HomeMy WebLinkAbout3.0_Residences at 4400 Von Karman_PA2020-061_2_Applicant PresentationResidences at
Von Karman4400
1Planning Commission, 11/05/20
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
About Us
•Founded in 1988
•Privately-owned, family office headquartered in Newport Beach, California
•Developer of One Uptown Newport
•Thoughtful urban planners and community developers
•Executive Team comprised of leading industry professionals
•Long-term ownership strategy
•Community involvement and investment through Picerne Family Foundation
ONE UPTOWN (NEWPORT BEACH, CA)
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BLU (LAGUNA NIGUEL, CA)
ELEVEN10 (ORANGE, CA)
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
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Project History
Sep. 2010: ICDP approved for 260 additive apartment units
within the Koll Center Office Park
Jan. 2019: Planning Commission study session on prior
project application for Koll Center Residences
Jan. 2020: The Picerne Group submits
preliminary application for new project
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Community Outreach:
o SPON
o The Koll Company
o Koll Center Building Owners:
4910 Birch (Olen Properties)
4440 Von Karman (4440 VKA TIC 3 LLC)
4490 Von Karman (Smart Circle)
5000 Birch (John Hancock)
4350 Von Karman (COMAC)
4320 Von Karman (Meyer Properties)
4340 Von Karman (VK Condo Assoc.)
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Executive Summary
o Building Height
o Livable Residential Village
o Central Park
o Affordability
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Architecture
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Site Plan –Overall
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Site Plan –Ground Level
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Site Plan –Podium Level
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Elevation –Birch St.
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Elevation –John Hanock Office Building
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Elevation –Main Residential Entry
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Elevation –Enhanced Porte-Cochere
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Elevation –Von Karman Ave.
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Elevation –Interior
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Proposed Building Materials
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Community Response
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Response to Community Input:
o Mid-Rise Development
o 1-Acre Centralized Park
with Integrated Design
o Increased Affordability
o Retail
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Mid-Rise Development
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Prior Application:
Koll Center Residences
o Three separate
high-density towers
o 15 level high-rise
buildings
o Two levels of above
grade parking garage
o Overall height 156ft
Adding 65ft
marker to this
image. Waiting for
TCA to provide
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Height Comparison:
•Revise to mid-rise apartments and
condominiums, limited to 4-5 stories
•5-story mid-rise podium apartments
•Compliments established Koll Center
neighborhood
•Overall building height 65 feet
Community Request:Current Application:
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Centralized Park and Integrated Design
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Park Design Comparison:
•Central neighborhood park
•1-acre central neighborhood park
•Connectivity for residents and office
community within the Koll Center
•0.45-mile pedestrian jogging trail and seating
nodes facilitate activation
ICDP & Community Request (Sep. 2010):Current Application:
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Park Design:
o City dedicated 1-acre park buffering residential and office (outlined in red)
o 0.45-mile pedestrian trails (outlined in blue)
o Provides future connection to Uptown Newport Master Plan
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Future Connection to Uptown Newport
Master Plan
Pedestrian connection to 1-acre park
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Park Amenities:
Blow up legend
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LEGEND
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Dog Park
Outdoor Plaza
Park Trail
Game Lawn
Bocce Court
Shade Pavilion
Community Social
The Hangout
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Park Perspective
Before:
Proposed:
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Increased
Affordability
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Affordability Comparison:
o For Sale Luxury Condominiums
o Sale Price: $2MM+
o 260 Above-Moderate (120%+ AMI) Units
o For Rent Apartments
o 13 Very Low-Income (50% AMI) Units that will
range between $782-$988 per month
o 299 Above-Moderate (120%+ AMI) Units
Previous Application: Current Application:
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Parking
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
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o The city imposed Development Standard
Parking in The Koll Center per the Planned
Community Text is 1 stall per 300sf of net
office square footage for Area B.
o Koll owns and administers the parking
through CC&R’s.
o Each building owner receives an allocation
from Koll based upon their rentable
square footage.
Office Parking Overview
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
31All eliminated Koll Center parking will be fully replaced
o Two proposed parking structures
o Residential Podium Parking Structure
o Freestanding Parking Structure
o 549 Surface Parking Spaces Eliminated
o 560 Office Garage Parking Spaces
Provided
o Residential Podium: 276 spaces
o Freestanding Garage: 284 spaces
Office Parking Replacement Plan
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Replacement Parking Summary
Replacement parking provided proximate to expected demand
Northern Area Buildings Parking Summary
Address Owner Building SF
4490 Von Karman Ave Von Karman Ventures LLC 32,093
4440 Von Karman Ave 4440 CKA TIC 3 LLC 44,434
4910 Birch St Olen Properties Group 52,452
Total Building SF 128,979
Total Required Office Parking Stalls Per Code (@ 1 Per 300 SF)430
Proximate Office Surface Parking Stalls Remaining in Area 8 199
Covered Office Parking Stalls Provided in Apartment Garage 276
Total Office Parking Stalls Provided 475
Surplus Office Parking Stalls Provided in Apartment Garage 45
Southern Area Buildings Parking Summary
Address Owner Building SF
4350 Von Karman COMAC America Corporation 68,425
4340 Von Karman Von Karman Condo Owners Association 68,425
4320 Von Karman MBC Holdings 8,000
Total Building SF 144,850
Total Required Office Parking Stalls Per Code (@ 1 Per 300 SF)483
Proximate Office Surface Parking Stalls Remaining 354
Covered Office Parking Stalls Provided in Free-Standing Garage 284
Total Office Parking Stalls Provided 638
Surplus Office Parking Stalls Provided in Free-Standing Garage 155
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Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
LSA Parking Study Summary
33Parking studied at peak hours shows utilization below capacity
LSA Koll Parking Utilization Summary | July 2019
Parking Area Total Stalls Peak Demand Utilization
Area 1 168 123 73%
Area 2 94 46 49%
Area 3 140 119 85%
Area 4 134 73 54%
Area 5 36 23 64%
Area 6 56 37 66%
Area 7 440 205 47%
Area 8 199 135 68%
Area 9 84 79 94%
Structure 291 89 31%
Totals 1,642 929 57%
*Average occupancy of buildings in study area at time of analysis = 80%
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)
Conclusion
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o Long-term ownership perspective
o Thoughtful planning
o Quality finishes and design
Planning Commission - November 5, 2020
Item No. 3j Additional Materials Presented at Meeting by Applicant
Residences at 4400 Von Karman (PA2020-061)