1921 ocean front walk - santa monica · req'd parking ratio total req'd stalls guest...

SHEET NO.

KoningEizenberg1454 25th St, Santa Monica, CA 90404

[email protected] 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.

ISSUE

ArchitecturePROJECT SHEET NAME

APPLICANTKONING EIZENBERG ARCHITECTURE

7/12/17

COVER

A0.00PRELIMINARY ARB REVIEW

1921 OCEAN FRONT WALKSANTA MONICA, CA 90405

1921 OCEAN FRONT WALKAKA 1920 OCEAN WAY

PRELIMINARY ARB REVIEW 7.17.2017

SHEET NO.





ISSUE



7/12/17

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 LEVELR4R3R2R1P1GF/P2TOTAL # OF UNITS

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

AVERAGE BEDROOM RATIO = 2.09

PARKING PROVIDEDLEVELP1GF/P2TOTAL

STD7413

COMPACT71623

SHARE000

TOTAL2041

61 TOTAL PARKING STALLS PROVIDED

ST0000000

10

1B0100001

1.51.5

2B03762018

236

3B2100003

26

TOTAL25762022

43.54.4

E.V.202

1921 OCEAN FRONT WALK, SANTA MONICA, CA 90405

OCEANFRONT DISTRICT

PER 2015 ZONING CODE - 47'. SEE SHEET A0.23TIER 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

23,258 SF; 23,209 SF EXCLUDING BAY STREET OVERLAPSEE SHEET A0.22

DIVIDED INTO THREE EQUAL SEGMENTS. SEE SHEETS A0.22 & A0.23

VACANT LOT

PER 2015 ZONING CODE - 2.0. SEE SHEET A0.22TIER 2 WITH COMMUNITY BENEFITS PER CHAPTER 9.23

PROPOSED F.A.R.:

F.A.R. & PARCEL COVERAGE CALCULATIONS

BICYCLE PARKING PROVIDED

MAXIMUM HEIGHT PERMITTED:

MAXIMUM F.A.R. PERMITTED:

LEVELGF/P2P1R1TOTAL

SHORT-TERM9 (ON-SITE)0 ( 1 XL)09

LONG-TERM COMM.4004

TOTAL590059

LONG-TERM RES.410041

LONG-TERM RESIDENTIAL = 1 / BEDROOMSHORT-TERM RESIDENTIAL = 10% OF LONG-TERM (2 MIN)LONG-TERM COMMERCIAL = 1 / 3,000 SF (4 MIN)SHORT-TERM COMMERCIAL=1 / 4,000 SF (4 MIN)

BICYCLE PARKING REQUIRED

BICYCLE PARKING

PER TABLE 9.28.140

COMMERCIAL PARKING REQUIREMENTS

TOTAL REQUIRED PARKING ROUNDED DOWN PER 9.28.040UNBUNDLED PARKING IS REQUIRED PER 9.28.1102 ELECTRIC VEHICLE CHARGING STATION REQUIRED (WHEN PROVIDING 50-99 TOTAL STALLS) PER 9.28.160MAXIMUM PARKING IS 2 SPACES OR 5% (WHICHEVER IS GREATER) MORE THAN REQUIRED AMOUNT PER 9.28.040(61*1.05 = 64 SPACES)

UNIT TYPE

RESIDENTIAL UNITS & PARKING REQUIREMENTS

RESTAURANT 1 < 2,500 SFRESTAURANT 2 < 2,500 SF

2,000 SF @ 1/300 SF = 6.72,000 SF @ 1/300 SF = 6.7

61.3TOTAL REQ'D STALLS FOR PROJECT

STREET FACADES: 15' MIN FIRST STORY STREET WALL HEIGHT20' MAX FIRST STORY STREET WALL HEIGHT

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 / UNITSEE SHEET A5.01

RECYCLING & REFUSE:

LOADING: 1 PASSENGER LOADING SPACE (PER 9.28.080.D.3) IS REQ'D FOR PROJECTS WITH 2,501 - 7,500 SF OF COMMERCIAL FLOOR AREA PER 9.28.080.E.2.B. RESIDENTIAL PROJECTS WITH LESS THAN 50 UNITS ARE NOT REQUIRED TO PROVIDE A LOADING AREA.

