1828 ocean avenue - santa monica · total req'd stalls guest parking 1:5 units average bedroom...

SHEET NO.

KoningEizenberg1454 25th St, Santa Monica, CA 90404

310.828.6131 [email protected] fax www.kearch.com

All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.

Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.

ArchitecturePROJECT SHEET NAME

APPLICANTKONING EIZENBERG ARCHITECTURE

ISSUE

COVER

A0.001828 OCEAN AVENUESANTA MONICA, CA 90405

07/12/17PRELIMINARY ARB REVIEW

1828 OCEAN AVENUEPRELIMINARY ARB REVIEW 7.17.2017

SHEET NO.







ISSUE

PROJECT INFORMATION



PROJECT INFORMATIONRESIDENTIAL AND COMMERCIAL PARKING TABULATIONSTIER 2 COMMUNITY BENEFITS PER 9.23

PROJECT CONTACTS

PROJECTDESCRIPTION:

ADDRESS:

ZONING DISTRICT:

SETBACKS:

LOT SIZE:

AVERAGE NATURALGRADE (A.N.G.):

EXISTING USE:

FLOOR LEVELR4R3R2R1GROUND FLOORTOTAL # OF UNITS% OF TOTALPARKING REQ'SREQ'D PARKING RATIOTOTAL REQ'D STALLSGUEST PARKING 1:5 UNITS

AVERAGE BEDROOM RATIO = 1.5

PARKING PROVIDEDLEVELGFP1P2TOTAL

STD147576172

COMPACT15394295

SHARE0000

TOTAL45114118

277TOTAL PARKING STALLS PROVIDED

ST0000000%

10

1B101210744364%

1.564.5

2B443301421%

228

3B332201015%

220

TOTAL17191512467100%

112.513.4

E.V.6006

79 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH 15% VERY-LOW INCOME AFFORDABLE UNITS PLUS AN ADDITIONAL 4 AFFORDABLE UNITS (TO SATISFY 1921 OCEAN FRONT WALK (AKA 1920 OCEAN WAY) AFFORDABLE HOUSING OBLIGATIONS) AND 1,250 SF COMMERCIAL SPACE AT STREET LEVEL.

1828 OCEAN AVENUE, SANTA MONICA, CA 90405

OCEAN FRONT DISTRICT

PER 2015 ZONING CODE - 47'. SEE SHEET A0.22TIER 2 WITH 100% RESIDENTIAL ABV THE GROUND FLOOR & COMMUNITY BENEFITS PER CHAPTER 9.23

STREET FRONTAGE = 5',NO SEPARATE SIDE AND REAR SETBACKS BECAUSE NOT ADJACENT TO RESIDENTIAL

45,120 SF. SEE SHEET A0.21

SEE SHEETS A0.21 & A0.22

SURFACE PARKING LOT WITH +/- 127 STALLS

PER 2015 ZONING CODE - 2.0. SEE SHEET A0.21TIER 2 WITH COMMUNITY BENEFITS PER CHAPTER 9.23

PROPOSED F.A.R.:

APPLICANT / ARCHITECTKONING EIZENBERG ARCHITECTURE1454 25TH STREETSANTA MONICA, CA 90404

CONTACT: HANK KONING, TROY FOSLERT: 310.828.6131E: [email protected]

[email protected]

F.A.R. & PARCEL COVERAGE CALCULATIONSBICYCLE PARKING PROVIDED

MAXIMUM HEIGHT PERMITTED:

MAXIMUM F.A.R. PERMITTED:

LEVELR1GFTOTAL

SHORT-TERM13 (4 ONSITE)013

TOTAL13129142

LONG-TERM RES.0129129

LONG-TERM RESIDENTIAL = 1 / BEDROOMSHORT-TERM RESIDENTIAL = 10% OF LONG-TERM (2 MIN)

BICYCLE PARKING REQUIRED

BICYCLE PARKING

PER TABLE 9.28.140

PARKING TABULATIONS

UNBUNDLED PARKING IS REQUIRED PER 9.28.1106 ELECTRIC VEHICLE CHARGING STATION REQUIRED (WHEN PROVIDING 249-299 TOTAL STALLS) PER 9.28.160MAXIMUM PARKING IS 2 SPACES OR 5% (WHICHEVER IS GREATER) MORE THAN REQUIRED AMOUNT PER 9.28.040(150*1.05 = 157 + 127 REPLACEMENT STALLS = 284 TOTAL ALLOWABLE SPACES)

UNIT TYPE

RESIDENTIAL UNITS & PARKING REQUIREMENTS

TOTAL RESIDENTIAL PARKING

COMMERCIAL < 2,500 SF

REPLACEMENT CODE REQ'D PARKING FOR CASA DEL MAR

143.35

2,000 SF @ 1/300 SF = 6.7

127

277TOTAL REQ'D STALLS FOR PROJECT

STREET FACADES: 15' MIN FIRST STORY STREET WALL HEIGHT, VARIANCE REQUIRED20' MAX FIRST STORY STREET WALL HEIGHT, VARIANCE REQUIRED

UPPER STORY SETBACKS:

ADDITIONAL 5' SETBACK FOR 30% OF STREET FACING FACADES ABOVE 14' MIN HEIGHT

OUTDOOR LIVING AREAS:

TOTAL:100 SF / UNIT PER CHAPTER 9.21.090PRIVATE: 60 SF MIN / UNIT SEE SHEET A5.01

RECYCLING & REFUSE:

GREATER THAN 40 UNITS PER TABLE 9.21.130.AMUST BE REVIEWED BY DIRECTOR OF PUBLIC WORKS

LOADING: GREATER THAN 50 UNITS - ONE STANDARD LOADING SPACE REQ'DMIN 30'L x 12'W x 14'H PER 9.28.080

HC100010

FLOOR LEVELR4R3R2R1GROUND FLOORTOTAL # OF UNITS

PARKING REQ'SREQ'D PARKING RATIOTOTAL REQ'D STALLSGUEST PARKING 1:5 UNITS

AVERAGE BEDROOM RATIO FOR 1828 AFFORDABLE UNITS = 1.58

ST000000

0.50

1B111137

0.755.25

2B000123

13

3B001102

12

TOTAL2333516

14.253.2

UNIT TYPE

AFFORDABLE RESIDENTIAL UNITS & PARKING REQUIREMENTS

1B000000

0.750

2B111003

13

3B010001

11

1921 AFF 1921 AFF 1921 AFF

(129 BEDROOMS * 1 = 129)(.1 * 129 = 13)

TOTAL REQUIRED 142

PARCEL COVERAGE:

70% ALLOWABLE; SEE SHEET A5.01

OUTDOOR LIVING AREA

SHEET # SHEET NAME

A0.00 COVERA0.01 PROJECT INFORMATIONA0.10 DESIGN NARRATIVEA0.11 DESIGN NARRATIVEA0.12 RENDERING - PICO BLVD & OCEAN AVEA0.13 RENDERING - PICO BLVDA0.14 RENDERING - OCEAN AVENUEA0.15 RENDERING - VICENTE TERRACEA0.16 RENDERING - VICENTE TERRACE SECTIONA0.17 RENDERING - VICENTE TERRACEA0.20 SURVEYA0.21 A.N.G METHODOLOGY & PARCEL AREA PLANA0.22 A.N.G METHODOLOGY - SECTIONA2.00 SITE / PLOT PLANA2.01 P2 FLOOR PLANA2.02 P1 FLOOR PLANA2.03 GROUND FLOOR PLANA2.04 R1 FLOOR PLANA2.05 R2 FLOOR PLANA2.06 R3 FLOOR PLANA2.07 R4 FLOOR PLANA2.08 ROOF PLANA2.10 PRELIMINARY LANDSCAPE PLANA2.11 ENLARGED PLAN - VICENTE TERRACEA2.12 PRELIMINARY LANDSCAPE PALETTEA3.01 BUILDING ELEVATION - EASTA3.02 BUILDING ELEVATION - SOUTHA3.03 BUILDING ELEVATION - NORTHA3.04 ENLARGED ELEVATION - VICENTE TERRACEA4.00 BUILDING SECTIONA4.01 BUILDING SECTIONA4.02 BUILDING SECTIONA5.00 F.A.R. AREA CALCULATIONSA5.01 OPEN SPACE CALCULATIONS & PARCEL COVERAGEA9.30 SITE AERIAL AND ZONING MAPA9.31 SITE CONTEXT PHOTOSA9.32 NEIGHBORING STREET ELEVATIONSA9.33 SITE AND CONTEXT ELEVATIONSA9.34 SITE AND CONTEXT ELEVATIONSA9.35 SITE AND CONTEXT ELEVATIONSA9.38 NEIGHBORING DESIGN REFERENCES

