HomeMy WebLinkAboutProject Description_8-13-2019The Koll Center Apartments, Newport Beach, CA
(August 13, 2019)
Overview
The Koll Center Apartments is a proposed development located on 12.8 acres of existing surface
parking at the Koll Center office park between Von Karman Avenue and Birch Street. The
development will include 280 market-rate units and 70 affordable units for a total of 350
residential apartments and 783 total parking stalls, a detached 411 stall parking structure and a
0.4 acre public park (see Figure A). This development will also include a 0.45mile jogging trail
connecting the neighboring buildings and a Paseo park that provides shaded lounging and
opportunity for outdoor workspace.
The apartment building consists of 4 stories of residential units over 1 level of on grade parking
and 2 levels of below grade parking with an overall building height of 65' (per CBC) and other
elements like stairwells, parapets and elevator overruns that are allowed to go above 65' and
will be at+/-70'. The free standing garage will consist of 5 levels of parking with an overall
height of 55'.
Figure A
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Apartments
The apartment building consists of 4 stories of residential units over 1 level of on grade parking
and 2 levels of below grade parking with an overall building height of 65' (per CBC) and other
elements like stairwells, parapets and elevator overruns that are allowed to go above 65' and
will be at+/-70'. The apartment project will provide a total of 783 stalls -517 stalls for
residents, 84 stalls for guest and 182 stalls for the existing office tenants. The on-grade parking
level will provide 182 stalls for the existing office tenants. The remaining 2 below grade garage
levels will serve as private residential parking. The residential units can be accessed via private
lobbies located on grade and in the garage. The residential units are configured as flats and
include studio, 1-bedroom and 2-bedroom unit types with sizes ranging from 553 square feet to
1385 square feet. The leasing office can be directly accessed from the internal street on the
southern face of the building and provides direct access to the private amenities located on the
second-floor podium. These private amenities include club and fitness rooms, a business
center along with private courtyards with a pool/spa, a garden terrace, and social dining areas
providing common open space for the residents.
The site is composed of four main landscape zones including the Public Park, streetscapes,
pedestrian trail with Paseo Park and podium level courtyards. The pedestrian trail provides a
0.45 mile jogging loop with connectivity between neighboring buildings. Along the trail, seating
nodes provide respite. Shaded lounging is provided in the Paseo Park as well as opportunities
for outdoor workspace. The Public Park is programmed with a mix of active and passive uses;
these include a multi-purpose lawn for recreation, bocce court and shade pavilion. Streetscapes
are well landscaped with pedestrian walkways to match neighborhood character. The main
entry drive is enhanced with seating nodes and lush landscape to soften the building fa~ade.
Podium courtyards are designed to be amenity rich with pool, spa, outdoor fitness and lush
gardens for resident comfort and recreation.
Garage and Parking Analysis
The Picerne Group will build a freestanding garage with 411 stalls as part of the Phase I, before the
start of apartment construction. This garage will replace 106 surface parking stalls and after
construction of this garage, the site will have a net additional parking of 305 stalls.
The entire construction phase would involve removing 604 parking spaces: 94 parking spaces from
Area 2 and adjoining 12 parking spaces from Area 3, 55 parking spaces from Area 6, and 443
parking spaces from Area 7. To serve the parking demand for the adjacent office buildings, the
project would provide 182 underground parking spaces in Area 7 and 11 parking spaces in Area 6.
Free standing garage in Area 2, will provide 411 stalls. This will result in a net zero loss of parking
for the Koll Center Development.
Our team conducted parking accumulation surveys on Monday, July 22, through Friday, July 26,
2019 at from 6:00 a.m. to 6:00 p.m. each day. The parking survey was conducted at nine surface
parking areas plus one parking structure. The survey data was assembled by area, day, and time of
the day. Figure 1 shows a summary of each area's parking supply, peak parking demand, peak
percentage of utilization, and the peak time. As shown in Figure 1, none of these parking areas are
utilized 100 percent, and parking utilization for the entire area is less than 50 percent.
This estimation is based on the requirement of one-for-one parking stall replacement, without
considering the actual parking demand or parking usage. Per the parking inventory done by LSA,
and as shown in Figure 1, the actual peak parking accumulation for these areas is 288 parking
spaces (peak accumulation of Areas 2, 6, and 7). On the basis of actual parking usage, the parking
provided in the affected areas would result in a parking surplus of 123 spaces (411 spaces in the
freestanding garage less 288 spaces). This surplus can be used while unanticipated deficits may
become present in other parking areas. There would be no need to provide any additional
Transportation Demand or Parking Management strategies.