HC303

SEE ATTACHED COMMUNITY BENEFITS LIST

(46 BEDROOMS * 1 =46)(.1 * 46 = 5)

(3,880 SF COMM ÷ 3,000 SF = 4)(3,880 SF COMM ÷ 4,000 SF = 4)

TOTAL REQUIRED 59

PARCEL COVERAGE:

70% ALLOWABLE; 70% PROPOSEDSEE SHEET A5.01

RESIDENTIAL UNIT FLOOR AREA 39,429 SFRESIDENTIAL COMMON AREAS 2,485 SFCOMMERCIAL FLOOR AREA 2,845 SF +TOTAL 44,759 SF

LOT AREA 23,209 SFFAR 1.93

SHEET LIST

SHEET # SHEET NAME

A0.00 COVERA0.01 PROJECT INFORMATIONA0.10 DESIGN NARRATIVEA0.11 DESIGN NARRATIVEA0.12 RENDERING - OCEAN WAY & BAY STREETA0.13 RENDERING - SANTA MONICA STATE BEACHA0.14 RENDERING - OCEAN FRONT WALKA0.15 RENDERING - BAY STREET TURN-AROUNDA0.16 RENDERING - OFW RESIDENTIAL APPROACHA0.17 RENDERED SECTION - CDM PUBLIC DININGA0.20 2016 DESIGN SURVEYA0.21 2015 GRADING SURVEYA0.22 SANG METHODOLOGY & PARCEL AREA PLANA0.23 SANG METHODOLOGY - SECTIONA2.00 SITE / PLOT PLANA2.01 FLOOR PLANSA2.02 FLOOR PLANSA2.03 FLOOR PLANSA2.04 FLOOR PLANSA2.05 FLOOR PLANSA2.06 FLOOR PLANSA2.08 ROOF PLANA2.10 PRELIMINARY LANDSCAPE PLANA2.11 ENLARGED COURTYARD PLANA2.12 RENDERING - NORTH COURTYARDSA2.13 PRELIMINARY LANDSCAPE PALETTEA3.00 MATERIAL REFERENCESA3.01 BUILDING ELEVATION - WESTA3.02 BUILDING ELEVATION - SOUTHA3.03 BUILDING ELEVATION - EASTA3.04 BUILDING ELEVATION - NORTHA4.00 BUILDING SECTION 1A4.01 BUILDING SECTION 2A4.02 BUILDING SECTION 3A5.00 F.A.R. AREA CALCULATIONSA5.01 OPEN SPACE & PARCEL COVERAGE CALCSA9.30 SITE AERIAL AND ZONING MAPA9.32 SITE CONTEXT PHOTOSA9.33 NEIGHBORING STREET ELEVATIONSA9.34 SITE AND CONTEXT ELEVATIONSA9.35 SITE AND CONTEXT ELEVATIONSA9.36 SITE AND CONTEXT ELEVATIONSA9.37 RENDERED SECTION - VIEWS THROUGH CDMA9.40 CONTEXT ELEVATION - OCEAN WAYA9.41 CONTEXT ELEVATION - BAY STREETA9.42 CDM REFERENCE - PIVOT GLAZING & VENT PANELA9.43 CDM REFERENCE - PIVOT GLAZING & VENT PANEL

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

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

A5.00

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

PARCEL COVERAGE÷ SITE AREA(16,165 ÷ 23,209 = 70%)

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

OWNERNXT2 BEACH, LLCA CALIFORNIA LIMITED LIABILITY COMPANY

PARCEL COVERAGE:

4 AFFORDABLE UNITS (FOR 50% INCOME HOUSEHOLDS) PROVIDED OFF-SITE AT 1828 OCEAN AVE

GREATER THAN 40,000 SF PER TABLE 9.21.130.BMUST BE REVIEWED BY DIRECTOR OF PUBLIC WORKS

UNIT MIX FOR REFERENCEA) MARKET RATE UNITS:

3 BEDROOM UNITS - MIN 15%22x.15=3.3** 3 PROVIDED

2 BEDROOM UNITS - MIN 20%19x .20 = 3.8 18 PROVIDED

STUDIO - MAX 15%

**PER SMZO SECTION 9.23.030.A.2.a.v, SINCE THE FRACTION UNIT IS LESS THAN .5, THE REQUIRED NUMBER OF THREE-BEDROOM UNITS CAN BE ROUNDED DOWN.

