HomeMy WebLinkAbout20201124_Site Parking_SMeserveFrom: Meserve, Scott <meserves@koll.com>
Sent: Tuesday, November 24, 2020 3:56 PM
To: Dwight Belden
Cc: Adriana Fourcher; Dana Haynes; Fred Fourcher; Campbell, Jim;
Ung, Rosalinh
Subject: RE: URGENT: Residences at 4400 Von Karman PA2020-061 Site
Parking.pdf
Attachments: Planning Commission PC3 Residences at 4400 Von
Karman_PA2020-061.pdf
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Dwight,
Attached is the requested full report. As discussed earlier, I am waiting on the updated summary of
parking by area after construction from Picerne. I’ve met with them twice on it already and they
understand what I’m looking for so I can then walk you and other owners in KCN through it. They
estimate having it to me by mid next week.
Thanks,
Scott M. Meserve
Principal
The Koll Company
17755 Sky Park East l Suite 100 l Irvine, CA 92614
D 949.655.6818
meserves@koll.com
Creating real estate solutions since 1962
Please consider the environment before printing this email.
From: Dwight Belden <dbelden@citivestinc.com>
Sent: Tuesday, November 24, 2020 1:42 PM
To: Meserve, Scott <meserves@koll.com>
Cc: Adriana Fourcher <afourcher@bitcentral.com>; Dana Haynes <dhaynes@citivestinc.com>; Fred
Fourcher <fred@bitcentral.com>; jcampbell@newportbeachca.gov; rung@newportbeachca.gov
Subject: URGENT: Residences at 4400 Von Karman PA2020-061 Site Parking.pdf
Hi Scott,
Great to catch up this morning.
I have attached a copy of a portion of the Applicant's presentation, which includes the LSA
Composite Parking Layout.
Would you please request a complete copy of this study from your Buyer now that it is in the
public domain and we ask that it be delivered to the parties copied hereon as soon as possible due
to a looming action at City Council on this item. It is critical that we receive this LSA parking
study in whole by December 1, 2020.
Dwight Belden, Member
Von Karman Condo Association
and
Dwight Belden
Chief Operating Officer
Citivest Commercial Investments, LLC.
4340 Von Karman Ave., Suite 110
Newport Beach, CA 92660
(949) 474-0440, Ext. 105
(949) 705-0405, Direct
(949) 474-0330, Fax
(949) 500-1110, Cell
dbelden@citivestinc.com
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Attachment No. PC 3
LSA Parking Study
283
INTENTIONALLY
CARLSBAD
FRESNO
IRVINE
LOS ANGELES
PALMSPRINGS
POINTRICHMOND
RIVERSIDE
ROSEVILLE
SANLUISOBISPO
20ExecutivePark, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net
MEMORANDUM
DATE: October 2, 2020
TO: Derek Picerne, Executive Vice President of Development, The Picerne Group
FROM: Anthony Petros
SUBJECT: Residences at Koll Center Parking Analysis
The purpose of this memorandum is to evaluate the parking supply and availability of vehicular
parking spaces during the construction of the Koll Center Residences Project (project) near the
corner of Von Karman Avenue/Birch Street in Newport Beach, California. The Koll Center Residences
is a proposed development on 13 acres of existing surface parking at the Koll Center office park
between Von Karman Avenue and Birch Street. The proposed development includes 299 market-
rate units and 13 affordable units for a total of 312 residential apartments and 841 total parking
stalls, a detached 285-stall parking structure, and a public park. The construction phases would
involve removing some of the existing surface parking spaces, which may lead to the realignment of
parking supply during construction.
The proposed project would involve construction of apartments and a parking structure. Phasing for
the entire project construction is as follows:
x Phase 1 would involve the demolition of 106 existing parking stalls (94 parking spaces from Area
2 and 12 adjoining spaces from Area 3; see attached Figure 1 for area identification) and
construction of a 285-stall freestanding garage in Area 2. At the end of Phase 1, there would be
179 net additional parking stalls for employees and patrons of Koll Center in addition to the
balance of the surface parking on the site. Phase 1 would occur before the construction of the
apartments in Phase 2.
x Phase 2 would involve the demolition of 440 existing parking stalls from Area 7 and construction
of 276 subterranean parking spaces in Area 7, which will be available to all uses including the
office buildings.
x Phase 3 would include reconfiguration of 75 existing surface parking spaces in Area 6 and part of
Area 3.