LSA
¢
115 230
FEET
SOURCE: Google Earth
Figure 1
LEGEND
;
-Supply
-Peak Accumulation
-Percentage Utilization
-Time of Day
FIGURE 1
Koll Residential
Composite Parking Layout
Existing Conditions
The Koll Center office park provides a common pool of structured and surface parking spaces to serve the
office tenants. Within our 12.8 acre site (see Figure 2), we have developed a phasing plan and is described
in the "construction logistics and timing" section.
Figure 2
Construction Logistics and Timing
The construction of free standing garage, apartments and the park will happen in 3 phases outlines below and indicated
in Figure 3:
• Phase I -construction of free standing garage
• Phase II A-construction of apartments and
• Phase II A-construction of park
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Figure 3
TemR Construction Fencing with Green Screen
Temp Construction Parking for phase II once garage is complete /
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Phase I includes the demolition of 106 office surface parking spaces delineated in Area 3 (see Figure 4) to
build a 5 story 411 stall freestanding garage structure located on this site. This garage will replace 106 surface
parking stalls and after construction of this garage, the site will have a net additional parking of 305 stalls.
It is expected that Phase I (garage building) will take 14 months to build.
BIRCH STREET =--=-====--=--:=---'--=--~-----I-.. --·
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Type
*Office
Residential
Guest
Parking Details
Existing Office Stalls Within Area of Impact (106 stalls)
Demolished M~x Utilizati,on Construct Net
106 46 411 +305
0
0 0 0
Phase II includes the demolition of 443 office surface parking spaces in Area 1A and 1B to build the
apartment building and surrounding paseo park and 55 office surface parking spaces in Area A to build a
park. The apartment project will consist of 4 stories of residential units over 1 level of on-grade parking and 2
levels of below grade parking. On-grade parking in the apartment project will provide 182 designated
parking stalls for the existing office tenants. The park will replace 11 surface parking spaces, bringing the
total office replacement parking in this phase to 193. The balance of 305 stalls (443+55-193) will be replaced
in the free standing garage.
Phase II will be split into Phase II A (apartment building construction) and Phase II B (park site construction)
and will take 24 months to build. Phase II will start after the completion of Phase I.
I .,. 1.
·BIRCH STREET . ------...... . -----+ ·--~~---···-··-········ ...... -····· -·····:~ : -... ~ .... .
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Figure 5
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Parki
Re . uired Net
517
84 84
Post Construction parking figures are outlined below for office, residential, and guest. Post
construction this development will result in a net zero loss of office parking for the Koll Center
Development. The project will provide 517 Residential stalls and 84 guest stalls in the apartment
project (in Area 1A, 1B and A).
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Figure 6
Type
Office Parking
Residentia I
Guest
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Parking Details
Demolished Constructed
604 604
Requir,ed
517
84 84
The Entitlements
The current General Plan land use designation is (MU-H2) and the zoning falls under the Koll
Center Newport Planned Community Development Plan (PC-15 Koll Center)
The project includes the following entitlement request
■ Planned Community Text Amendment: An amendment to the Koll Center Newport
Planned Community Development Plan (PC-15 Koll Center) to allow for residential
development.
■ Development Agreement: A development agreement between applicant and
City describing development rights and public benefits for the residential
development pursuant to section 15.45.020.A.2.c of the Municipal Code.
■ Traffic Study: a traffic study pursuant to Chapter 15.40 (Traffic Phasing
Ordinance) ofthe Municipal Code.
■ Site Development Review.
■ Tentative Parcel Map.
■ Environmental Impact Report.
The Koll Center Apartments-At a Glance
Owner: KCN A Management, LLC
Location: 4400 Von Karman Ave, Newport Beach CA 92660
Acreage: 12.8
Current Land Use: Mixed Use Horizontal (MU-H2)
Proposed Land Use: Multiple Residential (RM)
No. of Units: 350 units, maximum
For additional information, please contact:
Derek Picerne
The Picerne Group
5000 Birch St. East Tower, Suite 600,
Newport Beach, CA 92660
dpicerne@picernegroup.com