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Home My WebLink About11 - Land Use Entitlements for the Residences at 4400 Von Karman Project (PA2020-061) - PowerPoint (Picerne)v 440 January 26, 2021 Item No. 11 r r About Us • Stable: • Founded in 1988 THE PICERNE GROUP • Privately -owned and self-funded, family office headquartered in Newport Beach, California • Reliable: • Long-term ownership • Proven track record in Newport Beach as developer of One Uptown Newport • Community -Minded: • Community involvement and investment through the Picerne Family Foundation • Thoughtful urban planners and community developers • Experienced: • Executive Team comprised of leading industry professionals i� 1 Executive Summary E] �.. �„�- a��•i. ��.,� I .or- o In 2010 the City unanimously adopted a plan allowing the ability to develop residential within the Koll Center which is in complete compliance with its CC&Rs o A collaborative community outreach process resulted in a project design that encompasses the desires of the community as a whole (affordability, proper scale and spatial arrangement, and a Public Central Park) o Addresses critical housing needs 3 Land Use Project History 1973: Koll Center Office Park Formation Nov. 2006: City of Newport Beach approves General Plan allowing residential use 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: Picerne Group submits preliminary application and initiates community outreach campaign Nov. 2020: Planning Commission approval Nov. 2020: ALUC approval Jan. 2021: Parks, Beaches & Recreation Commission approval Ability to Develop Residential Granted Over 10 Years Ago M+["•l• •� *y �!• s: �# }� o Integrated Conceptual Development Plan (ICDP) adopted September 2010 through z unanimous approval by Planning Lu w ---�F Commission and City Council ►la10L J O Exisr YG PFAKIP30 STW�u RESIDENCES AT 4400 VON d +x s` KARMAN t r a: nK>frm� ICDP UNIT ALLOCATION SUMMARY I Additive Replacement Density Total Bonus Residences at 260 52 312 4400 Von Karman z Uptown Newport 290 632 332 1,244 CL �} Totals 550 632 384 1556 � z sa rta�oerrit s A&b— R 4� a •t n }AR r s Y Pll ldp OPIZ ■"�wry s �Wr . CM -��--jog ir ` f Collaborative Community Outreach Approved Planning Commission Design 6I RC N ST. RESIDENCES AT 4400 VON OR MAN UpTRV,% NEWPORT NUT4-W. } ELT-TT�-PERTI�6 W, r-= -� •+ r r 14 F YL[ - J \ Elfs'1N6 EL46 +rte ti � � _ i dAaG YIN u tAlf,h r SAL * E1G1"IIW R1KIH5 L9: - PL+tvNEC � '� P.4R%I41G ! : D �S�i1TII &* :EF Ee;uRE � IIOi 4 R14RT',i ',r w Ex18TmEL36 F.PART t J 71 JL .uES141u40WON W WEAiE FXI5TING OTTI€E BEING PARR i� wlIRwwwFullBull BIN6S • - • PROPO5EO Pi DESMM'DMWC] 199 MUNI PEOLSIkIhN CONNEC'. N P iR ,.I.,. "TI1SE4 '1�+ Ai_ PFU['M MALu; :IN}•` V3, k FAMT PROJECT 6 EnN5ESToEE MrH EHE DIfIRhl PIM "a ESE P011111; . ' : iE CONE1PT4W1 GEVELOPME NT RU I -- �- -. F ur I Community Outreach o City Staff and the various City and County governing bodies (e.g. Planning 4490 VON KARMAN Commission, Parks, Beaches, and 4910 BIRCH o r Recreation, and ALUC) 4440 VON KARMAN 4 5000 BIRCH o The Koll Company x 5000 BIRCH )ADVIKlf-- CTI IrTI IDE •. „ do OL 4350 VON KARMAN PHASE I REPLACEMENT PARKING PROJECT COMPONENT 4320 VON !KARMAN o Community based activist groups like SPON, The Chamber of Commerce, People for Housing OC, Californians for Home Ownership, and Affordable Housing Access o Koll Center Newport building owners within close proximity to our project 10 Koll Center Building Owner Outreach I F a 4490 VON KARMAN rn ` 4910 BIRCH 4440 VON �� 4*' KARMAN 5000 BIRCH \jFJy 5000 BIRCH fd4k. PARKING STUCTURE 4350 VON KARMAN PHASE I REPLACEMENT PARKING PROJECT COMPONENT \0 L02 2 320 VON AIRMAN Address Name Square Footage 5000 Birch John Hancock 324,236 4490 Von Karman Smart Circle 32,093 4440 Von Karman 4440 VKA TIC 3 LLC 44,434 4350 Von Karman COMAC 68,425 4320 Von Karman Meyer Properties 8,000 4340 Von Karman VK Condo Assoc. 