SHEET LIST

RESIDENTIAL UNIT FLOOR AREA 82,974 SFRESIDENTIAL COMMON AREAS 5,773 SFCOMMERCIAL CAFE 1,250 SF +TOTAL FLOOR AREA 89,997 SF

LOT AREA 45,120 SFFAR 1.99SEE SHEET A5.00

REQUIRED:PER TABLE 9.14.030 AND 9.21.090

100 SF/UNIT MIN TOTAL OPEN SPACE 60 SF/UNIT MIN PRIVATE OPEN SPACE

PROVIDED:PROJECT COMPLIES WITH 60 SF MIN BALCONIES PER UNIT AND COMMON COURTYARD AT STREET LEVEL (SEE PLANS)

NON-REQUIRED COMMON OUTDOOR LIVING AREA+/- 9,600sf

OWNERNXT2 SHUTTERS, LLCA DELAWARE LIMITED LIABILITY COMPANY

PARCEL COVERAGE (%) = 70% MAXIMUM PER TABLE 9.14.030

PARCEL COVERAGE÷ SITE AREA(30,596 ÷ 45,120 = 68%)

NOTE: SEMI-SUBTERRANEAN & SUBTERRANEAN PARKING EXCLUDED PER SMZO 9.04.080 BSEE SHEET A5.01

PARCEL COVERAGE:

12 AFFORDABLE UNITS PROVIDED ON-SITE IN ADDITION TO 4 UNITS FROM 1921 OCEAN FRONT WALK

SEE ATTACHED COMMUNITY BENEFITS LIST

UNIT MIX FOR REFERENCEA) MARKET RATE UNITS:MIN 15% THREE-BEDROOM UNITSMIN 20% TWO-BEDROOM UNITSMAX 15% STUDIO UNITSANY FRACTIONAL HOUSING UNIT LESS THAN .5 THAT RESULTS FROM THIS UNIT MIX SHALL BE ROUNDED DOWN. ANY FRACTIONAL HOUSING UNIT EQUAL TO .5 OR MORE SHALL BE ROUNDED UP.

B) AFFORDABLE HOUSING UNITS:THE AVERAGE NUMBER OF BEDROOMS FOR ALL OF THE AFFORDABLE HOUSING UNITS COMBINED SHALL BE EQUAL TO OR GREATER THAN THE AVERAGE NUMBER OF BEDROOMS PROVIDED FOR ALL OF THE MARKET RATE UNITS PURSUANT TO SUBSECTION A.2.A

1828 AFF 1828 AFF 1828 AFF

REPLACEMENT PARKING ALLOWED BY SMMC SECTION 9.28.040 (A)(5)(C)

SEE SHEET A5.01

PRIORITY PROCESSING

SMMC 9.64.050(J) - ALL RESIDENTIAL DEVELOPMENTS PROVIDING AFFORDABLE HOUSING ON-SITE PURSUANT TO THE PROVISIONS OF THIS SECTION SHALL RECEIVE PRIORITY BUILDING DEPARTMENT PLAN CHECK PROCESSING BY WHICH HOUSING DEVELOPMENTS SHALL HAVE PLAN CHECK REVIEW IN ADVANCE OF OTHER PENDING DEVELOPMENTS TO THE EXTENT AUTHORIZED BY LAW.

ZONING VARIANCE REQUIRED

1. DUE TO EXISTING TOPOGRAPHICAL SITE CONDITIONS, THE PROJECT IS UNABLE TO COMPLY WITH THE 15' MINIMUM & 20' MAXIMUM STREET WALL HEIGHT REQUIREMENTS FOR STREET FACING FACADES. REFER TO TABLE 9.14.030.

LANDSCAPE AREA

PLANTED AREAHARDSCAPE AREATOTAL +/-

6,400sf11,000sf17,400sf

*AREA EXCLUDES PROPOSED PRIVATE DECKS

SHEET NO.







ISSUE

DESIGN NARRATIVE



The mixed-use apartment project at 1828 Ocean Avenue will consist of a vibrant mix of 83 new market-rate and affordable dwellings within a block of the beach. This residential project with a corner café will infill an existing surface parking lot and strengthen the pedestrian experience between the Santa Monica Pier and Tongva Park to the north, southward to Main Street. The project will complete this block east of Shutter’s Hotel and west of the Viceroy Hotel.

The project, located in the Oceanfront District, will feature beach-inspired residential architecture, including a series of “diving board”-inspired balcony projections. Along Vicente Terrace the project also picks up on key residential elements of the existing neighborhood to the north, including landscaped yards, covered stoops, stepped fences and gates, projecting balconies and textured facades.

Along Ocean Avenue (the project’s most active street frontage), a distinct architectural character faces the avenue with a transparent, pedestrian friendly ground level, including a corner café with outdoor dining. The dwellings on the upper two floors of this façade have vertically oriented punched openings with Bermuda shutters and projecting balconies with the appearance of being suspended from above.

Project Context & AccessThe existing site is in use as a paved surface parking lot (servicing Hotel Casa del Mar) that will be replaced underground as part of the project. The site is zoned as Oceanfront with the potential for mixed-use housing development in an urban environment near the beach and a wide variety of transportation opportunities. The site is surrounded on the east and west by multi-story hotels (Viceroy (across the wide expanse of Ocean Avenue) and Shutters (immediately adjacent)), on the south by a casual beach restaurant (Cha Cha Chicken) and multi-story apartment buildings (across Pico Boulevard) and on the north by two and three story homes, duplexes and apartments (across Vicente Terrace, as the perimeter of a potential historic district to the north). In keeping with the surroundings, vehicular entry and exit driveways will be limited to Pico Boulevard to avoid adding any traffic to Vicente Terrace as a courtesy to the neighbors on the north. All of the parking has been incorporated on the project site below grade.

Building ModulationAlthough the Zoning Ordinance specifies the use of Average Natural Grade -- a methodology that prescribes a flat height limit rather than actual sloping grade -- the proposed design modulates building heights by (1) incorporating a combination of top floor stepbacks, (2) pushing building facades back and forth intermittently with interesting outdoor balcony projections, and (3) varying parapet materials and heights so that from the street level the roof heights exhibit visual differentiation.

SHEET NO.







ISSUE

DESIGN NARRATIVE



As the design has progressed from the original City submission, further breaking up of the massing and opening up the interior courtyard has been achieved in response to the comments received from community members, City Staff, historic resource consultants and Coastal Commission Staff.

Specific revisions include:• Relocation of loading from Vicente Terrace to Pico Boulevard• Doubling the setback along Vicente Terrace from 5’ to 10’• Moving the electrical transformer up to the commercial portion of Vicente Terrace away from

residential uses• Moving the garage exhaust away from Vicente Terrace’s existing residential uses• Pushing back the top floor along Vicente Terrace to reduce perceived height with this stepback• Locating Resource Recovery and Recycling pickup along Pico Boulevard• Addition of trees to be planted in the front yards of dwelling units along Vicente Terrace to

create a sense of the street having street trees, given that actual street trees are not possible due to the narrow public right of way

• Relocation of the residents’ rooftop pool away from the building perimeter to a more interior location adjacent to the interior courtyard to avoid noise impacting the neighbors across the street.

• Large rooftop lounges have now been subdivided by planters into smaller semi-private seating groups and pushed back from the roof edge so as not to impinge on the Vicente Terrace northside residences below.

