NBCC property, we, both as owners of 50% of the property
and as 50% of the signing landlords under IBC's lease, fully support IBC's plans and oppose Golf
Realty's competing plans for the golf course property. The reasons are many. First, IBC has a lease
on this property until December 31, 2067. The property owners have no right to build anything on
the property for another 56 years. Under sections 5.01and 5.10 of the lease, IBC has the right to
submit planfor improvement, and therightto make those improvements itwishes, with the landlord
parties having only the right to approve theplans, which will not be unreasonably withheld. IBC is
the proper party to be submitting this application, not Golf Realty.
IBC's plans are, in our opinion, consistent with the historical and the intended use for this property,
and will be a vast improvement to both the function and the aesthetics of the property. We have
reviewed the Response to Public Comments concerning IBC's plans, and are satisfied that any
comments made by GolfRealtyor its friends have been properly addressed. In many instances, IBC
has made changes to its plans to ameliorate any proper concerns, such as by removing its tipper
parking area, moving the proposed clubhouse closer to the golf course, and reducing retaining wall
heights. The proposed landscaping will improve aethetics dramatically over current conditions, as
will the new prairie style clubhouse. We haverm problem with the proposed size of the clubhouse,
and are pleased that IBC wants to make this course truly world class. IBC's plans should be moving
forward without delay or further interference by O Hill and Golf Realty Fund.
We oppose Golf Realty Fund's plans for the NBCC property because it had no business, ht our
opinion, in even submitting such plans, and its plans will not be built either by IBC or by the owners.
IBC cannot be expected to build plans it does not want, and we would never approve spending fiends
for implementing these plans either. O Hill and Golf Realty have no right to proceed unilaterally.
We also object to the Golf Realty Plans as they eliminate a road that has long served the Armstrong
Nursery. IBC's plans keep this road it place, with the addition of a great amount of additional
plantings to improve everyone's view. We oppose the Golf Realty plans as they dramatically reduce
the size of the new clubhouse 113C says that it needs. We trust IBC knows what it needs in this
regard, and would not be proposing to build and pay for a larger clubhouse unless it had carefully
thought (his through. We expect all landholders to benefit from this improvement.
In closing, we request that the City suspend all processing of the PC Text entitlements for NBCC
and BBCRC filed by O Hill until such time that the current litigation between O Hill, FFT and
Mira Mesa is adjudicated or otherwise settled by the tenant-in- common ownership entities, and until
all the property owners ofthe NBCC and BBCRC submit an application for entitlement, as the City
regulations require. We believe that any O I-Till secured development entitlements will cause great
harm to FFT and Mira Mesa and do not wish for the land to be burdened with development
entitlements that they have not approved.
Y TRUST
April 19,
Irving M. Chase, as representative of the Trustee of
The Fainbarg Fatnily
Trust, dated April 19, 1982
MESA SHOPPING CENTER -BAST,
a California General Partnership
IIy:
Elliot Feucrstei
Managing General Partner
MIRA MESA SHOPPING CENTER -WEST,
a California General Partnership
By-
Elliot Feue4stein
Managing General Partner
cc David Hunt, Esq. (City of Newport Beach)
Michael Torres, Esq. (City of Newport Beach)
Patrick Alford (City of Newport Beach)
Rosalinh Ung (City of Newport Beach)
A,
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
NBCC LAND
One Upper Newport Plaza
Newport Beach, CA 92660
Materials Received
Item No. 3b
Newport Beach Country Club
PA2005 -140 and PA2008 -1152
Recorded in the County of Orange, California
Gary L. Granville, Clerk /Recorder
IIIiI:iIIII IVlllllllll(IIIIIII IIIII!IIII(III!1111116111111111 21.00
19970630399 4 29pm 12/06/97
005 22033011 22 42
T01 6 6.00 15.00 0.00 0.00 0.00 0.00
TERMINATION OF ACCESS EASEMENT
THIS TERMINATION OF ACCESS EASEMENT is made as of November
30 , 1996, by ARNOLD D. FEUERSTEIN and ALLAN FAINBARG (collectively referred to
as "Owners "), who are the fee owners of the property located at 1500 E. Pacific Coast
Highway, Newport Beach, California, legally described on Exhibit "A" attached hereto and
incorporated herein by this reference (the "Property ")
ARTICLE I
RECITALS
A. The Property is partially served for ingress and egress by a secondary
access road which runs parallel and adjacent to Pacific Coast Highway and is located upon the
adjacent Newport Beach County Club property (the "Secondary Access ").
B. The Property's rights to use the Secondary Access is by way of that
certain non - exclusive easement and right of vehicular and pedestrian ingress and egress set
forth in that certain instrument entitled "Declaration of Access Easement" dated as of
September 29, 1992 and recorded on October 1, 1992 as Instrument No. 92- 662452 in the
Official Records of Orange County, California, as amended by that certain First Amendment
to Declaration of Access Easement dated as of October 15, 1992 and recorded March 1, 1993
as Instrument No. 93 -0139175 in the Official Records, such easement being described on
Exhibit "B" attached hereto and incorporated herein by this reference ( "the Existing
Easement ").