68,425 4910 Birch Olen Properties 52,452 Total Square Footage 598,065 Response to Community Input o Mid -rise development (70' to 75') vs the previous �`'• � �_, '!� �,' ;+` �� Sys applicant's high-rise EXISTING EXISTING — GFFICE OFFICE i development (156') LEVEL 2 PODIUM PUBLIC PARK u POGLCDORTYARO r 1 1 ACRE1 •~ Q Integrated 1 -acre central • •see sheat L5 see sheet LS public park vs a separate i isolated park L rg i G x$ .f N j �•. I .3. :�:.:.5` relocated__ . +�'�• `gate: .. Q 1 +7 i parkinglnt [75 spaces], ERISTIHG f � • OFFICE Scale and spatial arrangement is harmonious and consistent with Koll Center development and design standards Every parking space eliminated by virtue of our building footprint and the freestanding garage will be replaced o Critical housing needs - 12 Y� moi• Response to Community Input o Mid -rise development (70' to 75') vs the previous �`'• � �_, '!� �,' ;+` �� Sys applicant's high-rise EXISTING EXISTING — GFFICE OFFICE i development (156') LEVEL 2 PODIUM PUBLIC PARK u POGLCDORTYARO r 1 1 ACRE1 •~ Q Integrated 1 -acre central • •see sheat L5 see sheet LS public park vs a separate i isolated park L rg i G x$ .f N j �•. I .3. :�:.:.5` relocated__ . +�'�• `gate: .. Q 1 +7 i parkinglnt [75 spaces], ERISTIHG f � • OFFICE Scale and spatial arrangement is harmonious and consistent with Koll Center development and design standards Every parking space eliminated by virtue of our building footprint and the freestanding garage will be replaced o Critical housing needs - 12 Prior Application: Koll Center Residences o Three separate high-density towers o 15 -story high-rise buildings o Two levels of above grade parking garage o Overall height 156 ft 13 Height Comparison Community Request: • Revise to mid -rise apartments and condominiums, limited to 4-5 stories Current Application: • 5 -story mid -rise podium apartments at approximately 70' to 75' compatible with Koll Center neighborhood Park Design Comparison Prior Application — Koll Center Residences: • Lacks meaningful integration with larger masterplan • No connectivity for residents and office community Current Application: • 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 FF, M1 r ww suYwwurt-� i I f- 1 + I+ Ir I _ � 4�IFLALCILtl L id4 4-N �I 1. 716— 15 Koll Center: Typical Building Separations FIT 4490 VON KARMAN v . 4910 _ r BIRCH•' +/-60' 4440 VON KARMAN 5000 BIRCH 5000 BIRCH PARKING STUCTURE 4350 VON KARMAN 4t p� +/-47' l W. Proposed Building Separations I \ 4440 VON KARMAN4910 BIRCH ON aim I fl it unlw4 GBL AWOE .