In response to Coastal Commission Staff comments:• Incorporation of a visitor-serving use – the coffee shop/cafe - to the corner of Ocean and Pico

opposite the existing restaurant across Pico (and away from Vicente Terrace).

The design responses above also address City Planning Staff comments on the originally submitted design.

SHEET NO.







ISSUE

RENDERING - PICO BLVD &OCEAN AVE



SHEET NO.







ISSUE

RENDERING - PICO BLVD



SHEET NO.







ISSUE

RENDERING - OCEAN AVENUE



SHEET NO.







ISSUE

RENDERING - VICENTE TERRACE



SHEET NO.







ISSUE

RENDERING - VICENTE TERRACESECTION



P.L.

Along Vicente Terrace the design responds to the historic context by:• Creating a series of porches, front entrances, front yards and trees on

Vicente Terrace.• By doubling the setback along Vicente Terrace, the architects have created

the opportunity to establish multiple front yards/porches with direct sidewalk access to reflect the rhythm of the residential lots to the north side.

• By doubling the setback along Vicente Terrace, the depth of the new front yards is compatible with the front yard setbacks on the north side of Vicente Terrace.

• The massing break along Vicente Terrace was flipped from the east (across from 1810 Ocean Avenue) to a location midway down the block across from 50 Vicente Terrace, thereby providing more relief to the residential neighborhood.

• The top floor will now be set back to reduce the scale and perceived height of the zoning-compliant structure from the Vicente Terrace sidewalk.

• The top floor will have much more glazing to further reduce the mass and perceived height of the zoning-compliant structure from the Vicente Terrace sidewalk.

• By reducing the footprint of the Ocean Avenue massing, the architects have incorporated a patio-style unit closer to Ocean Avenue and have allowed for a landscaped open space on the corner of Ocean Avenue and Vicente Terrace so the arrival onto Vicente Terrace is of lower scale and more residential.

• Respecting and maintaining the width of Vicente Terrace by relocating the loading area to Pico. The current Zoning Ordinance directs the loading area to be located on Vicente Terrace (a “minor roadway”); however, to do so would require widening the street to provide sufficient turning width. Loading has instead been relocated to Pico Boulevard to avoid negative impacts to the neighborhood.

• Realign pedestrian walkways through this project for its residents which ensures public views into the interior landscaped courts similar to the views one gets looking down the side yards of the lots on the north side of Vicente Terrace.

• Using modern “diving board” plank balconies along Vicente Terrace to further breakdown the massing and provide visual interest playing off of varied architectural styles to the north.

• Incorporating the innovative use of pivoting exterior shutters individualized to the wants/needs of each unit’s resident. These individualized exterior shutterswill provide random variety on the façade facing Vicente Terrace, which is a way of reflecting simpatico with the eclectic mix of beachfront architecture to the north. These shutters will continually facilitate visual façade changes throughout the life of the project.

SHEET NO.







ISSUE

RENDERING - VICENTE TERRACE



SHEET NO.







ISSUE

SURVEY



PICO BOULEVARD

VICENTE TERRACE

OC

EA

N A

VE

NU

E

PARCEL AREA45,120 SF

HEIGHT = 47' MAX ABV. A.N.G.

P.L. 216.22'

P.L. 215.58'

P.L

. 217

.73'

P.L

. 201

.13'

**N

O S

IDE

YAR

D R

EQU

IRED

**(N

OT

ADJA

CEN

T TO

RES

IDEN

TIAL

)

**NO REAR YARD REQUIRED**(ADJACENT TO PUBLIC STREET)

46.63'

45.31'

29.31'

30.82'

(E) SHUTTERS HOTEL

SETB

ACK

5'-0

" STR

EET

FRO

NTA

GE

SET

BAC

K5'

-0" S

TRE

ETF

RO

NTA

GE

SETBACK5'-0" STREET FRONTAGE

46.09'

44.72'

30.17'

31.43' 46.07'

A.N.G. CALCULATION31.43 +46.0730.1744.72

152.39 ÷ 4 = A.N.G. 38.1'

PARCEL FRONT

216'-2"

215'-7"

217'

-8"

SHEET NO.







ISSUE

A.N.G METHODOLOGY & PARCELAREA PLAN



NOTES: 1. FOR CALCULATING CBC GRADE PLANE:GRADE PLANE REFERENCE POINTS REPRESENT THE AVERAGE FINISHED GRADE ELEVATION ADJOINING THE BUILDING AT EXTERIOR WALLS. GRADE PLANE SPOT ELEVATIONS 1 - 4 AVERAGE TO 37.29' ABOVE PROJECT SEA LEVEL

0 10'5' 20'

R144.5'

R254.3'

ROOF85.0'

R364.0'

R473.8'

GROUND FLOOR33.0'

P121.5'

P212.5'

SETBACK5'-0" ST FRONTAGE

P.L. P.L.

32.71

46.09'

LEVEL HEIGHTS PER SANTA MONICA ZONING ORDINANCE

11'-3

"9'

-9"

9'-9

"9'

-9"

11'-6

"11

'-6"

9'-0

"

OCEAN AVE.

(E) SHUTTERS

HOTEL

APPROX. (E) GRADE

CBC GRADE PLANE = 37.29'

NOTE: R1 FLOOR IS CONCRETE PODIUM W/ 3HR SEPARATION PER CBC 510.2

47'-0" ABOVE AVERAGE NATURAL GRADE

SM ZO A.N.G38.00'

AVERAGE NATURAL GRADE = 38.0'

FIRST STORY OF PROJECT PER 9.52.020.0230

6'-6

"

47'-0

"

SHEET NO.







ISSUE

A.N.G METHODOLOGY - SECTION



0 8'4' 16'

PICO BLVD

VICENTE TERRACE

OC

EA

N A

VE

NU

E

(E) SHUTTERS HOTEL

(E) VICEROY HOTEL

CC DISTRICT PER ZO

(E) HIGH DENSITY RESIDENTIAL

R4 DISTRICT PER ZO

(E) CAFE

OCEANFRONT DISTRICT PER ZO

(E) COMMERCIAL

P.L. 216.22'

P.L. 215.58'

P.L

. 217

.73'

P.L

. 201

.13'

ONE WAY

(E) MEDIUM DENSITY RESIDENTIAL

R3 DISTRICT PER ZO

COURTYARD

ELEV

ONE WAY

POOL ELEV

(E) STREET SIGN

(E) STREET SIGN

(E) STREET LIGHT TYP.

(E) PARKING METER TYP.

(E) ELEC. PULL BOX

ELEV. OVERRUN 18'-0" MAX. ABV ALLOWABLE HT


47'-0" FROM A.N.G.4 STORIES PER ZO



(E) SYCAMORE TREE, PLATANUS RACEMOSA

5' MAX. ABV ALLOWABLE HT 5' MAX. ABV

ALLOWABLE HT

CONDENSER UNITS TYP., MAX. 12' ABV ALLOWABLE HT

MECH. ENCLOSURE, MAX. 12' ABV ALLOWABLE HT

5'-0

"

10'-0

"

(E) HIGH DENSITY RESIDENTIAL

R4 DISTRICT PER ZO

30'-0

"10

'-0"

50'-0"

40'-0

"15

'-0"

8'-0" 42'-0"



TREE PROTECTION ZONE TYP., RADIUS = 10'-0" + CANOPY

87'-7"PROPOSED VEHICULAR ENTRY

15'-0"

EDGE OF (E) SIDEWALK


COURTYARDS

ETB

ACK

5'-0

" STR

EET

FRO

NTA

GE

SETB

ACK

5'-0

" STR

EET

FRO

NTA

GE

SETBACK5'-0" FRONT YARD


(E) PALM TREE WASHINGTONIA ROBUSTA

(E) PALM TREE, WASHINGTONIA ROBUSTA


(E) TREES

TXF

8'-0" TALL GATE & FENCE

44'-6"

COURTYARD45'-0"


30.82'

46.63'

45.31'

29.31'

(28)


(E) MEDIAN

(E) MEDIAN


POOL FENCE, 5'-0" MIN. HEIGHT

PV TRELLIS, MAX. 10'-0" ABV ALLOWABLE HT

FUTURE PV PANELS,

NUMBER OF PANELS TBD

FUTURE PV PANELS,

NUMBER OF PANELS TBD

FUTURE SOLAR WATER PANELS, NUMBER OF PANELS TBD. MAX. 7' ABV ALLOWABLE HT

CL

C L

(E) P

ARK

ING

TYP

.