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

LONG-TERM XL5 005

SEE SHEET A5.01

NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090 A2

MECH. ASSIST02121

HISTORIC PRESERVATION CONSULTANTCHATTEL, INC.13417 VENTURA BLVDSHERMAN OAKS, CA 91423

CONTACT: ROBERT CHATTEL, SUKI GERSHENHORNT: 818.788.7954E: [email protected] [email protected]

22 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH GROUND FLOOR COMMERCIAL AND 15% VERY-LOW INCOME AFFORDABLE UNITS TO BE LOCATED OFFSITE AT 1828 OCEAN AVENUE. THIS SITE WAS SOLD BY THE CITY FOR RESIDENTIAL DEVELOPMENT. IT SHARES A LOT LINE WITH THE HISTORIC HOTEL CASA DEL MAR (CDM), AND THE PROJECT DESIGN THOUGHTFULLY INCORPORATES A VARIETY OF DESIGN FEATURES IN RESPONSE TO THE DESIGN OF THE ADJACENT HOTEL WHILE REMAINING IN STRICT CONFORMITY WITH THE 2015 ZONING ORDINANCE. DUE TO PROPOSITION S (PASSED BY THE VOTERS IN 1990 TO STOP BEACHFRONT HOTEL DEVELOPMENT), THE PROJECT AT 1921 IS AN ENTIRELY DISTINCT AND SEPARATE APARTMENT USE NOT AFFILIATED OR ASSOCIATED WITH CDM.

ZONING VARIANCE REQUEST

1. DUE TO EXISTING TOPOGRAPHICAL SITE CONDITIONS AND THE ZONING ORDINANCE FORMULA FOR CALCULATING AVERAGE NATURAL GRADE ON SLOPING SITES, IT APPEARS THAT IT IS INFEASIBLE FOR THE PROJECT TO COMPLY WITH THE 15' MINIMUM & 20' MAXIMUM STREET WALL HEIGHT CRITERIA FOR STREET FACING FACADES. REFER TO TABLE 9.14.030 SMZO.

OUTDOOR LIVING AREA

REQUIRED:PER TABLE 9.14.030 AND 9.21.090

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

PRIVATE OUTDOOR LIVING AREA:PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKS(SEE PLANS)

SEE SHEET A5.01

LANDSCAPE AREA

PLANTED AREAHARDSCAPE AREATOTAL +/-

6,000sf2,800sf8,800sf

*AREA EXCLUDES EXISTING PUBLIC WALKWAYS AND PROPOSED PRIVATE DECKS

NON-REQUIRED COMMON OUTDOOR LIVING AREA+/- 2,700 SF

SHEET NO.





ISSUE



7/12/17

DESIGN NARRATIVE



1921 Ocean Front Walk Design Narrative

1921 Ocean Front Walk is a collection of 22 beachside apartments anchoring the southern end of the string of buildings south of the Pier. The project gracefully steps up the contours of a sandstone bluff with two beach-facing cafes on the lowest level facing the pedestrian promenade. The organic composition of the sloping bluff is referenced in the project’s sedimentary-textured and sand-colored concrete base and beach bluff landscaping. Upon this base are the hillside apartment units which step up the Bay Street hill.

Along Bay Street and Ocean Way, a checkerboard of staggered and layered solid walls separated by glass walls provide outdoor living areas and mediate views to and from Santa Monica State Beach and Crescent Bay Park. These wall panels are not evenly disposed but vary, much like the walls in a hillside town vary. These layered and overlapping, nearly random walls, reflect the sort of layering typical of windscreens and sunscreens at the beach. To develop a lightness to these solid walls we propose using a terracotta rain screen. These terracotta baguettes are proposed in an off white and light gray color –seashell and driftwood colors. This artfully picks up the lighter buff-colored cast stone elements of the adjacent Casa Del Mar.