� 1�M xA 1 B1p ' 3_• , Yd[d —L �� .575 ,t:i t[. - 1 GPp GPIF PN ¢ / \ 11 t�'i19� F r}11 / �B73 BSI �4 �Bxl Ij�� j f+]' �' I _ ..,.. µ tiThIR 51 m+F _ L S d s m slm =Im Sim BBI ,x, &15 x15 llflx A,IG M110 IA71 ASIP 179 Sima'�G ,^�IGG SqB Y15 ' 67x1xB 6f I IF I I 5000 BIRCH Office Parking Replacement Plan RESIDENCES AT 4400 h �r- VON KARMAN (AREA 7) 4490 VON I ' KARMAN 4910 ' -'• BIRCH 4440 VON 5000 BIRCH KARMAN k r* - WTI r N X # 4% # PHASE I REPLACEMENT PARKING PROJECT COMPONENT (AREA 2) 5000 BIRCH PARKING STUCTURE Every parking space eliminated will be replaced with parking that is equivalent in terms of convenience and superior in i terms of quality (i.e. covered) 546 surface parking spaces eliminated between Areas 2, 3 and 7 I KARMAN 560 parking spaces provided within 2 new garage structures: o Apartment / Office Podium Garage in Area 7: 276 spaces o Freestanding Garage in Area 2: 284 spaces 1 Freestanding Garage Setback from Closest Office Building it 5121 1121. '1 i "�f iii ■ om � I it -as 4340 Von Karman F,IVA PAW ),,FC).d " daacY+K� 4 /� IlFF Architecture PIC Elevation —Birch St. .4111111111111111111iiiiiiiiiiiiiiiiiiiiI mwr , 1 21 Elevation —John Hancock Office Building L J Ank 22 pr Elevation — Main Residential Entry 23 Elevation —Enhanced Porte-Cochere 24 Elevation —Von Karman Ave. 25 Integrated 1 -Acre Central Public Park M 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 ;� • �r _ \' Fel c 'i OFFICE /• w rl _ N .i 'WASH SIQRAGE I �+ ,v f. �' LOBBY 1 1 LOBBY s, f 1 r LOBBY LEASING/ 1!. MAI L y� - ++—'ef — - - -i _ ' L 6 PARKING SIALLS AVAILARLE l il. • Eh125IMIeO 10 60 MinulES Pedestrian connection to 1 -acre park LLGEND F — - � • — - -^ LIMFr OF 1 ACRE PARK - + 0.45M1.PEDESTRIAN LODPTRAIL Future Connection to Uptown Newport • • • • PARK ACCESS FROM PARKING Master Plan ; PARKENIRY '7710" 27 PARK RESIROOM r Park Design and Park Connectivity EXISTING BLP NOT -A -PART B I R C M S T. RESIDENCES AT 4400 VON KARMAN x w EXISTING BJ.4 ' w NGT-A-PAa f. / r 4 � 4 � � L EXISTING BLDG -� �'R♦. EXISTING BLb� � 4440 VON I(ARhtAN; + NOT -A -PART p EXISTING BLDG NOT -A -PART PHASE I REPLACE MENf�", PARKING PROJECT = COMPONENT 0 Indicates Pedestrian Connection EXISTING PARKING LOT NOT -A- PART � 4L r EXISTING BLDG NOT -A- PART 4 EXISTING BLDG NOT -A -PART UPTOWN NEWPORT 1 k L � . Pon son no 1 R $' 'A I � ti �°. w •+ 1�,.. � va ZJ u AL3• �+,T.1 A M: k ., ... 1 � 1� �� f✓" � �t lPi.r �i� 'iT4l�l �� Y 0 Ap ry x Parking Replacement Plan 30 Office Parking Replacement Plan RESIDENCES AT 4400 h �r- VON KARMAN (AREA 7) 4490 VON I ' KARMAN 4910 ' -'• BIRCH 4440 VON 5000 BIRCH KARMAN k r* - WTI r N X # PHASE I REPLACEMENT PARKING PROJECT COMPONENT (AREA 2) 5000 BIRCH PARKING STUCTURE _+_ Every parking space eliminated will be replaced with parking that is equivalent in terms of convenience and superior in i terms of quality (i.e. covered) 546 surface parking spaces eliminated between Areas 2, 3 and 7 4320 VON KARMAN 560 parking spaces provided within 2 new garage structures: o Apartment / Office Podium Garage in Area 7: 276 spaces o Freestanding Garage in Area 2: 284 spaces 31 LSA Parking Accumulation Study LSA Koll Parking Study Results Parking Area Total Stalls Peak Demand Residual Capacity Utilization Area 1 168 123 73% Area 2 94 46 49% Area 3 140 119 85% 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% Totals 1,217 767 450 63% *Survey completed July 2019 — pre-Covid *Average occupancy of buildings in study area at time of analysis = 80% *Area 4 (green) and Structure (light blue) are not included in above summary because stalls are not controlled by Koll or are not available for general office use (assigned). Parking studied at peak hours shows utilization well below capacity 32 Interim Parking Plan 33 Parking Summary— Existing Condition LSA Koll Parking Study Results Parking Area Total Stalls Peak Demand Residual Capacity Utilization Area 1 168 123 73% Area 2 94 46 49% Area 3 140 119 85% 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% Totals 1,217 767 450 63% *Survey completed July 2019 — pre-Covid *Average occupancy of buildings in study area at time of analysis = 80% *Area 4 (green) and Structure (light blue) are not included in above summary because stalls are not controlled by Koll or are not available for general office use (assigned). Existing conditions at 63% utilization. 