(E) CURB CUT TO BE REDUCED

R.D.

R.D.

R.D.

R.D.



PLANTER


PLANTERPLANTER

PLANTER

85'-0"

85'-0"

LOUNGE LOUNGE LOUNGE LOUNGE LOUNGE


SHORT-TERM BIKE PARKINGTYP OF 5

85'-0"

37.08'

38.11'

45.96'




STAIR

85'-0"

85'-0"

EGRESS

20'-0"

LOUNGE


STAIR


85'-0"

STAIR

R.D.

R.D.

R.D.R.D.

R.D.

R.D.

R.D.

STAIRWELL, MAX. 14' ABV ALLOWABLE HT

STAIRWELL, MAX. 14' ABV ALLOWABLE HT

FUTURE PV PANELS,

NUMBER OF PANELS TBD5' MAX. ABV

ALLOWABLE HT

GARAGE EXHAUST

MEC

H

CL

SHEET NO.







ISSUE

SITE / PLOT PLAN



PARCEL AREA = 45,120 SFOCEANFRONT DISTRICT - RESIDENTIAL

FAR = 2.0HEIGHT = 47' MAX. ABV. A.N.G.

0 10'5' 20'

1A4.01

987653.52

B

C

D

E

F

G

1A4.02

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING

A

H

1 10

A3.011

A3.02

2

A3.03

1

(E) SHUTTERS HOTEL

191'

-0"

215'-6"

207'

-8"

215'-6"

SEWAGE EJECTOR BELOW SLAB

SUMP BELOW SLAB

790 SF

PUMP RMSTORAGE

RAMP UP TO P1

76

77

74

75

72

73

3 4

CCCC

CCC

22'-0

"

C

3'-0"

3'-0"

3'-0"

C C

9.2

C C C C

CCCC

C C C C

CCCC

C C C C

CCCC

CCCC

24'-1"

24'-2

"

25'-0

"

3'-3" ELEV

ELEV

20'-4"

O.H. GATE

118 STALLS

78 80

8179

82 83 84 85 86 87 88 89 90 91 92 94

9593

118 117 116 115 114 112 111 110 109 108 107 106 105 104

103 102 100 98 96

101 99 97

42

44

46

4849

47

45

4352 53 54 55 57 58 59

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21

70 69 68 67 66 65 64 63 62 61

2224

25 23

262728303132333436

37 35

3840

41 39

71

RAMP TO CONFORM TO S.M. STNDS

C C

C

C

56

29

60

113

MECH

50

51

MEC

H

RESIDENTIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.







ISSUE

P2 FLOOR PLAN



PARKING SCHEDULE

PARKING TYPE QTY

GROUND FLOORCOMPACT 15HC 10STANDARD 20

45P1COMPACT 26COMPACT WIDE 13STANDARD 75


118Grand total 277

0 8'4' 16'

9.28.090 - SPACE EFFICIENT PARKING

C. Mechanical and Valet Parking.1. Residential Parking. For projects with 50 units or more, all residential parking in excess of 0.5 parking spaces for each dwelling unit may be stored and accessed by mechanical parking systems, valet, or other space-efficient means. 2. Commercial Parking. Mechanical systems and valet parking may be used to satisfy the off-street parking requirements when the parking lot is staffed by an attendant at all times who is authorized and able to move the vehicle obstructing access.3. Except for required ingress and egress, all mechanical parking shall be fully enclosed.

NOTES:1. PARKING STALLS ARE NUMBERED PER FLOOR ON PLANS2. 127 VALET STALLS FOR CASA DEL MAR ARE REQUIRED.3. ALL TANDEM STALLS ARE VALET.

1A4.01

987653.52

B

C

D

E

F

G

1A4.02

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING

A

H

1 10

A3.011

A3.02

2

A3.03

1

(E) SHUTTERS HOTEL

215'-6"

207'

-8"

215'-6"

1A4.00

ELEVATOR OVER RUN

8'-2" CLEARANCE THIS AREA

RAMP DOWN TO P2

ONE WAY

ONE WAY

RAMP FROM GF

ELEC

108

RAMP UP TO PICO

ONE WAY

CURB

3 4

O.H. GATE

O.H. GATE

12'-0

"

11'-0"

C C

C C C C C C

C

C C

3'-0"

C

C C CC

C C CC

C C CC

12'-1"

9.2

12'-0" 20'-4"

22'-0"

25'-0

"

C C C C C C C C C

22'-0

"22

'-0"

24'-2

"

C C

CC

109 107 106 105 104 103 102 101 100 99 98 97 96 95 94

66 65 64 63 59 58 57

37 35

3638

34

32 31 30 29 28

27 26 25 24 23 22

20 18

1921

10 11 12 13 14 15432

555351494745434139

40 42 44 46 48 50 52 54 56

9290898887

91 93

8685848382817977757371

72 74 76 78 80

6768

70

1113 114

110 111

114 STALLS

69

VALET AISLE PARKING LOCATED SO ONLY ONE VEHICLE NEEDS TO BE MOVED TO ACCESS BLOCKED VEHICLES.


RAMP TO CONFORM TO S.M. STNDS M

ECH

MECH

112

606162

3'-0"

16 175 6 8 97

C

MEC

H

33

C

ELEV

ELEV

RESIDENTIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.







ISSUE

P1 FLOOR PLAN



PARKING SCHEDULE

PARKING TYPE QTY




118Grand total 277

0 8'4' 16'

9.28.040.A.5.C - REPLACEMENT OF CODE REQ'D PARKING FOR OFF-SITE USERIF A SITE CONTAINS EXISTING SURFACE PARKING THAT SERVES AS CODE OR PERMIT-REQUIRED PARKING FOR AN OFF-SITE USER, SUCH PARKING SPACES MAY BE REPLACED ON-SITE AS PART OF ANY REDEVELOPMENT OF THE SITE, AND SUCH REPLACEMENT PARKING SHALL NOT BE CONSIDERED PARKING THAT EXCEEDS THE QUANTITIES SPECIFIED IN SECTION 9.28.060 FOR PURPOSES OF SUBSECTION 9.28.040(A)(5)(B).




1A4.01

987653.52

B

C

D

E

F

G

1A4.02

RESIDENTIAL/ GUEST /

CDMREPLACEMENT

PARKING

2 BED - A

2 BED - A

PICO BOULEVARD

A

H

1 10

A3.011

A3.02

2

A3.03

1

L.T. BIKEPARKING

CC

1 BED

1 BED - A

1 BED - A

INGRESS DRIVEWAY

15'-0"

(E) MEDIAN

(E) MEDIAN

(E) SHUTTERS HOTEL

EXIT

HVOHVO

COURTYARD

30.82'

29.31'

1 BED

1A4.00

CC

ONE WAY

26'-2

"

ONE WAY

8'-0

"

RAMP DOWN TO P1

O.H. GATE

129 BIKE CAPACITY

C

C

C

C

23

3130 32 33 34

16

18

29

2217

38

21

20

3

RAMP UP FROM PARKING

HVO

HVO

LOADING14'H CLR

EGRESS

20'-0"

O.H. GATE

DN

1 BED - A

1 BED

1 BED

3 4

8'-0

"

3'-6"

C

22'-0"

32.50'

32.50'

32.00'

31.50'

6" STEP

31.50'

30.00'

33'-0"

1'-6"

1'-6"

33'-0"

15'-0"

OFFSET COLUMN GRID FOR CLEARANCE

9.2

6" S

TEP 4'-7"

10'-0

"

5'-0

"

5'-0

"

12'-0

"

TXF VAULT 12" MIN CLR

FROM PAD ABV

15'-0

"

ELEV

ELEV

ELEV

30'-0

"

12'-0"

49'-8

"

32'-0

"

LINE OF BLDG ABV

2

1

5

6

7

8

9

39

40

41

42

43

44

25

27

26

19

ENTIRE PARKING AREA, ENTRY RAMP & RAMP TO P1 LEVEL TO HAVE MIN 8'-2" CLEARANCE



RAMP DN

45 STALLS


5'-0

"

5'-0

"

6'-6

"

210 SF

REFUSE &RECYCLE

MEC

H

25'-0"

MEC

H

28

26'-0"ELEVMECH

4'-0"

MECH FANROOM

MEC

H

STOR.