Compatible Differentiation The apartment building design is contemporary in comparison with the historic Hotel Casa Del Mar (CDM) and yet compatible in terms of mass, materials, relationship of solids to voids, and color. Because current zoning regulations are so different for this new apartment building from those that may have been in place when CDM was built, this is the most appropriate approach and is consistent with the diverse mix of development in the neighborhood. Intended references to CDM will include (1) the use of a terracotta baguettes or stone exterior cladding of compatible color tone to reflect the stonework quality of CDM, (2) forming the appearance of a 2-story entry element facing Ocean Way, picking up on the 2-story entry element at CDM and (3) designing resident user- controlled ventilation panels that sub-divide large glazing zones into smaller vertically proportioned window groupings and thereby referencing to the window bays at the public levels of CDM. These new ventilation panels in the apartments will pivot between open and closed positions similar to the CDM public dining room windows and moreover will eliminate the need for window screens on the apartment building (which CDM does not have).

Western and Northern Setbacks The boardwalk (known as Ocean Front Walk) does not continue in a straight line at the west end along the Project Site, but instead veers further west to avoid the vehicle turnaround at the end of Bay Street. As a result, the westerly private property line of the Project Site is actually 20’ seaward of the western property line of the CDM site. Nonetheless, the proposed building is set back 20’ from the Project Site’s west property line to respect the historic building line that has existed along the entire boardwalk to the north of the site.

Eastern Setback Along Ocean Way the entire project is set back 5’ from the property line. Because CDM has no such setback, this setback of the project from the eastern property line will expose the southeast corner of the Hotel for passers-by all of the way down to the street level. Thus, this setback provides further views of CDM all of the way across Bay Street from the higher ground area of Crescent Bay Park, which is the most frequently used portion as it offers the best views of the Pacific Ocean.

Segmented Building HeightThe site slopes up some 23’ from Ocean Front Walk at the west to Ocean Way to the east, and accordingly, Segmented Average Natural Grade (SANG) per the 2015 Zoning Ordinance is used to establish the maximum building height in three equal parts as the project steps up the hill. This has the historic benefit of reducing the building height on the western third of the site, further improving sight lines to and from CDM. The height is strictly limited by the Zoning Code to a maximum of 47 feet (excluding prescribed rooftop projections).

SHEET NO.





ISSUE



7/12/17

DESIGN NARRATIVE



The proposed project has been sited in alignment with historic development all along the boardwalk to the north, despite the fact that this particular lot juts westward 20 feet closer to the beach than do the other properties to the north. Also, the project will provide a private entry court that has been located on the north side, which purposefully provides generous separation between the project and CDM. These two accommodating features (i.e., “beachfront” and side yards) of the project, combined with the veering of the boardwalk path seaward, enhance the sight lines of CDM from Ocean Front Walk from the south while sacrificing greater ocean views for the project residents (and corresponding to a sizeable decrease in value to the developer).

SHEET NO.





ISSUE



7/12/17

RENDERING - OCEAN WAY & BAYSTREET



The southeast corner and roof tower of CDM will remain visible from Crescent Bay Park (upper walkway) - the proposed project is setback at a minimum of 5' from the eastern parcel boundary.

SHEET NO.





ISSUE



7/12/17

RENDERING - SANTA MONICASTATE BEACH



The proposed project seeks to continue the A/B/A rhythm of CDM, referencing the scale and proportion of the CDM projection, while also staying at a lower maximum height than CDM.

A BBA

SHEET NO.





ISSUE



7/12/17

RENDERING - OCEAN FRONT WALK



Through conversations with the project’s historic consultant, the northwest corner of the proposed project was recessed to further expose the southwest corner of CDM from Ocean Front Walk.

SHEET NO.





ISSUE



7/12/17

RENDERING - BAY STREETTURN-AROUND



The building’s pattern and form of angled walls (reminiscent of sails) along Bay St. control sight lines to provide the building’s residents with scenic views without compromising the privacy. The west elevation incorporates more glazing allowing this to become the primary facade.

SHEET NO.





ISSUE



7/12/17

RENDERING - OFW RESIDENTIALAPPROACH



In response to Coastal Commission Staff comments, a residential unit along Ocean Front Walk has been replaced with a second small scale cafe to augment visitor-serving uses facing the beach.

SHEET NO.