34 Parking Summary—After Comaletion of Freestanding Gara n1P r. ti. Total Stalls Peak Demand Residual Capacity Utilization Area 1 168 . 73% Area 2 M - I f� = _!t' � r•. ' �' � ... h� ��, .fes Area 3 140 119 85% Area 5 36 23 64% Area 6 56 37 66% Area 7 440 205 47% Area 8 ti 135 79 68% Area 9 84 79 LEGEND YY PeakActurnufaurtn SL�1i PpxentJ6C Ulihrafian ■m - llmeo}Day r \, Parking Capacity Based on LSA Parking Study Results with Addition of Freestanding Garage Parking Area Total Stalls Peak Demand Residual Capacity Utilization Area 1 168 123 73% Area 2 94 46 49% Area 3 140 119 85% 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% Freestanding Garage (Net Increase)* 176 NA NA Totals 1,393 767 626 55% *Net increase reflects 284 new spaces in the freestanding garage and the elimination of 106 surface spaces in Areas 2 & 3. Additional inventory created as a precondition of apartment construction. 35 Parking Summarv— During Construction of Apartment Proiect Parking Capacity Based on LSA Parking Study Results After Elimination of Area 7 Parking Parking Area Total Stalls Peak Demand Residual Capacity Utilization Area 1 168 123 1 73% Area 2 94 46 49% Area 3 140 119 85% Area 5 36 23 64% Area 6 56 37 66% Area 7* 0 205 NA Area 8 199 135 68% Area 9 84 79 94% Freestanding Garage (Net Increase) 176 NA NA Totals 953 767 186 80% *440 surface spaces eliminated in Area 7 during apartment construction. Peak utilization at 80% of capacity during this phase. In addition, shuttle service and valet parking, if necessary, will be utilized to ameliorate any inconvenience during construction. N At the End of Construction All Office Parking Has Been Completely Replaced RESIDENCES AT 4400 VON KARMAN (AREA 7) 4490 VON KARMAN • 4910 BIRCH 4440 VON 5000 BIRCH KARMAN k r* - sr .' r -T N X # PHASE I REPLACEMENT PARKING PROJECT COMPONENT (AREA 2) 5000 BIRCH PARKING STUCTURE _+_ Every parking space eliminated will be replaced with parking that is equivalent in terms of convenience and superior in i terms of quality (i.e. covered) 546 surface parking spaces eliminated between Areas 2, 3 and 7 4320 VON KARMAN 560 parking spaces provided within 2 new garage structures: o Apartment / Office Podium Garage in Area 7: 276 spaces o Freestanding Garage in Area 2: 284 spaces 37 Critical Housing Needs Critical Housing Needs in Newport Beach o State mandated RHNA requirement of 4,834 market rate and affordable housing units o Limited land opportunities o High land values o Fully developed o Meaningful community-based hurdles to meeting RHNA requirements a Conclusion or - o In 2010 the City unanimously adopted a plan allowing the ability to develop residential within the Koll Center which is in complete compliance with its CC&Rs o A collaborative community outreach process resulted in a project design that encompasses the desires of the community as a whole (affordability, proper scale and spatial arrangement, and a Public Central Park) o Addresses critical housing needs Ut