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Home My WebLink About20201201_PBR_Staff_ReportNEWPORT BEACH PB&R Commission Staff Report COUNCIL STAFF REPORT CITY OF Item VII - A December 1, 2020 RECOMMENDATION: Staff recommends that the Parks, Beaches & Recreation (PB&R) Commission determine whether the proposed amenities to be provided within the proposed public park for Residences at 4400 Von Karman project are practical, useable and feasible for the general public, and provide recommendations to the City Council. FUNDING REQUIREMENTS: No City funding required. The proposed public park will be developed and maintained by the applicant. BACKGROUND On November 5, 2020, the Planning Commission recommended approval of the land use entitlements required for the implementation of the proposed project to the City Council. At the Planning Commission meeting, the Commission discussed the proposed project, including the public park and parking for park users. The Commission then asked staff to forward the proposed park and its overall design and amenities to the PB&R Commission for their review and recommendation to the City Council. DISCUSSION: Project Setting The subject property is located within a portion of Professional and Business Office Site B (Office Site B) of the Koll Center Newport Business Park in the Airport Business Area, and approximately 13 acres in size. It is an irregularly shaped property generally bordered by Birch Street to the northeast, Von Karman Avenue to the west, and existing office uses and associated surface parking lots and parking structures to the east and south. The two-story office building located at 4490 Von Karman Avenue, the four-story office building located 4910 Birch Street and the three-story 4440 Von Karman Avenue office building, located within the project boundaries, are not a part of the project. The project site wraps around, and does not include, an existing 11-story office building at 5000 Birch Street. TO: Parks, Beaches & Recreation Commission PREPARED BY: Sean Levin, Deputy Recreation & Senior Services Department 949-644-3159, Slevin@newportbeachca.gov Rosalinh Ung, Principal Planner 949-644-3208, Rung@newportbeachca.gov TITLE: Residences at 4400 Von Karman Project – Review of Public Park Attachment A Residences at 4400 Von Karman Public Park December 01, 2020 Page 2 The subject property is currently improved with common controlled parking lots and landscape areas that serve existing office uses within Koll Center Newport. Project Summary The Residences at 4400 Von Karman project consists of the demolition of the existing surface parking and landscaping within the project site and construction of 312 apartment units atop an 825-space parking structure, an approximately one-acre public park, and a 284-space free-standing parking structure. Implementation of the proposed Project would occur over an approximately 2.7-year period with demolition and construction activities anticipated to commence in the third quarter of 2021 and conclude in the first quarter of 2024. The proposed project would be constructed in three phases. Phase 1 is the construction of free-standing parking structure, Phase 2 is the construction of residential structure and its parking garage and the park, and Phase 3 is the surface parking configuration. VINCITY MAP Residences at 4400 Von Karman Public Park December 01, 2020 Page 3 Public Park Regulatory Compliance Pursuant to Land Use Policy LU6.15.13 (Neighborhood Parks) of the General Plan, new residential development projects in the Airport Area are required to dedicate a park area of at least 8 percent of the project land area or 0.5 acres, whichever is greater, of the first phase of development in each neighborhood. The project site consists of approximately 13 acres and 8 percent of the gross land area is 1.04 acre. Therefore, dedication of a one-acre park is required. Additionally, LU 6.15.14 requires that the design of each neighborhood park be clearly public in character and accessible to all residents of the neighborhood. The policy also requires each park be surrounded by public streets on at least two sides (preferably with on-street parking to serve the park) and be linked to residential uses in its respective neighborhood streets or pedestrian ways. Consistent with the aforementioned General Plan policies, the proposed project includes an approximately one-acre park to be located between the new residential structure and adjacent office buildings. The proposed park is designed to support the proposed residential project and adjacent businesses. It will be improved and maintained by the Residences at 4400 Von Karman Public Park December 01, 2020 Page 4 applicant, and is accessible to the residents and public from connecting walkways and both Von Karman Avenue and Birch Street. Ownership and Maintenance Upon completion, the park land would be dedicated to the City for public use; however, it would be managed and operated by the applicant. An