C. The City of Newport Beach has requested that the Existing Easement be
abandoned because the Secondary Access creates a hazardous traffic condition at the entry to
Newport Beach Country Club and contributes to an unsightly condition along Pacific Coast
Highway, and Owners concur and are willing to comply with the City's request to abandon the
Existing Easement.
C Owners of the adjacent Newport Beach Country Club property intend to
remove the Secondary Access through a portion of the Newport Beach Country Club property
described in Exhibit "C" and replace it with landscaping along Pacific Coast Highway per
Newport Beach Country Club Master Plan, Tentative Tract 15348, and a landscape plan
approved by the City of Newport Beach. The result will be a significant aesthetic
improvement along Pacific Coast Highway.
ARTICLE II
TERMINATION OF ACCESS EASEMENT
Owners hereby terminate and relinquish their rights in the Existing
Easement.
2. Owners' termination of the Existing Easement is conditioned on the City
of Newport Beach not prohibiting ingress and egress to the Property primary and direct access
from the existing two Pacific Coast Highway curb cuts in front of the Property which have
been in use for many years.
IN WITNESS WHEREOF, the undersigned have executed this instrument as of
the date first above written.
OViNM:
G,,uq��
Arnold D. Feuerstem
A an Fainbarg
2 terff i t.Gc
C
STATE OF CALIFORNIA
COUNTY OF ORANGE
On December 13, 1996 , before me a Notary Public in and for said County and
State, personally appeared Allan Fainbarg, personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed to the within instrument and
acknowledged to me that he executed the same in his authorized capacity, and that by his signature on
the instrument be, or the entity upon behalf of which he acted, executed the instrument.
WITNESS my hand and official seal
x LS M. PRISCILLA HANUELT
COMM. #1029404 g
PoOTARY PUBLICNotary Public in and for said County an d Stag CRAMOE couPoTv
kh Camm. Expires June 10, 9SOg
STATE OF CALIFORNIA 1
COUNTY OF ORANGE
On December 13, 1996 , before me a Notary Public in and for said County and
State, personally appeared Arnold D. Feuerstein, personally known to me (or proved to me on the
basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and
acknowledged to me that he executed the same in his authorized capacity, and that by his signature on
the instrument he, or the entity upon behalf of which he acted, executed the instrument.
WITNESS my hand and official seal.
LA HANVFLT 999
1o29go4 o Public in and for said County and State •r�rFOgPota COUNTY s June 10, 1990 i
I
to inat.acc
DESCRIPTION OF PROPERTY
Lot 1 of Tract No. 11937, in the City of Newport Beach, County of Orange, State of
California, as shown on a Map recorded in Book 656, Pages 24 through 29, inclusive, of
Miscellaneous Maps, in the Office of the County Recorder of said County, as corrected by that
Tract or Parcel Map Certificate of Correction recorded February 5, 1991 as Instrument No.
91 -052940 of Official Records.
EXHIBIT "A" termmt.&o
I
• NON - EXCLUSIVE BASEMENT pan
INONSSS AND DGNNNS PURPOSES
AN EASEMENT MR INGRESS AND BOB= PURPOSES OVn THE
SOURLY 75.00 Fur Or PARCQ. 1 OF PARIM NAP NO. 79-
704, IN THE CITY Or NIIPORT BEACH, COUNTY Or ORANGE, sTATE OP
CA' YORNIA, AS s11OW ON A NAP RECORD® IN BOOK 137, PAGES 17
THROUSE 70, INCLUSIVE Or PARCEL NAPS, IN THE OrPICE Or THE
COUNTY RECORDER Or SAID ORANGE COUNTY.
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NEWPORT BEACH COUNTRY CLUB
(Portion containing Secondary Access)
Parcel 3 and Parcel 1 of Parcel Map No. 79 -704, in the City of Newport Beach, County of
Orange, State of California, as shown on a Map recorded in Book 152, Pages 17 through 20,
inclusive, of Parcel Maps, in the Office of the County Recorder of said County.
EXHIBIT "C"
ttrmimt..m
LEGAL DESCRIPTION
THE TENNIS CLUB
Parcel 1 and Parcel 2 of Parcel Map 94 -102.
LEGAL DESCRIPTION
THE GOLF CLUB
Parcel I of Parcel Map No. 79 -704, in the City of Newport Beach, County of Orange,
State of California, as per Map filed in Book 152, Pages 17 to 20, inclusive, of Parcel
Maps, in the office of the County Recorder of Orange County.
' NON- EECLOSIVE SASllow FOR
MEAN& AND EORESS PUAP0/ES
AN t91SM=f TOR INOAESS AND DORidf PURPOSES aV= TM
SOOTmfDTMY 25.00 FM OF PARCEL 3 OF PARM NAP NO. 79-
700, IN TM cm OF NEImm SEACH, COUIRT OF came, 9TATS OT
CALIFORNIA, AS SNONN ON A NAP RECORDW IN SOON 152, PAan 17
TRACUOR 20, INCLUSIVE OF PARCRL NAPS, IN THE OFFICE OT THS
COUM'Tt RECQRDSR OF SAID ORANGE COUM.