ISSUE



7/12/17

RENDERED SECTION - CDM PUBLICDINING



P.L.

GRADES SHOW PRESENT DAY SITE CONDITIONS AFTER SIDEWALK REHABILITATION. THESE GRADES ARE NOT ASSOCIATED WITH THE PROPOSED PROJECT HEIGHT CALCULATIONS. PARCEL BOUNDARY AND OTHER INFORMATION IS USED FOR PROJECT DESIGN.

SHEET NO.





ISSUE



7/12/17

2016 DESIGN SURVEY



THIS SURVEY IS INCLUDED TO REFERENCE GRADING CONDITIONS PRIOR TO SIDEWALK STABILIZATION - SHOWN AS GRAY LINES. PARCEL BOUNDARY INFORMATION IS SHOWN INCORRECTLY. REFER TO DESIGN SURVEY FOR FURTHER INFORMATION. SHEET NO.





ISSUE



7/12/17

2015 GRADING SURVEY



SANG METHODOLOGY PROJECT HEIGHTS ARE ESTABLISHED USING SITE GRADING AT TIME THE APPLICATION WAS DEEMED COMPLETE. SEE A0.22

BAY STREET

OC

EA

N W

AY

P.L. 196.06'

P.L.

120

.00'

P.L.

120

.00'

P.L. 191.56'

PARCEL AREA23,209 SF

(EXCLUDING BAY ST OVERLAP)

HEIGHT = 47' MAX

**NO SIDE YARD REQUIRED**

**NO SIDE YARD REQUIRED**

**5'

STR

EET

FRO

NTA

GE

SETB

ACK

**

**N

O R

EAR

YAR

D R

EQU

IRED

**

MID-POINT @ P.L.

MID-POINT @ SETBACK

OCE

AN F

RONT

WAL

K

(E) SIDEWALK

BAY STREET TURNAROUND OVERLAP, 49SFDEDUCTED FROM PARCEL AREA BY DEFINITION PER 9.52.020.1590

(E) PLANTING

(E) HOTEL CASA DEL MAR

14.20'1

A0.23

(E) ROOF OVERHANG

SET

BAC

K5'

-0" S

TRE

ETF

RO

NTA

GE

34.60'

13.66'

13.26'

13.38'

13.46'

13.77' 36.89'

31.96'

13.58'

27.50'

RE

AR

PL

FRO

NT

PL

GRADE POINT CALCULATIONOCEAN WAY GRADE POINT INTERPOLATED FROM EXISTING CONTOURS FROM SURVEY ON SHEET A0.49

DISTANCE IN PLAN BETWEEN 26' AND 27' CONTOUR = 5' DISTANCE OF MID-POINT @ SETBACK TO 26' CONTOUR = 3.75'INTERPOLATION = 2/5 x 3.75' + 26' = 27.50'

20'-0"

EQ EQ EQ

SHEET NO.





ISSUE



7/12/17

SANG METHODOLOGY & PARCELAREA PLAN



NOTES: 1. CBC GRADE PLANE & SEGMENTED AVERAGE NATURAL GRADE FOR PLANNING PURPOSES DO NOT COINCIDE WITH EACH OTHER. EACH HAVE UNIQUE CALCULATION METHODS. THEREFORE CBC FIRST FLOOR DESIGNATIONS MAY DIFFER FROM PLANNING CODE.

2. 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 24.12' ABOVE PROJECT SEA LEVEL

SEGMENTED AVERAGE NATURAL GRADE:PER 9.04.050.a2

"SANG. Segmented Average Natural Grade is measured from the elevation levels of three equal segments between the front setback line and rear setback line. The three equal segments shall be created by drawing imaginary lines connecting opposite side setback lines (or parcel lines if no setbacks are required) at 1/3 increments of the depth of the parcel from the front setback line to the rear setback line (or parcel lines if no setbacks are required). The elevation for the front 1/3 segment shall be equal to the elevation of the midpoint of the front setback line (or parcel line if no setback is required). The elevation for the rear 1/3 segment shall be equal to the elevation of the midpoint of the rear setback line (or parcel line if no setback is required). The elevation of the middle 1/3 segment shall equal the halfway elevation between the front and rear 1/3 segments."