REFUSE &RECYCLE

SURF STG.

5'-0

"

720 SF

REFUSE &RECYCLE

4

C11

12

14

13

6'-0"

25'-0"

6'-5

"

13 XL BIKES

C10

C24

45

C C C

35 36 37

12'-0

"

15

10'-1

0"25

'-2"

117'

-6"

36'-0

"

19'-10"

5'-0

"10

0'-6

"

37'-2" 10'-0" 168'-4"

57'-0" 57'-0" 22'-10" 39'-8" 39'-0"

RESIDENTIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.







ISSUE

GROUND FLOOR PLAN



PARKING SCHEDULE

PARKING TYPE QTY




118Grand total 277

0 8'4' 16'

RESIDENTIAL UNITS - GF

UNIT TYPE QTY

1 BED 41 BED - A 32 BED - A 2

9

BICYCLE PARKING PROVIDED

LEVELR1GFTOTAL


TOTAL13129142


COMPACT STALLS LESS THAN OR EQUAL TO 40% OF TOTAL PARKING PER S.M.Z.C.




1A4.01

COURTYARD

987653.52

B

C

D

E

F

G

1A4.02

1 BED - A

1 BED

2 BED - A

PICO BLVD.

VICENTE TERRACE

OC

EA

N A

VE

NU

E

ONE WAY

A

H

1 10

A3.011

A3.02

2

A3.03

1

(E) STREET SIGN

(E) STREET SIGN(E) STREET LIGHT TYP.

(E) PARKING METER TYP.

(E) ELEC. PULL BOX

1 BED

3 BED - A

2 BED

3 BED

1 BED

2 BED

3 BED(E) SHUTTERS

HOTEL

ON-SITE SHORT-TERM BIKE PARKING

FDC

BACKFLOW PREVENTERS

UP

LOBBYRECEPTION

MANAGER'SOFFICE

MAIL

WATER FEATURE

SHORT-TERM BIKE PARKINGTYP OF 5

44.50'

42.00'

45.31'

46.63'

CAFE

OUTDOORDINING

PARKING INGRESS

15'-0"

HVOHVO

3 4 9.2

LOADING14'H CLR

ELEV

ELEV

PARKING EGRESS

20'-0"

ELEV

2 BED 1 BED1 BED

1 BED

LINE OF BLDG ABV

15'-0

"

MEC

H

MEC

H

1 BED

PACKAGE

W.C.

D.F

.

STOR.

REFUSE &RECYCLE

6'-0"

6'-5

"

STOR.

10'-1

0"37

'-2"

5'-0

"95

'-6"

5'-0

"36

'-0"

10'-0

"

37'-2" 10'-0" 146'-11" 21'-5"

5'-0" 30'-8" 19'-10" 107'-6" 7'-2" 37'-3" 6'-7"

95'-6

"

32'-3

"43

'-0"

32'-3

"5'

-0" 96'-10"

91'-4

"12

'-1"

68'-3

"36

'-0"

10'-0

"

57'-0" 56'-11" 22'-11" 29'-10" 10'-0" 32'-3" 6'-7"

10'-0

"

40'-0

"

31'-0"

PATIO FOR RESIDENTS

5'-0

"

5'-0

"

DOGWASH

SPA FORRESIDENTS

FITNESSFOR

RESIDENTS

RESIDENTIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.







ISSUE

R1 FLOOR PLAN



0 8'4' 16'

RESIDENTIAL UNITS - R1

UNIT TYPE QTY

1 BED 71 BED - A 12 BED 32 BED - A 13 BED 23 BED - A 1

15

BICYCLE PARKING PROVIDED

LEVELR1GFTOTAL


TOTAL13129142


1A4.01

987653.52

B

C

D

E

F

G

1A4.02

A

H

1 10

A3.011

A3.02

2

A3.03

1

1 BED

3 BED - A

3 BED

1 BED

(E) SHUTTERS HOTEL

PICO BLVD.

VICENTE TERRACE

OC

EA

N A

VE

NU

E

FITNESS FOR

RESIDENTS BELOW

LOBBY FOR RESIDENTS

BELOW

CAFE BELOW

2 BED2 BED 1 BED

1 BED - A

1 BED

2 BED - A

1 BED1 BED

3 4 9.2

1 BED1 BED

1 BED

ELEV

ELEV

1 BED3 BED

MEC

H

MEC

H

2 BED

FITNESSFOR

RESIDENTS

STOR.

37'-2" 19'-10" 109'-8" 10'-0" 32'-3"

10'-1

0"17

3'-8

"

37'-2

"5'

-0"

95'-6

"5'

-0"

31'-0

"

36'-0

"5'

-0"

32'-3

"43

'-0"

32'-3

"

30'-8" 19'-10" 107'-6" 7'-2" 37'-3"

96'-10"

12'-1

"68

'-3"

36'-0

"

37'-2" 10'-0" 146'-11"

RESIDENTIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.







ISSUE

R2 FLOOR PLAN



0 8'4' 16'


UNIT TYPE QTY


18

1A4.01

987653.52

B

C

D

E

F

G

1A4.02

A

H

1 10

A3.011

A3.02

2

A3.03

1

(E) SHUTTERS HOTEL

PICO BLVD.

VICENTE TERRACE

OC

EA

N A

VE

NU

E

2 BED

3 BED

2 BED 1 BED

1 BED - A

1 BED

2 BED - A

1 BED1 BED

3 BED

1 BED

1 BED

1 BED

3 4 9.2

2 BED 1 BED1 BED

1 BED

ELEV

3 BED - A1 BED3 BED

1 BED

ELEVMEC

H

2 BED

STOR.

10'-1

0"17

3'-8

"

37'-2" 10'-0" 146'-11"

36'-0

"5'

-0"

145'

-0"

37'-2" 19'-10" 109'-8" 6'-2" 32'-8"

5'-0" 30'-8" 19'-10" 107'-6" 7'-2" 33'-10"

32'-3

"43

'-0"

32'-3

"5'

-0"

36'-0

"

95'-6

"5'

-0"

37'-2

"

27'-10" 96'-10" 9'-10"

RESIDENTIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.







ISSUE

R3 FLOOR PLAN



0 8'4' 16'


UNIT TYPE QTY


22

1A4.01

987653.52

B

C

D

E

F

G

1A4.02

A

H

1 10

A3.011

A3.02

2

A3.03

1

(E) SHUTTERS HOTEL

PICO BLVD.

VICENTE TERRACE

OC

EA

N A

VE

NU

E

POOL ABVW.C.

11'-3

"17

3'-3

"

2 BED

3 BED

3 BED

2 BED2 BED

1 BED - A

1 BED

2 BED - A

1 BED1 BED

1 BED

1 BED 1 BED

3 4 9.2

1 BED

ELEV

ELEV

1 BED

1 BED

3 BED

1 BED

MEC

H

W.C.

2 BED

STOR.

37'-2" 10'-0" 146'-11"

5'-10"6'-0"

16'-1

0"24

'-3"

5'-0

"14

5'-0

"21

'-8"

37'-2" 19'-10" 109'-8" 6'-2" 32'-8"

5'-0" 30'-8" 19'-10" 107'-6" 7'-2" 33'-10"

96'-10" 9'-10"

16'-0"

95'-6

"5'

-0"

37'-2

"

36'-0

"5'

-0"

32'-3

"43

'-0"

32'-3

"

10'-0"

RESIDENTIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.







