Starpointe Ventures
The principals of Starpointe Ventures have over seventy years of combined experience in real estate development and entitlement. As both a traditional equity developer as well as a fee-based consulting developer, Starpointe Ventures has processed a multitude of projects through the public sector, including office, multi-family, industrial, hotel, and retail land uses. Many of these projects are among the largest master plans in Orange County. Starpointe Ventures is the recognized leader in real estate-related government relations in Orange County, California.
Experience
Heritage Fields
Description:
9,500 residential units, 4.7M square feet of commercial
Project Location:
Former El Toro MCAS Base, Irvine, CA
Project Size:
Approximately 5,000 acres
Client:
Heritage Fields El Toro LLC
Starpointe Ventures’ Role:
Starpointe Ventures is acting as senior strategic consultant to the joint venture between Lennar, LNR, Rockpoint, and MSD Capital on this multi-billion dollar mixed-use project. Starpointe Ventures supervised and processed a General Plan Amendment, Zone Change, and Maps for 4,894 homes, Affordable Housing Plan, Density Bonus Agreement, Develoment Agreement, Master Implementation Agreement, EIR, Park Plans, Master Landscape and Trails Plan and other associated approvals and served as the primary advocate through hundreds of hours of public hearings.
In 2011-2013, Starpouinte Ventures again served as the primary consultant in the filing and processing of a converion plan which would convert approximately 1M square feet of non-residential entitlement into approximately 4,800 homes and apply the mixed-use zoning created in the first round of entitlements across the project. Starpointe Ventures supervised and processed a General Plan Amendment, Zone Change, Affordable Housing Plan, Density Bonus Agreement, Adjacent Landowner Agreement, EIR and other associated approvals.
Starpointe Ventures continues to assist the Heritage Fields entity in multiple roles including ongoing entitlement consulting, government relations, and managing the commercial portfolio on the project.
Triangle Square
Description:
Introduction of residential uses within the existing retail project.
Location:
Newport Boulevard and 19th Street, Costa Mesa, CA
Client:
Greenlaw Partners
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment Screening to persue residential entitlement at this existing retail center.
Date of City Approval:
Third Quarter 2006
Avenue One
Description:
341 apartment units converted to condominiums
Location:
Southeast corner of Jamboree Road and Dupont Drive, Irvine, California
Client:
Opus West Corporation
Starpointe Ventures’ Role:
Starpointe Ventures successfully obtained a General Plan Amendment, Zone Change, Conditional Use Permit and Park Plan to convert the existing office zoning to residential. Other project requirements included an Affordable Housing Plan and Addendum to the IBC Program EIR.
Date of City Approval:
September 2003
Willow Bend
Description:
66 single family residential units on a former elementary school site
Location:
University Park, Irvine, CA
Client:
Lyon Homes
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, and Tentative Tract Map to convert the existing institutional zoning on the former Vista Verde School site to residential. Other project requirements include an Affordable Housing Plan and EIR.
Date of City Approval:
Approved 2012
Broadcom
Description:
2 million square foot office campus
Location:
Alton & Barranca (at Heritage Fields), Irvine, CA
Client:
FivePoint Communities
Starpointe Ventures’ Role:
Starpointe Ventures successfully obtained a Master Plan approval at the Planning Commission and overcame an appeal by a City Councilmember.
Date of City Approval:
October 2014
Modera Irvine
Description:
194 Residential multi-family units
Location:
Jamboree and Kelvin, Irvine, CA
Client:
Trammell Crow Residential
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, Tentative Tract Map and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Project EIR.
Date of City Approval:
Approved February 2011
Chino Hills Apartments Chino Hills, CA
Info:110 apartment units
Location: 2851 Bedford Lane, Chino Hills, California
Year Built: 1988
Year Sold: This project was sold to an investor in 1988 during the construction phase. The investor planned to perform a “condo conversion” to the property.
Irvine Crossings
Description:
Added 173,774 square feet of office to existing office/warehouse building
Location:
17871 Von Karman between Main and McGaw, Irvine, California
Client:
Voit Development
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a Master Plan and Transfer of Development Rights to add additional office square footage. The project required a Negative Mitigated Declaration for environmental clearance.