0 5'2.5' 10'SANG METHODOLOGY PROJECT HEIGHTS ARE ESTABLISHED USING SITE GRADING AT TIME THE APPLICATION WAS DEEMED COMPLETE. SEE A0.21

GROUND FLOOR / P213.5'

ROOF - E74.3'

P.L. P.L.

PROPOSED LEVEL HEIGHTS FOR PLANNING PURPOSES

10'-0

"10

'-1"

10'-1

"10

'-7"

11'-0

"9'

-0"

FRO

M S

.A.N

.G. 1

47'-0

"

FRO

M S

.A.N

.G. 2

47'-0

"

FRO

M S

.A.N

.G. 3

47'-0

"

(E) CASA DEL MAR HOTEL BEYOND

5'-0"

OCEAN FRONT WALK

OCEAN WAY

*CURRENTLY SHOWN ON DRAWING SET

47'-0" ABOVE S.A.N.G.

47'-0" ABOVE S.A.N.G


S.A.N.G. 1

S.A.N.G. 3

S.A.N.G. 2

14.20'

34.60'

APPROX. (E) GRADE

R133.5'

27.50'

P122.5'

R464.3'

R354.2'

R244.1'

STREET FRONTAGE SETBACK @ FRONT

PROPERTY LINEEQEQEQ

SHEET NO.





ISSUE



7/12/17

SANG METHODOLOGY - SECTION



0 5'2.5' 10'

SEGMENTED AVERAGE NATURAL GRADE:PER 9.04.050.a2

NOTE: DEFINITION OF FIRST STORY AND BUILDING HEIGHT PER SANTA MONICA ZONING ORDINANCE MAY CONFLICT WITH CALIFORNIA BUILDING CODE (CBC)

SANG METHODOLOGY PROJECT HEIGHTS ARE ESTABLISHED USING SITE GRADING AT TIME THE APPLICATION WAS DEEMED COMPLETE. SEE A0.21

BAY STREET

OC

EA

N W

AY

(E) CASA DEL MAR HOTEL

OCEANFRONT DISTRICT PER SMZO

(E) RESIDENTIAL

R4 DISTRICT PER SMZO

P.L. 196.06'

P.L

. 120

.00'

P.L.

120

.09'

P.L. 191.56'

OCE

AN F

RONT

W

ALK

(E) SIDEWALK

PARCEL AREA = 23,209 SF(EXCLUDING BAY ST OVERLAP)

OCEANFRONT DISTRICT- MIXED-USE RESIDENTIALFAR = 2.0 MAX

HEIGHT = 47' MAX

EDGE OF (E) SIDEWALK

NO SIDE YARD REQUIRED(NOT ADJACENT TO RESIDENTIAL)

NO SIDE YARD REQUIRED(NOT ADJACENT TO RESIDENTIAL)

5' S

TRE

ET

FRO

NTA

GE

SE

TBA

CK

(NO

T A

DJA

CE

NT

TO R

ES

IDE

NTI

AL)

NO

RE

AR

YA

RD

S

ETB

AC

K

(E) SIDEWALK GRATING

(E) PARKING METER TYP.

STREET SIGN

(E) BOLLARD

STAIR PENTHOUSE14'-0" MAX. ABV ALLOWABLE HT

MECH. DUCT12'-0" MAX. ABV ALLOWABLE HT

58'-8"

67'-6"

FUTURE PV PANELS,NUMBER OF PANELS

TBD

FUTURE SOLAR WATER PANELSNUMBER OF PANELS TBD


SPA

47'-0" ABOVE S.A.N.G.5 STORIES PER SMZO

7' MAX. ABV ALLOWABLE HT

5' MAX. ABV ALLOWABLE HT

47'- 0" ABOVE S.A.N.G.4 STORIES PER SMZO

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

MECH. ENCLOSURE,MAX. 12' ABV ALLOWABLE HT

TRELLIS10'-0" MAX. ABV ALLOWABLE HT

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

58'-8"

5 STORIES PER SMZO




TRELLIS

6'-0" TALL FENCE

TRELLIS

19'-6

"10

'-0"

10'-0" 20'-0"

VEHICULAR ENTRY20'-0" 5'-0" 74'-11"

(E) PARKING METER TYP.