ISSUE

R4 FLOOR PLAN



0 8'4' 16'


UNIT TYPE QTY

1 BED 101 BED - A 12 BED 42 BED - A 13 BED 3

19

1A4.01

9

9

8

8

7

7

6

6

5

5

3.5

3.5

2

2

B B

C C

D D

E E

F F

G G

1A4.02

A A

H

H

1

1

10

10

A3.011

A3.02

2

A3.03

1

FUTURE P.V.'S

FUTURE P.V.'S

CONDENSER UNITS

MECH ENCLOSURE

CONDENSER UNITS

MECH ENCLOSURE

SOLAR WATER PANELS FOR POOL, NUMBER OF PANELS TBD. MAX. 7' ABV ALLOWABLE HT

CONDENSER UNITS

BBQ

POOL GATE AND FENCE 5' MIN

POOL

TRASH VENTS

TRASH CHUTE VENTS

ELEV

ELEV MECH ENCLOSURE

YOGA DECK

LOUNGE, TYP

WATER FEATURE BELOW P.V. CANOPY

1A4.00

CONDENSER UNITS

MECH ENCLOSURE

PICO BLVD.

VICENTE TERRACE

OC

EA

N A

VE

NU

E

3

3

4

4

9.2

9.2

CONDENSER UNITS

MECH ENCLOSURE

FUTURE P.V.'S

10'-1

0"17

3'-8

"

37'-2" 19'-10" 109'-8" 5'-0" 33'-10"

145'

-0"

29'-3

"16

'-9"

37'-2" 10'-0" 146'-11" 11'-5"

73'-3

"43

'-0"

32'-3

"5'

-0"

24'-3

"

27'-10" 96'-10" 9'-10"

8'-0"

18'-2

"36

'-5"

107'-6" 7'-2"

MEC

H

GARAGE EXHAUST

CABANAS

POOL GATE AND FENCE 5' MIN

SHEET NO.







ISSUE

ROOF PLAN



0 8'4' 16'

SHEET NO.







ISSUE

PRELIMINARY LANDSCAPE PLAN



PLANTED AREAHARDSCAPE AREATOTAL +/-

6,400sf11,000sf17,400sf

*AREA EXCLUDES PROPOSED PRIVATE DECKS

SHEET NO.







ISSUE

ENLARGED PLAN - VICENTETERRACE



SHEET NO.







ISSUE

PRELIMINARY LANDSCAPEPALETTE



SHEET NO.







ISSUE

MATERIAL PRECEDENTS



CLAPBOARD SIDING PANEL VERTICAL BOARD & BATTEN

SLIDING METAL SCREENBERMUDA SHUTTER

R144.5'

R254.3'

ROOF85.0'

R364.0'

R473.8'

GROUND FLOOR33.0'

P121.5'

P212.5'

BCDEFG A

P.L.P.L.

VICENTE TERRACE

PICO BLVD.

OCEAN AVE

47'-0

" MAX

FR

OM

A.N

.G.

47'-0

"

11'-3

"9'

-9"

9'-9

"9'

-9"

11'-6

"11

'-6"

9'-0

"

A.N.G.

GL-1 WD-1AL-1 WD-2 AL-1GL-1AL-1

CABLES

ELEVATOR OVERRUN

METAL TRELLIS W/ PV TOP

SLATTED GUARDRAILS

(E) PALM TREES TYP.

HINGED ALUMINUM SCREENS

3'-6

" MA

XP

ARA

PET

MECH. ENCLOSURE

MECH. ENCLOSURE

AL-1 GL-1

WD-1 CEMENT COMPOSITE PANELCLAPBOARD SIDING

WD-2 VERTICAL BOARD AND BATTEN

AL-1 ALUMINUM SCREEN

AL-2 SOLID ALUMINUM (WHITE)

MATERIAL LEGEND

GL-1 GLAZING

SHEET NO.







ISSUE

BUILDING ELEVATION - EAST



0 4'2' 8'

R144.5'

R254.3'

ROOF85.0'

R364.0'

R473.8'

GROUND FLOOR33.0'

P121.5'

P212.5'

987653.521 10

P.L. P.L.

PARKING EGRESS

PARKING INGRESS

OCEAN AVE

PICO BLVD.

3'-6

" MA

XP

ARA

PET

A.N.G.

47'-0

" MAX

ABO

VE A

.N.G

.

47'-0

"

47'-0

" MAX

ABO

VE A

.N.G

.

47'-0

"3'

-6" M

AX

PAR

APE

T

SLIDING ALUM SCREENS

GL-1

AL-1

AL-2

WD-1

51'-9

"

(E) SHUTTERS HOTEL

11'-3

"9'

-9"

9'-9

"9'

-9"

11'-6

"11

'-6"

9'-0

"

MECHANICAL ENCLOSURE BEYOND

3 4 9.2

MECHANICAL ENCLOSURE BEYOND

WD-2

WD-2 AL-1

BALCONY DOOR





MATERIAL LEGEND

GL-1 GLAZING

SHEET NO.







ISSUE

BUILDING ELEVATION - SOUTH



0 4'2' 8'

R144.5'

R254.3'

ROOF85.0'

R364.0'

R473.8'

GROUND FLOOR33.0'

P121.5'

P212.5'

9 8 7 6 5 3.5 2 110

P.L. P.L.

OCEAN AVE.

VICENTE TERRACE

A.N.G.

47'-0

" MAX

ABO

VE A

.N.G

.

47'-0

"3'

-6" M

AX

PAR

APE

T

51'-6

"

9'-0

"11

'-6"

11'-6

"9'

-9"

9'-9

"9'

-9"

11'-3

"

ELEVATOR OVERRUN BEYOND

HINGED ALUMINUM SCREENS

(E) SHUTTERS HOTEL

AL-1WD-1

AL-1

SLIDING ALUMINUM SCREENS

SLIDING ALUMINUM SCREENS

METAL TRELLIS W/ PV ON TOP

47'-0

" MAX

ABO

VE A

.N.G

.

47'-0

"3'

-6" M

AX

PAR

APE

T

AL-2

MECHANICAL SCREEN BEYOND

MECHANICAL SCREEN BEYOND

COURTYARD GATE

PATIO GATE FOR UNIT, TYP OF 6

AL-1

349.2

BALCONY DOOR

WD-2

WD-2

GL-1





MATERIAL LEGEND

GL-1 GLAZING

SHEET NO.







ISSUE

BUILDING ELEVATION - NORTH



0 4'2' 8'

SHEET NO.







ISSUE

ENLARGED ELEVATION - VICENTETERRACE



R144.5'

R254.3'

ROOF85.0'

R364.0'

R473.8'

GROUND FLOOR33.0'

P121.5'

P212.5'

987653.521 10

11'-3

"9'

-9"

9'-9

"9'

-9"

11'-6

"11

'-6"

9'-0

"

47'-0" ABV A.N.G

A.N.G 38.0'

AB

V A.

N.G

47'-0

" MA

X B

LDG

HE

IGH

T

CAFE

MANAGER'SOFFICE

1 BED

1 BED

1 BED

1 BED

1 BED

3 BED

3 BED

3 BED

3 BED2 BED

2 BED

1 BED


CDMREPLACEMENT

PARKING

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING

LOADINGRAMP TO P1

P.L. P.L.

MECHANICAL ENCLOSURE MAX 12' ABV ALLOWABLE HT

ROOF FUTURE PV PANELS

(5' MAX ABV ALLOWABLE HT

CONDENSER UNITS TYP. MAX 12' ABV ALLOWABLE HT

MECH. ENCLOSURE TYP. MAX 12' ABV ALLOWABLE HT

ROOF FUTURE PV PANELS

(5' MAX ABV ALLOWABLE HT

10'-0"

30% MIN 14' ABV STREET FACING FRONT

FACADES

OCEAN AVENUE

3 4 9.2

CONDENSER UNITS TYP. MAX 12' ABV ALLOWABLE HT

ELEVATOR PENTHOUSE

1 BED

1 BED

1 BED

REFUSE &RECYCLE

STOR.