Table A presents the number of parking spaces that would be demolished and constructed in
Areas 2, 3, and 7 during Phases 1 and 2. As shown in Table A, Phases 1 and 2 would involve removing
546 existing parking spaces and constructing 561 new parking spaces. This would result in a surplus
of 15 parking spaces for the Koll Center Residences development.
285
10/2/20 (P:\PCG1901 - KollCenterResidences\Memo\Koll Center ParkingMemo10-2-20.docx) 2
Table A: Parking Spaces to Be Demolished/Added
No. of Parking Spaces
Demolished/Area
No. of Parking Spaces
Added/Area Surplus/(Deficit)
Phase 1 106/Areas 2 and 3 285/Area 2 179
Phase 2 440/Area 7 276/Area 7 (164)
Total 546 561 15
This estimation is based on the requirement of one-for-one parking stall replacement, without
considering the actual parking demand or parking usage. To demonstrate the actual parking
conditions over a typical week, LSA conducted parking accumulation surveys on Monday, July 22,
through Friday, July 26, 2019 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 entire parking area is open
and available to all Koll Center tenants and users, and no parking reservation is present. Office
occupancies ranged from 100 percent to 70 percent across the entire seven-building area. The
survey data were assembled by area, day, and time of day, as shown in Table B (attached). Figure 1
shows a summary of each area’s parking supply, peak parking demand, peak percentage of
utilization, and peak time. As shown on Figure 1, none of these parking areas are utilized 100
percent, and parking utilization for the entire area is less than 50 percent.
During Phase 1, the peak demand from Area 2 (i.e., 46 spaces) would be accommodated in Areas 1
and 3 (9 residual spaces in Area 3 and 45 residual spaces in Area 1, for a total of 54 residual parking
spaces). No shuttle service for guests or employees would be required. During Phase 2, the peak
demand from Area 7 (i.e., 205 spaces) would be accommodated in Area 8, the freestanding garage
in Area 2 that would be constructed during Phase 1, and the parking structure located north of
Area 3 (64 residual spaces in Area 8, 239 residual spaces in Area 2, and 202 residual spaces in the
parking structure, for a total of 505 residual parking spaces).
Therefore, based on the allocation of parking by phase, the demolition of parking spaces, and the
provision of greater parking supply during the few phases of development, as well as the observed
parking accumulation over a typical week, adequate parking is forecast during the construction
period and after equilibration of the new residential use. Parking conditions do not warrant
provision of any additional Transportation Demand or Parking Management strategies such as valet
parking or shuttles. LSA recommends wayfinding signage to assist patrons to the available parking
locations. In addition, plans should be developed that demonstrate safe and walkable pedestrian
facilities during the construction phases of development.
Attachments: Table B – Koll Center Parking Inventory
Figure 1 – Composite Parking Layout
286
SOURCE GoogleEarth:
FEET
2301150
N
FIGURE 1
Composite Parking Layout
I:\PCG1901\G\Composite Parking.cdr (10/1/2020)
Koll Residential
Birch
St
Birch
St
Von
Karman AveVonKarmanAve-
Supply Peak
Accumulation Percentage Utilization
Time
of
Day
XX
YY
ZZ%
am
LEGEND
168 123
73%10am
Area
1Area
1
94 46
49%11am
Area
2Area
2
291 89
31%
11
am
StructureStructure
140 119
85%12pm
Area
3Area
3
134 73
55%3pm
Area
4Area
4
36 23
64%11am
Area
5Area
5
56 37
67%10am
Area
6Area
6
440 205
46%2pm
Area
7Area
7
199 135
68%11am
Area
8Area
8
84 79
94%11am
Area
INTENTIONALLY