(E) BOLLARD

(E) SHRUBS

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

POOL EQ.ROOMBELOW

(E) STREET PARKING TYP.RECONFIGURED

POOL FENCE, 5'-0" MIN. HEIGHT

5'-0" TALL FENCE

ELEVATOR BELOW

PRIVATE DECK

GARDEN EXIT STAIR

SET

BAC

K5'

-0" S

TRE

ETF

RO

NTA

GE

31.93'

36.76'13.79'

13.22'

(E) CURB CUT TO BE REMOVED

C L

CL

(E) SHRUBS

(E) SHRUBS

BAY STREET TURNAROUND OVERLAP, 49sfDEDUCTED FROM PARCEL AREA BY DEFINITION PER 9.52.020.1590

(E) PALM TREES, WASHINGTONIA

ROBUSTA

R.D.

R.D.

R.D.

OPEN TO BELOW

OPEN TO BELOW

R.D.

R.D.

BALCONY BELOW. 30" MAX PROJECTION INTO SETBACK

NEW TXF

ELEV PENTHOUSE18'-0" MAX. ABV ALLOWABLE HT


BALCONY BELOW. 30" MAX PROJECTION INTO SETBACK5' STREET FRONTAGE SETBACK

67'-6"

47'-0" ABOVE S.A.N.G.5 STORIES PER SMZO

R.D.

R.D.

MECH. ENCLOSURE,MAX. 12' ABV ALLOWABLE HT

AWNING BELOW. 30" MAX PROJECTION INTO SETBACK

(N) STREET TREE (TYP. OF 3)

15'-0

"15'-0"

SHEET NO.





ISSUE



7/12/17

SITE / PLOT PLAN



0 5'2.5' 10'

A3.01

A3.04

1

1

4 5 7 8

A

C

D

E

BAY STREET

A3.031

B

1

CAFE 1

S.A

.N.G

. 2

S.A

.N.G

. 3

OC

EAN

FR

ON

T W

ALK

4.1

P.L.

1A4.01

1A4.02

1A4.00

(E) CASA DEL MAR HOTELP.L.

(6) ON-SITE SHORT-TERM BIKE SPACES

165'-3"

S.A

.N.G

. 1

S.A

.N.G

. 2

114'

-11"

11'-0" 41'-11" 93'-9" 27'-8"

48'-5

"15

'-0"

23'-8

"20

'-11"

UP

SEWAGE EJECTOR BELOW SLAB

GREASE INTERCEPTOR BELOW SLAB

SUMP BELOW SLAB

CAFE 2

405 SFPATIO

590 SFPATIO

LOBBY

470 SF COMMON RESTROOM AREA 50/50 TO EACH CAFE

RAIN WATER COLLECTION TANK BELOW SLAB

2 3

EXIT

C

C

C

S

S

S

16.4

C

C

C

C

C

S

S

S

S

S

25'-0"

1'-6

"

(45) LONG TERM BIKES(5) LONG TERM XL BIKES

EXIT

LIFT

SHWR

EXISTING CDM BELOW GRADE MECHANICAL

ROOM

BACKFLOW PREVENTER

GAS METERS

ELEVMECH

3'-3

"3'

-3"

1'-6

"

1'-6

"

3'-6

"

1'-1

0"

6

160 SFPATIO

(3) ON-SITE SHORT-TERM BIKE SPACES

BIKEPARKING

COMMERCIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.





ISSUE



7/12/17

FLOOR PLANS



GROUND FLOOR / P2 FLOOR PLAN

0 5'2.5' 10'


LEVELGF/P2P1R1TOTAL


LONG-TERM COMM.4004

TOTAL590059


LONG-TERM XL5 005

CAFE 2INDOOR DINING 1,175OUTDOOR DINING 59050% COMMON RESTROOMS 235TOTAL 2,000sf

CAFE AREA

CAFE 1INDOOR DINING 1,200OUTDOOR DINING 56550% COMMON RESTROOMS 235TOTAL 2,000sf


STD7413

COMPACT71623

SHARE000

TOTAL2041


E.V.202

HC303

MECH. ASSIST02121

A3.01

A3.04

1

1

4 5 7 8

A

C

D

E

A3.031

B

1

2 BED

2 BED

4.1

25'-0"

DECK

DECK

LOBBY

1A4.01

1A4.02

1A4.00

COMMERCIAL& GUESTPARKING

P.L.