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Correspondence
Item No. 3c
Newport Beach Country Club
PA2005 -140 and PA2008 -152
Draft Condition
Golf Realty Fund shall obtain HHR Newport Beach LLC's consent to the transfer of
development rights from Anomaly 43 to Anomaly 46. The transfer shall not become
effective until such consent is obtained.
Applicant Presentation
Proposed Overall Site PlanNewp No.
Newport Beach Country Club
PA2008 -152
NEWPORT BEACH FIRE DEPT.
NEWPORT BEACH
CHAMBER OF I�
COMMERCE
f �P
� RESIDENTIAL
MARRIOTT
�\ HOTEL FASHION ISLAND
+`FS�pFNT
GOLF COURSE: 122.5 AC \
RESIDENTIAL
CLUBHOUSE
DEVELOPMENT AREA
9.02 AC
CLUB
RESIDENTIAL M= OFFICE
- ---
-. "- E4STCOASTHICHWAY
SCALE: t'. Z(10'-0'
'} PROPOSED OVERALL
a m ma 20 SITE PLAN
Proposed Site Plan
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Ground Level Floor Plan
382' -'
AREA TABULATION:
-UPPER LEVEL: 20,520 SF
- GROUND LEVEL: 30,693 SF
TOTAL: 51,213 SF
Upper Level Floor Plan
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UPPER LEVEL FLOOR PLAN
AREA TABULATION:
-UPPER LEVEL: 20,520 SF
- GROUND LEVEL: 30,693 SF
TOTAL: 51,213 SF
0 S. F.
General Images
Elevations
CPAIO14n
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SOUTH ELEVATION
I&
NORTH ELEVATION
NEWPORT BEACH COUNTRY CLUB
NEWPORTBEACH, CALIFORNIA
1MC�1'd
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m,f m -,sm ARCHIIECfS AIA
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WEST ELEVATION
NEWPORT BEACH COUNTRY CLUB
NEWPORTBEACH, CALIFORNIA
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Clubhouse Sections
SECTION A - A
SECTION B - B
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SECTION C - C
NEWPORT BEACH COUNTRY CLUB
NEWPORTBEACH, CALIFORNIA
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Site Sections
SITE SECTION C - C
SITE PLAN
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SITE SECTION D - D
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SITE SECTION A -A
SITE SECTION B - B
SITE SECTION C - C
SITE PLAN
.. C
SITE SECTION D - D
CO
Maintenance Bldg. Floor Plan & Elevations
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NEWPORT BEACH COUNTRY CLUB
NEWPORT BEACH, CALIFORNIA
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NEWPORT BEACH COUNTRY CLUB
NEWPORT BEACH, CALIFORNIA
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Landscape Plan
PACIFIC COAST HIGHWAY
PERIMETER FENCE DESIGN
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1
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REVISED LANDSCAPE PLAN
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INITIAL LANDSCAPE PLAN
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ALTERNATE REVISED SITE PLAN
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REVISED SITE PLAN
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Center Sight Plane
1371 - Sight Plane Ordinance
Ordimme 1596 - Corporate Plaza PC
(as amended by Resoltition 92-6 and 96-130)
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Photo Simulations
PHOTO SIMULATION #1
PHOTO SIMULATION #2
PHOTO SIMULATION #3
NEWPORT BEACH COUNTRY CLUB
NEWPORT BEACH, CALIFORNIA
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GENERALNOTES
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PROPOSED SITE RAN
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Temporary Facilities Site Plan
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NEWPORT BEACH COUNTRY CLUB
NEWPORT BEACH, CALIFORNIA
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TEMPORARY
FACILITIES
SITE PLAN
LEE & SAKAHAR
MCHITECT5 AIA
EXISTING MAINTENANCE BI
(TO BE OEMOLISHEO)
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Existing Site Plan / Demolition
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NEWPORT BEACH COUNTRY CLUB
NEWPORTBEACH, CALIFORNIA
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EXISTING SITE PLAN I
DEMOLITION PLAN A-
LEE E & S
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Basement Level Floor Plan
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it
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CART BARN (5.704 S.F
(ANCILLARY USE)
AREA TABULATION:
-CART BARN: 5,704 SF
-BAG STOR.IGROUNO FLR.1: 3.6065F
TOTAL: 9,310 SF
NEWPORT BEACH COUNTRY CLUB
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NEWPORTBEACH, CALIFORNIA 4101 071&0' •Ak^ "TCTS^IIA
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Roof Plan
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NEWPORT BEACH COUNTRY CLUB
NEWPORTBEACH, CALIFORNIA
WOOD MEWS --
SHINER M STATE
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ROOF PLAN
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Maintenance Bldg. Roof Plan
ROOF PLAN
NEWPORT BEACH COUNTRY CLUB
FENCE
�ex.ra
LFF & SA"HARA
ARLI IRCQS 111
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