Date of City Approval:
April 2008
California Green
Description:
785,000 square feet of office, 15,500 square feet of retail
Client:
Hines/CALPRS
Location:
Corner of Jamboree Road and Michelson, Irvine, CA
Starpointe Ventures’ Role:
Starpointe Ventures is supervising the processing of a Master Plan, Development Agreement, Tentative Parcel Map, and a Project EIR.
Date of City Approval:
December 2008.
Campus Center
Description:
28-acre site, 1,008,411 square feet of office, 535 apartment units, 250-room hotel, 8,000 square foot restaurant, and 7,000 square feet of retail
Location:
Northeast corner of Jamboree Road and Campus Drive, Irvine, California
Client:
The Prudential Insurance Company of America
Starpointe Ventures’ Role:
Starpointe Ventures successfully obtained a Major Modification to the previous Conditional Use Permit for this project as well as managed numerous other project requirements including a new subdivision map, inclusionary housing agreement, park covenant, project and parking CC&R’s, and off-site improvements.
Date of City Approval: May 2001
2400 Michelson
Description:
186 for-sale condominiums
Location:
Von Karman and Michelson
Client:
Trammell Crow Residential
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, Tentative Tract Map and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Subsequent EIR. Additionally, Starpointe Ventures is overseeing the effort to remove CC&R residential restrictions.
Date of City Approval:
Project Sold before Entitlement
Milani
Description:
300 apartment units
Location: Northeast corner of Von Karman and Martin Street
Client: Great Far East
Starpointe Ventures’ Role: Starpointe Ventures is processing a Conditional Use Permit, Vesting Tentative Tract Map, Park Plan, Affordable Housing Plan, Density Bonus Agreement, Transfer of Development Rights, and Addendum to the IBC Program EIR.
Date of City Approval: Expected to be Third Quarter 2014
Via Lido Plaza
Description: General Plan Amendment in the City of Newport Beach
Location: Via Lido Plaza Retail Center, Newport Beach, CA
Client: Fritz Duda Company
Starpointe Ventures’ Role: Starpointe Ventures represented the owner of an existing retail center who’s operations were threatened by the City of Newport Beach through the redevelopment of the old City Hall site and extinguishment of an existing access point which served the center for many years. The redevelopment project requires a General Plan Amendment and EIR. Starpointe Ventures assisted the client is participating in the City Discretionary Review process and ultimately obtained a successful result with the City withdrawing its claims.
Rolling Ridge Apartments Chino Hills, CA
Info:110 apartment units
Financing: The project was financed with multi-family housing bonds which provided a below market interest rate in exchange for a rent restriction on 20% of the units for low-income tenants.
Location: 13439 Peyton Drive, Chino Hills
Year Built: 1986
Year Sold: 1987
The Plaza – Irvine
Description:
202 high-rise condominium units in two 16-story towers (13 residential floors over 3 levels of parking)
Location:
Northeast corner of Jamboree Road and Campus Drive, Irvine, California
Client:
Opus West Corporation/Geoffrey Edmunds & Associates
Starpointe Ventures’ Role:
Starpointe Ventures successfully obtained a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, and Tentative Tract Map to convert the existing office zoning to residential. Other project requirements included an Affordable Housing Plan and Addendum to the IBC Program EIR.
Date of City Approval:
August 2004
Avalon Irvine II
Description:
179 apartment units
Location:
Jamboree and Richter, Irvine, CA
Client:
Avalon Bay Communities
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, Tentative Tract Map and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Full Project EIR.
Date of City Approval:
Approved February 2011
Moulton Niguel Water District
Description: General Real Estate Consulting Services
Location: Various in South Orange County
Client: Moulton Niguel Water District
Starpointe Ventures’ Role: Starpointe Ventures is providing the Executive Staff and elected Board of the Water District with real estate consulting services in connection with its various holdings and capital improvement plans.
Granite Court
Description:
71 Affordable Housing Apartments
Location:
Kelvin and Murphy
Client:
Jamboree Housing Corporation
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, and Transfer of Development Rights to convert the existing office\industrial zoning to residential. An addendum to the IBC Program EIR is also being prepared.
Date of City Approval:
June 2006
3000 The Plaza
Description:
105 high-rise condominium units in a 16-story tower (13 residential floors over 3 levels of parking)
Location:
Northeast corner of Jamboree Road and Campus Drive, Irvine, California
Client:
Opus West Corporation
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, and Tentative Tract Map to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Addendum to the IBC Program EIR.
