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ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive
<br />August 6, 2024
<br />Page 3
<br />occupy the building but whose lease is expected to expire on April 30, 2025; and 3120
<br />West Lake Center Drive, which is currently vacant. As part of the redevelopment, the
<br />applicant is processing a voluntary lot merger application, Lot Merger No. 2024-04, in
<br />order to merge assessor parcels nos. 414-272-10 and 414-272-09.
<br />The new development would consist of three new modern, "Class A" industrial
<br />buildings, across three separate parcels, approximately 112,230 square feet, 121,645
<br />square feet, and 79,369 square feet in size. Two of the three new buildings (Building 2
<br />and 3) are proposed to replace Lake Center Business Park, and Building 1 would be
<br />constructed on a vacant parcel, approximately 5.58-acres in size, located at the
<br />southwest corner of Lake Center Drive and Susan Street (APN: 414-261-01). The gross
<br />floor area of the three buildings would total approximately 313,244 square feet, and
<br />would include truck docks, two-story office spaces, and second story balconies facing
<br />West Lake Center Drive. Moreover, the site would be improved with outdoor patios,
<br />landscaping, extensive onsite greenery to enhance the overall the site, ample surface
<br />parking, and EV charging stations. Additionally, a passive park is planned for the
<br />northwest corner of the site. This park will feature linear paving, light bollards,
<br />architecturally harmonious benches, modular seating, and flowering accent trees,
<br />shrubs, and soft foliage. It will serve as a focal point and offer recreational space for the
<br />community. Proposed off -site improvements include replacing asphalt along West Lake
<br />Center Drive, from Harbor Boulevard to Susan Street, and new grind and overlay of the
<br />West Lake Center Drive that would extend from Susan Street throughout the length of
<br />the site. Other off-street improvements include relocating the tree wells from the
<br />sidewalk to back of sidewalk, to ensure ADA compliance of existing sidewalks.
<br />The proposed development would be designed to provide for a campus like
<br />environment that can be utilized by up to five tenants. However, at this time the
<br />applicant has not identified any prospective business/tenants or pre -lease
<br />commitments. Instead, the overall development will be developed as a "shell
<br />construction" or "base build," which consists of only the building core and exterior
<br />elements (the shell). The interior build -out work is anticipated to be completed by any
<br />future tenants, to carry out before occupancy of the building. Shell construction is a very
<br />common building model/approach, especially for industrial buildings, that creates a
<br />blank slate on which prospective tenants can create a working space that is an exact fit
<br />for their own needs.
<br />In keeping with the campus feel, the buildings and site improvements are of a cohesive
<br />design with modern features and color scheme comprised of white, black, various
<br />shades of grey, and an accent color. The building materials consist of concrete tilt up
<br />walls with grooves and score lines for added texture, vertical and horizontal aluminum
<br />accents at the entryway, adjacent to glass storefronts. The outdoor patios would feature
<br />metal panel canopies with "groove picnic tables," "shear," and "Orion" benches, which
<br />are comprised of concrete and clean lines, in keeping with the modern aesthetic of the
<br />center. Landscaping would also be planted in compatible, neutral above -ground
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