1 BEDMECH FAN

ROOM

14' C

LR M

IN

SHEET NO.







ISSUE

BUILDING SECTION



0 4'2' 8'

R144.5'

R254.3'

ROOF85.0'

R364.0'

R473.8'

GROUND FLOOR33.0'

P121.5'

P212.5'

P.L. P.L.

11'-3

"9'

-9"

9'-9

"9'

-9"

11'-6

"11

'-6"

9'-0

"

OCEAN AVENUE

ABV 14' MIN STREET FACING

FRONT FACADES

987653.521 10


CDMREPLACEMENT

PARKING

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING

1'-6

1/2

"

47'-0" ABV A.N.G

A.N.G 38.0'

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING

1 BED

1 BED

1 BED

2 BED - A

COURTYARD

COURTYARD


MECH. ENCLOSURE,MAX. 12' ABV ALLOWABLE HT

(E) SHUTTERS

HOTEL

COURTYARD6'-0" TALL GATE & FENCE



30% MIN10'-0" SETBACK

1 BED

AB

V A.

N.G

47'-0

" MA

X B

LDG

HE

IGH

T

3'-6

" MA

XP

ARA

PET

3 4 9.2

1 BED

1 BED

MECH. ENCLOSURE,MAX. 12' ABV ALLOWABLE HT

SHEET NO.







ISSUE

BUILDING SECTION



0 4'2' 8'

R144.5'

R254.3'

ROOF85.0'

R364.0'

R473.8'

GROUND FLOOR33.0'

P121.5'

P212.5'

987653.52

11'-3

"9'

-9"

9'-9

"9'

-9"

11'-6

"11

'-6"

9'-0

"

1 10

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING

RESIDENTIAL/ CDM

REPLACEMENTVALET

PARKING


CDMREPLACEMENT

PARKING

47'-0" ABV A.N.G

A.N.G 38.0'1 BED

2 BED

2 BED

2 BED

2 BED 1 BED

1 BED

OCEAN AVENUE

P.L. P.L.

TRELLIS, MAX. 10'-0" ABV ALLOWABLE HT

2 BED2 BED

AB

V A.

N.G

47'-0

" MA

X B

LDG

HE

IGH

T

LINE OF (E) SIDEWALK BEYOND SECTION AT VICENTE TERRACE

1 BED

1 BED

3 4 9.2

2 BED

2 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

MECH

MECH

PLNTR LOUNGE LOUNGE LOUNGE LOUNGE LOUNGE LOUNGE

SHEET NO.







ISSUE

BUILDING SECTION



0 4'2' 8'

895 SF2 BED-A

906 SF2 BED-A

961 SF1 BED

653 SF1 BED-A

661 SF1 BED-A

967 SF1 BED

635 SF1 BED-A

951 SF1 BED

CTYD

PARKING BELOW ONE STREET LEVEL EXCLUDED FROM FAR PER 9.04.080.B.8.A

TRASH ROOM BELOW GRADE IN GARAGE EXCLUDED FROM FAR

1208 SF1 BED

67 SFSTORAGE

92 SFSTORAGE

58 SF

REFUSE &RECYCLE

MECH ROOM IN GARAGE EXCLUDED FROM FAR

BIKE PARKING BELOW GRADE IN GARAGE EXCLUDED FROM FAR

888 SF2 BED-A

763 SF1 BED

622 SF1 BED-A

1150 SF3 BED-A

914 SFFITNESS

1368 SF2 BED

1300 SF2 BED

368 SF

MANAGER'SOFFICE

1245 SFCAFE

198 SFSTORAGE

1753 SF3 BED

3605 SFOPEN CORRIDOR

1035 SF

LOBBYRECEPTION

142 SFPKG

902 SF1 BED

1396 SF2 BED

729 SF1 BED

1103 SF3 BED

742 SF1 BED

COURTYARD

976 SF1 BED

40 SFMAIL742 SF

1 BED

1034 SF1 BED

89 SFSTORAGE 112 SF

W.C.

122 SFDOG WASH

537 SF

SPA FORRESIDENTS

737 SF

REFUSE &RECYCLE

763 SF1 BED

622 SF1 BED-A

1142 SF1 BED

889 SF2 BED-A

918 SF1 BED

1263 SF2 BED

1317 SF2 BED

1121 SF3 BED

1131 SF3 BED-A

954 SF1 BED

1536 SF3 BED

897 SF1 BED

850 SF1 BED

1299 SF2 BED

729 SF1 BED

3069 SF

OPEN ENDEDCORRIDOR

896 SF1 BED

742 SF1 BED

742 SF1 BED

89 SFSTORAGE

848 SFFITNESS


902 SF1 BED

1261 SF2 BED

897 SF1 BED

1012 SF1 BED

1427 SF3 BED

881 SF1 BED

1150 SF3 BED-A

742 SF1 BED

888 SF2 BED-A

1301 SF2 BED

729 SF1 BED

621 SF1 BED

1139 SF2 BED

1629 SF3 BED

901 SF1 BED

851 SF1 BED

1073 SF1 BED

763 SF1 BED

622 SF1 BED-A

1318 SF2 BED

742 SF1 BED

1103 SF3 BED

89 SFSTORAGE

1416 SF3 BED

1503 SF3 BED

882 SF1 BED

622 SF1 BED

76 SFW.C.

1529 SF2 BED

1536 SF3 BED

897 SF1 BED

850 SF1 BED

1073 SF1 BED


1142 SF2 BED

1514 SF2 BED

918 SF1 BED

763 SF1 BED

622 SF1 BED-A

889 SF2 BED-A

1299 SF2 BED

729 SF1 BED

76 SFW.C.

POOL ABV

742 SF1 BED

979 SF1 BED

89 SFSTORAGE

SHEET NO.







ISSUE

F.A.R. AREA CALCULATIONS



GROUND FLOOR

R1

R2

R3

R4

AREA SCHEDULE (F.A.R.)

AREA NAME QTY AREA

GROUND FLOOR1 BED 4 4,087 SF1 BED-A 3 1,949 SF2 BED-A 2 1,801 SFREFUSE & RECYCLE 1 58 SFSTORAGE 2 159 SF

8,055 SF

R11 BED 7 5,889 SF1 BED-A 1 622 SF2 BED 3 4,065 SF2 BED-A 1 888 SF3 BED 2 2,856 SF3 BED-A 1 1,150 SFCAFE 1 1,245 SFDOG WASH 1 122 SFFITNESS 1 914 SFLOBBY RECEPTION 1 1,035 SFMAIL 1 40 SFMANAGER'S OFFICE 1 368 SFPKG 1 142 SFREFUSE & RECYCLE 1 737 SFSPA FOR RESIDENTS 1 537 SFSTORAGE 2 287 SFW.C. 1 112 SF

21,008 SF

R21 BED 10 8,632 SF1 BED-A 1 622 SF2 BED 3 3,879 SF2 BED-A 1 889 SF3 BED 2 2,657 SF3 BED-A 1 1,131 SFFITNESS 1 848 SFSTORAGE 1 89 SF

18,747 SF

R31 BED 12 10,113 SF1 BED-A 1 622 SF2 BED 4 5,019 SF2 BED-A 1 888 SF3 BED 3 4,159 SF3 BED-A 1 1,150 SFSTORAGE 1 89 SF

22,041 SF

R41 BED 10 8,454 SF1 BED-A 1 622 SF2 BED 4 5,485 SF2 BED-A 1 889 SF3 BED 3 4,456 SFSTORAGE 1 89 SFW.C. 2 152 SF

20,147 SFGrand total 89,997 SF

RESIDENTIAL UNIT FLOOR AREA 82,974 SFRESIDENTIAL COMMON AREAS 5,773 SFCOMMERCIAL CAFE 1,250 SF +TOTAL FLOOR AREA 89,997 SF

LOT AREA 45,120 SFFAR 1.99

AVG. UNIT SIZE860 SF630 SF

1,410 SF890 SF

1,290 SF1,140 SF

TOTAL

RESIDENTIAL UNIT FLOOR AREA

UNIT TYPE QTY TOTAL AREA1 BED 43 37,175 SF1 BED-A 7 4,437 SF2 BED 14 18,448 SF2 BED-A 6 5,355 SF3 BED 10 14,127 SF3 BED-A 3 3,432 SF

83 82,974 SF

F.A.R. CALCULATIONFLOOR AREAS PER 9.04.080

MIN. UNIT SIZE-

600 SF-

850 SF-

1,080 SF

2176 SFCOURTYARD

COMMON

NOT USED

PRIVATE

Calculating...