Date of City Approval: December 2005
2801 Kelvin
Description:
248 condominiums
Location:
Northeast corner of Jamboree and Kelvin, Irvine, California
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, and Tentative Tract Map to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Addendum to the IBC Program EIR.
Date of City Approval:
September 2005
Martin Street Condos
Description:
90 residential condominium units in a four-story building over two levels of parking
Location:
Von Karman and Martin Street, Irvine, CA
Client:
West Millennium Homes
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, Tentative Tract Map, and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Subsequent EIR.
Date of City Approval:
March 2007.
Koll Center Newport, Newport Beach, CA
Description:
250,000 square foot, 10-story office building
Location:
Northeast corner of MacArthur Boulevard and Jamboree Road, Newport Beach, California
Starpointe Ventures’ Role:
Starpointe Ventures was hired by Aetna Life Insurance and Koll Center Newport Number A as consulting developer for this project. Starpointe successfully negotiated a development agreement with the City of Newport Beach and won approval of the project by both the Planning Commission and the City Council. The Greenlight Ordinance in the City required a majority vote of the City residents on November 20, 2001. The project was rejected by the voters.
Avalon Irvine III
Description:
156 residential multi-family units.
Location:
Alton Parkway and Millikan, Irvine, CA
Client:
Trammell Crow Residential
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, Tentative Tract Map and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Full Project EIR.
Date of City Approval:
Approved February 2011
The Branches
Description:
48 single family homes
Location:
Woodbridge, Irvine, CA
Client:
Lyon Homes
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Master Plan, Park Plan, and Tentative Tract Map to convert the existing institutional zoning from the former Alderwood School site to residential. Other project requirements include an Affordable Housing Plan and EIR.
Date of City Approval:
Approved 2011
Metropolis
Description:
457 residential multi-family units
Location:
2500 Main Street and 17872 Cartwright, Irvine, CA
Client:
Sares-Regis Group
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a Conditional Use Permit, Park Plan, Tentative Tract Map and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements included an Affordable Housing Plan and Addendum to the IBC Program EIR.
Date of City Approval:
November 2011
Elements
Description:
1,600 residential multi-family units and up to 39,000 square feet of retail
Location: Northwest corner of Jamboree and Campus, Irvine, CA
Client: Garden Communities
Starpointe Ventures’ Role: Starpointe Ventures assisted with the processing of a Master Plan, Conditional Use Permit, Vesting Tentative Tract Map, Park Plan, Affordable Housing Plan, Density Bonus Agreement, Transfer of Development Rights, and Addendum to the IBC Program EIR.
Date of City Approval: April 2014
Dupont Centre, Irvine, CA
Info: 250,000 square foot office project on a 6-acre site. The project consists of an 8-story, 150,000 square foot office building, a 5-story, 100,000 square foot office building, and a 1,000 car, 4-level parking structure.
Location: 2201 and 2301 Dupont Drive, Irvine, California
Year Built: 1986
Year Sold: 1988
The Village
Description:
350 hotel rooms, 242,510 square feet of office, 25,356 square feet of retail
Location:
Jamboree & Dupont, Irvine, CA
Client:
General Investment Funds Real Estate Holding Co.
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a Master Plan and Tentative Tract Map. The property owner elected to sell the property prior to entitlement. Starpointe Ventures listed the property as broker and advised the seller on buyer selection.
Date of City Approval: Project sold prior to entitlement
Central Park West Modification
Description:
Central Park West was approved in 2004 for a total of 1,380 residential units, 90,000 square foot office tower and 19,700 square feet of retail. The modified Master Plan for Central Park West proposes a total of 1,275 residential units, 26,688 square feet of retail and eliminates the office building.
Location: Northwest corner of Jamboree and Michelson, Irvine, CA
Client: Lennar
Starpointe Ventures’ Role: Starpointe Ventures supervised the processing of modifications to the approved Master Plan, Park Plan, Development Agreement, Vesting Tentative Map and Affordable Housing Plan.
Date of City Approval: November 2014
Vireo Apartments
Description:
520 apartments
Location: Northeast corner of Michelson and Carlson in the “Park Place” Mixed-use center
Client: Sares- Regis Group
Starpointe Ventures’ Role: Starpointe Ventures supervised the processing of a Pre-Application and Park Plan. The project also required compliance with a Development Agreement, Settlement Agreement, and Master Plan.