agreement with the City for park improvements, use, and on-going maintenance, subject to the review and approval of the Community Development Department, Recreation and Senior Services Department, and City Attorney’s Office has been conditioned to ensure proper maintenance and operations for the public. Park Design Designed as an urban park to be used by the residents and nearby office tenants, the park would be programmed with a mix of active and passive uses that will include the following amenities: • fenced dog park with synthetic turf with large and small dog areas • 4-time restricted parking stalls • a centrally-located unisex restroom • multi-purpose lawn for recreation and seating areas • corn hole and ping pong tables • water fountain with bottle filler • shade pavilion • lounge areas with seating • outdoor tables for group gatherings The park would be landscaped with drought tolerant and non-invasive plant materials. Walkways would be provided connecting the residential building, existing sidewalks on Birch Street and Von Karman Avenue, and to existing office buildings. Residences at 4400 Von Karman Public Park December 01, 2020 Page 5 In addition to the one-acre park, the proposed project includes a variety of private on-site recreational and amenities for future residents and their guests including: • A bike shop/storage with access to exterior common open space and the public park • Dog wash room with access to common open spaces and the public park • Pool/spa courtyard, garden courtyard, a clubroom and a fitness center • A roof terrace with outdoor kitchen and dining areas, a game lawn, and fireside lounge area • Juliette and private balconies Parking Up to five parking spaces located in front of the residential building will be available for park users. These parking spaces are proposed to have 1-hour time limits. Additionally, office parking within the Koll Center Newport business park will be available free of charge and accessible to the public on weekends according to the applicant. Additional Amenities Recommended by Staff In addition to the proposed amenities, staff has suggested the following amenities to the applicant for their consideration: • Drinking fountain per City standard with bottle filler, human and doggie bowl Residences at 4400 Von Karman Public Park December 01, 2020 Page 6 • Monument signs at both Von Karman Avenue and Birch Street entry points for identity to public • Small play area i.e. concrete animal for climbing/art • Adequate parking for park users NOTICING The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the Commission considers the item). The property owners within 300 feet of the project were noticed. Attachments: A. Koll Park Submittal Submitted by: Laura Detweiler, Director Recreation & Senior Services Department RESIDENCES AT 4440 VON KARMAN NEWPORT BEACH, CALIFORNIA TPG (KCN) ACQUISITION, LLC PARK SUBMITTAL 11/19/2020 L.1GROUND LEVEL CIRCULATION DIAGRAM 60’30’15’0’ DOG WASH LOBBY BIKE SHOP/ STORAGE OFFICE LOBBY LOBBY LOBBY LEASING/ MAILVON KARMAN AVE.B I R C H S T R E E T LEGEND 0.45 MI. PEDESTRIAN LOOP TRAIL PARK ACCESS FROM PARKING PARK ENTRY PARK RESTROOM LIMIT OF 1 ACRE PARK 331122 44 ** * * * * * OFFICE OFFICE 4 PARKING STALLS AVAILABLE FOR PARK USE •time restricted to 60 minutes Attachment A RESIDENCES AT 4440 VON KARMAN NEWPORT BEACH, CALIFORNIA TPG (KCN) ACQUISITION, LLC PARK SUBMITTAL 11/19/2020 L.2PUBLIC PARK ENLARGEMENT 20’10’5’0’ OFFICE LOBBY limit of park - 1 acre total limit of park - 1 acre totallimit of park - 1 acre totalPEDESTRIAN CONNECTION to EXISTING BUILDING EXISTING OFFICEEXISTING OFFICE SHADE PAVILION • overhead shade structure with lighting • lounge groups with seating • outdoor tables for groups • specimen tree GAME LAWN • corn-hole SCREEN PLANTING in RAISED PLANTER ADJACENT PARKING STRUCTURE LARGE SMALL COMMUNITY LAWN • trees in raised planters • yoga at the park • multi-purpose lawn • shade umbrellas • ping pong table WATER STATION • bottle filler BENCH SEATINGPARK SIGNAGE PEDESTRIAN TRAIL • landscaped pathways • seating nodes • connections to adjacent buildings THE HANGOUT • built-in-seat wall • specimen tree ACTIVE LAWN • seating • umbrellas • open play DOG PARK • synthetic turf • 48” high fencing • entry vestibule • bench seating • size seperated dog areas • doggie waste bags • trash cans OUTDOOR PLAZA • bike racks • multi-purpose lawn • accent trees • seating PARKSIDE CHAT • seat wall • tables PARK RESTROOM • unisex • open during park hours only CALIFORNIA GARDEN • lush planting PARK SIGNAGE PARK LIGHTING NOTE: PARK SITE LIGHTING TO BE DESIGNED TO MEET CITY OF NEWPORT BEACH & CALIFORNIA BUILDING CODE REQUIREMENTS. RESIDENCES AT 4440 VON KARMAN NEWPORT BEACH, CALIFORNIA TPG (KCN) ACQUISITION, LLC PARK SUBMITTAL 11/19/2020 L.3 FIXED DINING TABLE MULTI-PURPOSE LAWN PING PONG AMENITY & FURNISHING IMAGERY DOG PARK SPECIMEN TREEGAME LAWN LOUNGE SEATING CORN HOLE SHADE PAVILION CONCRETE BENCH CONCRETE PICNIC TABLE BIKE RACK PARK SIGNAGE