LEGEND

190 SFDECK

226 SFDECK

60 SFDECK

60 SFDECK

60 SFDECK

60 SFDECK

138 SFDECK

302 SFDECK

60 SFDECK

3217 SFCOURTYARD

169 SFDECK

98 SFDECK

105 SFDECK

181 SFDECK

76 SFDECK

71 SFDECK

81 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK60 SF

DECK

76 SFDECK

76 SFDECK

180 SFDECK

180 SFDECK

76 SFDECK

375 SF

PATIO FORRESIDENTS

125 SFDECK

135 SFDECK

169 SFDECK

118 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK

101 SFDECK

133 SFDECK

68 SFDECK

139 SFDECK105 SF

DECK

76 SFDECK

76 SFDECK

60 SFDECK

98 SFDECK

78 SFDECK

196 SFFITNESS DECK

80 SFDECK

76 SFDECK

169 SFDECK

134 SFDECK

176 SFDECK

76 SFDECK

60 SFDECK

60 SFDECK

143 SFDECK

132 SFDECK

96 SFDECK

134 SFDECK

62 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK

60 SFDECK

76 SFDECK

76 SFDECK

60 SFDECK

98 SFDECK

135 SFDECK

76 SFDECK

76 SFDECK

71 SFDECK

123 SFDECK

302 SFDECK

76 SFDECK

60 SFDECK

60 SFDECK

60 SFDECK

101 SFDECK133 SF

DECK68 SFDECK159 SF

DECK143 SFDECK

118 SFDECK

60 SFDECK

76 SFDECK

76 SFDECK

60 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK

125 SFDECK

121 SFDECK

60 SFDECK

131 SFDECK

76 SFDECK

76 SFDECK

76 SFDECK

30596 SF

PARCELCOVERAGE

4243 SF

COMMON ROOFDECK

SHEET NO.







ISSUE

OPEN SPACE CALCULATIONS &PARCEL COVERAGE



GROUND FLOOR

R1

R2

R3

R4

REQUIRED:PER TABLE 9.14.030 AND 9.21.090

100 SF/UNIT MIN TOTAL OPEN SPACE 60 SF/UNIT MIN PRIVATE OPEN SPACE

PROVIDED:PROJECT COMPLIES WITH 60 SF MIN BALCONIES PER UNIT AND COMMON COURTYARD AT STREET LEVEL (SEE PLANS)

NON-REQUIRED COMMON OUTDOOR LIVING AREA+/- 9,600sf

PARCEL COVERAGE (%) = 70% MAXIMUM PER TABLE 9.14.030

PARCEL COVERAGE÷ SITE AREA(30,596 ÷ 45,120 = 68%)

NOTE: SEMI-SUBTERRANEAN & SUBTERRANEAN PARKING EXCLUDED PER SMZO 9.04.080 B

OUTDOOR LIVING AREA

CONSISTENT WITH SECTION 9.04.100 AND PAST CITY PRACTICE WE HAVE INCLUDED THE AREA OF THE PARCEL COVERED BY THE FOOTPRINT OF THE BUILDING / STRUCTURE ON THE PARCEL, INCLUDING ANY PODIUM AREAS OVER ANY RESIDENTIAL AREA, AND EXCLUDED THE AREA OF THE PODIUM ABOVE THE SEMI-SUBTERRANEAN PARKING GARAGE IN DETERMINING THE PARCEL COVERAGE.

ROOF

SITE

AERIALZONING MAP

ZONING LEGEND

AERIAL VIEW

SHEET NO.







ISSUE

SITE AERIAL AND ZONING MAP



PICO BOULEVARD

VICENTE TERRACE

OC

EAN

AVE

NU

E

(E) SHUTTERS HOTEL

(E) VICEROY HOTEL

(E) MULTI-FAMILY APARTMENT

(E) CAPORESTAURANT

(E) COMMERCIAL

1828 OCEAN AVENUE

(E) PARKING

LOT

(E) MULTI-FAMILY APARTMENT

(E) HOTEL CASA DEL MAR

(E)RESTAURANT

APPI

AN W

AY

(E) RESIDENTIAL(E) MULTI-FAMILY APARTMENT

TRAFFIC ISLAND TRAFFIC ISLAND

1

2

345

6

78

910

11

12

13

14

15

16

1. APPROACH FROM OCEAN AVE. 2. THE VICEROY HOTEL 3. VICENTE TERRACE 4. COMMERCIAL / RESIDENTIAL ALONG VICENTE TERRACE 5. EXISTING APARTMENT ALONG VICENTE TERRACE

6. PARKING LOT DIAGONALLY ACROSS VICENTE TERRACE 7. CORNER OF PICO BLVD. AND OCEAN AVE. 8. ACCESS TO EXISTING SITE ALONG PICO BLVD. 9. CHA CHA CHICKEN RESTAURANT ACROSS PICO BLVD. 10. MULTI-FAMILY APARTMENTS ALONG PICO BLVD.

11. PICO BLVD. 12. WALKWAY ADJACENT TO SHUTTERS HOTEL 13. ADJACENT FACADE OF SHUTTERS HOTEL

14. BRIDGE ACROSS APPIAN WAY TO SHUTTERS HOTEL 15. VIEW DIAGONALLY ACROSS FROM OCEAN AVE. AND PICO BLVD. 16. HIGH DENSITY RESIDENTIAL ALONG OCEAN AVE.

SHEET NO.







ISSUE

SITE CONTEXT PHOTOS



SITE CONTEXT PHOTO MAP

NEIGHBORING STREET ELEVATION ACROSS OCEAN AVENUE

NEIGHBORING STREET ELEVATION ACROSS VICENTE TERRACE

NEIGHBORING STREET ELEVATION ACROSS PICO BLVD.

SHEET NO.







ISSUE

NEIGHBORING STREETELEVATIONS



P.L. P.L.

SITE

P.L. P.L.

VICEROY HOTELOCEAN AVENUEPROPOSED BUILDINGSHUTTERS ON THE BEACH HOTEL

SHEET NO.







ISSUE

SITE AND CONTEXT ELEVATIONS



EXISTING ELEVATION ALONG PICO BLVD. LOOKING NORTH

PROPOSED ELEVATION ALONG PICO BLVD. LOOKING NORTH

0 10'5' 20'

P.L.P.L.

CHA CHA CHICKEN RESTAURANT PICO BLVD. PROPOSED BUILDING VICENTE TERRACE CAPO RESTAURANT

P.L.P.L.

SITE

SHEET NO.







ISSUE




PROPOSED ELEVATION ALONG OCEAN AVE. LOOKING WEST

EXISTING ELEVATION ALONG OCEAN AVE. LOOKING WEST

0 10'5' 20'

P.L. P.L.

VICEROY HOTEL OCEAN AVENUE PROPOSED BUILDING SHUTTERS ON THE BEACH HOTEL APPIAN WAY

P.L. P.L.

SITE

SHEET NO.







ISSUE




PROPOSED ELEVATION ALONG VICENTE TERRACE LOOKING SOUTH

EXISTING ELEVATION ALONG VICENTE TERRACE LOOKING SOUTH

0 10'5' 20'

SHEET NO.







ISSUE

NEIGHBORING DESIGNREFERENCES



PROJECTING BALCONIES STEPPED FENCES & GATES COVERED STOOPS

YARD LANDSCAPING BUILDING TEXTURE GATHERING AREAS

1828 ocean avenue - santa monica · total req'd stalls guest parking 1:5 units average bedroom...

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