Date of City Approval: First Quarter 2015
Calypso Apartments
Description:
179 for sale residential condominiums on a 3.76-acre site. The project is wrapped around a 5-level parking structure.
Location:
Northeast corner of Jamboree and Alton Parkway, Irvine, California
Date of Entitlement Approval: July 2005
2323 Main Street
Project Description: 444 condominium units including live/work lofts
Location: Northeast corner of Von Karman and Main Street, Irvine, California
Client: Standard Pacific Homes
Starpointe Ventures’ Role: Starpointe Ventures represented the Owners of the property and co-brokered the property to potential residential builders. Starpointe Ventures is supervising the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Transfer of Development Rights, Park Plan and Tentative Tract Map to convert the existing industrial/office zoning to residential. Other project requirements include an Affordable Housing Plan and Subsequent EIR.
Date of City Approval: September 2006. Project purchased by Hines and reverted to Office/Industrial.
2851 Alton
Description:
170 for-sale residential condominiums
Location:
Northwest corner of Alton Parkway and Murphy Avenue, Irvine, CA
Client:
Alton Associates/J & R Group
Starpointe Ventures’ Role:
Starpointe Ventures supervised the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, Tentative Tract Map and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Subsequent EIR.
Date of City Approval:
March 2007. Major Modification approved November 2014
17275 Derian
Description: 80 residential multi-family units
Location: 17275 Derian
Client: Lennar/C&C Development
Starpointe Ventures’ Role: Starpointe Ventures supervised the processing of a Conditional Use Permit, Park Plan, Affordable Housing Plan, Density Bonus Agreement, Transfer of Development Rights, and Addendum to the IBC Program EIR.
Date of City Approval: February 2015
Main Street Village
Description:
481 apartment units
Location:
Northwest corner of Main Street and Siglo, Irvine, California
Client:
Metropolitan Life Insurance Company
Starpointe Ventures’ Role:
Starpointe Ventures successfully obtained a General Plan Amendment, Zone Change, Conditional Use Permit and Park Plan to convert the existing office/industrial zoning to residential. The project also included approval of an Affordable Housing Plan and Addendum to the IBC Program EIR.
Date of City Approval:
June 2003
Coast Community College District, Various Jurisdictions, CA
Description:
Client:
Coast Community College District
Starpointe Ventures’ Role:
Starpointe Ventures supervised all of the Community College District’s real estate projects on all campuses, including RFP’s and RFQ’s, Ground leases, land use and entitlements, etc.
Saunders Properties
Description: General Plan Amendment in the City of Newport Beach
Location: The block between Campus, Macarthur, and Corinthian Way in Newport Beach, CA.
Client: Saunders Property Company
Starpointe Ventures’ Role: Starpointe Ventures participated in the City of Newport Beach General Plan Update from 2013 through the successful inclusion in the General Plan Update at the City Council on behalf of Saunders Property Company. The project moved from the General Plan Update Land Use Element Committee through the Planning Commission and to the City Council. The Planning Commission recommended approval of the Starpointe Ventures’ proposal and the City Council approved a modified project and granted residential zoning to the property. This approval required a citywide vote in the November 2014 general election, which ultimately was not successful due to a myriad of issues unrelated to this project. Starpointe Ventures immediately filed a stand along application with the City to achieve the desired use and is processing a discretionary application.
Date of City Approval: Approved by City Council in July 2014. Measure Y (Citywide General Plan Update) not approved by Voters in November 2014. New application filed December 2014. Expected approval by Fall of 2015.
Irvine Gateway
Description:
434 residential multi-family units consisting of 361 apartment units and 73 for-sale units
Location: 17150 Von Karman, Irvine, CA
Client: Fairfield Residential
Starpointe Ventures’ Role: Starpointe Ventures is processing a Conditional Use Permit, Vesting Tentative Tract Map, Park Plan, Affordable Housing Plan, Density Bonus Agreement and Addendum to the IBC Program EIR.
Date of City Approval: Expected to be Second Quarter 2015
Avenue One Expansion
Description:
63 additional units plus parking garage
Location:
Northeast corner of Jamboree Road and Campus Drive, Irvine, California
Client:
Opus West Corporation
Starpointe Ventures’ Role:
Starpointe Ventures is supervising the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, and Tentative Tract Map to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Addendum to the IBC Program EIR.
Date of City Approval:
October 2005
Stoneridge Apartments Corona, CA
Info: 492 apartment units
Financing: The project was financed with multi-family housing bonds which provided a below market interest rate in exchange for a rent restriction on 20% of the units for low-income tenants. The project is now owned and operated by Equity Residential Trust.
Location: 2178 Stoneridge Drive, Corona, California
Year Built: 1986
Year Sold: 1995
Park Place Apartments, Irvine, CA
PICTURE COMING
Description: infill development of a surface parking lot at the Park Place development. 440 units
Location: Park Place, Jamboree Road and Michelson Drive, Irvine, California
Client: Sares Regis
Starpointe Ventures’ Role: Starpointe Ventures first assisted the property owner, LBA, in preparing the property for sale including a Minor Modification to the Master Plan.
Starpointe Ventures then assisted Sares Regis in their due diligence on teh acquisition.
Starpointe Ventures is now managing the processing of a PreApplication and Park Plan for the residential multi-family units.
Date of City Approval: Expected Summer 2014
2801 Kelvin Expansion
Description:
A 248 unit multi-family residential project as approved in 2005 but not built. A new Conditional Use Permit was obtained for a new 381 unit project.
Location: 2801 Kelvin, Irvine, CA
Client: UDR
Starpointe Ventures’ Role: Starpointe Ventures supervised the processing of a Conditional Use Permit, Vesting Tentative Tract Map, Park Plan, Affordable Housing Plan, Density Bonus Agreement, Transfer of Development Rights, and Addendum to the IBC Program EIR.
Date of City Approval: June 2013
Central Park West
Description:
42-acre site, 1,380 residential units, 90,000 square feet of office, 19,700 square feet of retail
Location:
Corner of Jamboree Road & Michelson Drive, Irvine, CA
Client:
KFPLB Michelson Jamboree LLC/Lennar Communities
Starpointe Ventures’ Role:
Starpointe Ventures successfully obtained a General Plan Amendment, Zone Change, Master Plan with Design Guidelines, Park Plan, Development Agreement, Community Facilities District, Tentative Tract Map, Transfer of Development Rights, and Affordable Housing Plan to convert the existing office/industrial zoning to mixed-use.
Date of City Approval: September 2004
Equity Residential Apartments
Description:
A 190 unit apartment project was approved at 16931 Millikan and later expanded by 154 units by acquiring the adjacent parcel at 2501 Alton. A new Conditional Use Permit was obtained for the combined 344 unit project.
Location: 2501 Alton and 16931 Millikan, Irvine, CA
Client: Equity Residential
Starpointe Ventures’ Role: Starpointe Ventures supervised the processing of a Conditional Use Permit, Vesting Tentative Tract Map, Park Plan, Affordable Housing Plan, Transfer of Development Rights, and Addendum to the IBC Program EIR.
Date of City Approval: June 2012 and June 2013
Tribeca Flats
Description: 62 “workforce housing” affordable units
Location: Northwest corner of Rockefeller and Tribeca within Central Park West, Irvine, CA
Client: Jamboree Housing\Bridge Housing\Lennar KFPLB LLC
Starpointe Ventures’ Role: Starpointe Ventures supervised the processing of a Conditional Use Permit for the project that satisfied the affordable housing requirement of the entire Central Park West project.
Date of City Approval: July 2006
Pistoia Apartments
Description:
371 apartments
Location: Northwest corner of Derian and Kelvin
Client: Great Far East
Starpointe Ventures’ Role: Starpointe Ventures is processing a Conditional Use Permit, Vesting Tentative Tract Map, Park Plan, Affordable Housing Plan, Density Bonus Agreement, Transfer of Development Rights, and Addendum to the IBC Program EIR.
Date of City Approval: Expected to be Second quarter 2015
Legacy Business Center Pacific Park, Aliso Viejo, CA
Info: 48,000 square foot, 2-story office building located in Pacific Park
Location: 95 Argonaut, Aliso Viejo, California
Year Built: 1990
16542 Millikan
Description:
199 residential multi-family units.
Location:
Barranca & Millikan, Irvine, CA
Client:
undisclosed
Starpointe Ventures’ Role:
Starpointe Ventures is supervising the processing of a General Plan Amendment, Zone Change, Conditional Use Permit, Park Plan, Tentative Tract Map and Transfer of Development Rights to convert the existing office\industrial zoning to residential. Other project requirements include an Affordable Housing Plan and Full Project EIR.
Date of City Approval:
Project sold prior to entitlement