P.L.

OC

EAN

FR

ON

T W

ALK

8'-0

"

DRIVEWAY20'-0"

50'-3" 121'-1"

109'

-11"

48'-4" 123'-1"

88'-9

"19

'-3"

1 2

DN

UP

O.H. GATE

22'-4

"

HVOHVO

20%

SL

OPE

10%

10

%

ELEC

5

PASSENGER LOADING

MECH

2 3

DECK

16.4

S

C

C

C

S

S

S

17

18

20

20.0

25'-0"

3

4

14

15

16

19

EXISTING CDM BELOW GRADE MECHANICAL

ROOM

20'-6"

O.H. GATE

EQUIP

6

21'-7

"

10.010.0

LIFT

3'-3

"3'

-3"

1'-6

"

1'-6

"

13'-0

"1'

-6"

3'-6

"

C

S

ST

ST

ST

ST

ST

ST

M

M

C

M

M

NEW STREET TREE(TYP OF 3)


S.A

.N.G

. 2

S.A

.N.G

. 3

S.A

.N.G

. 1

S.A

.N.G

. 2

BAY STREET

SHEET NO.





ISSUE



7/12/17

FLOOR PLANS



P1 FLOOR PLAN


LEVELGF/P2P1R1TOTAL


LONG-TERM COMM.4004

TOTAL590059


LONG-TERM XL5 005


STD7413

COMPACT71623

SHARE000

TOTAL2041


E.V.202

HC303

MECH. ASSIST02121

0 5'2.5' 10'

A3.01

A3.04

1

1

4 5 7 8

A

C

D

E

A3.031

B

1

OPEN TO ABOVE

2 BED

2 BED2 BED

2 BED

4.1

OPEN TO ABOVE

DECK

DECK

DECK DECK DECK

1A4.01

1A4.02

1A4.00

PRIVATE DECK

P.L.

P.L.

OC

EA

N W

AY

166'-7"

108'

-0"

50'-2" 16'-10" 25'-6" 14'-6" 59'-7"

91'-1

1"16

'-1"

UP

GARDEN

STREET FRONTAGE SETBACK5'-0"

LOBBY

2 BED

2 BED

UP

UP

DECK

2 3

DN

LIFT

REFUSE &RECYCLE

FDC

6


S.A

.N.G

. 2

S.A

.N.G

. 3

S.A

.N.G

. 1

S.A

.N.G

. 2

BAY STREET

NEW STREET TREE(TYP OF 3)

COMMERCIAL

RESIDENTIAL COMMON

STORAGE / MEP

LEGEND

SHEET NO.





ISSUE



7/12/17

FLOOR PLANS



R1 FLOOR PLAN

0 5'2.5' 10'

A3.01

A3.04

1

1

4 5 7 8

A

C

D

E

A3.031

B

1 4.1

OPEN TO BELOW

OPEN TO BELOW

DECKDECKDECKDECK

DECK

1A4.01

1A4.02

1A4.00

P.L.

P.L.

DECK

168'-0"

107'

-11"

51'-0" 16'-10" 25'-8" 14'-4" 59'-7"

88'-9

"

UP

UP

2 BED

DECK

DECK

UP

DECK

2 3 6

2 BED

2 BED2 BED

2 BED

2 BED

2 BED

AWNING. MAX 30" PROJECTION INTO SIDE YARD

S.A

.N.G

. 2

S.A

.N.G

. 3

S.A

.N.G

. 1

S.A

.N.G

. 2


SHEET NO.





ISSUE



7/12/17

FLOOR PLANS



R2 FLOOR PLAN

0 5'2.5' 10'

A3.01

A3.04

1

1

4 5 7 8

A

C

D

E

A3.031

B

1

SPA

4.1

OPEN TO BELOW

FENCE

BATH

DECK

DECKDECK

UP

UP

1A4.01

1A4.02

1A4.00

P.L.

P.L.

ROOFDECK

166'-0 1/2"

107'

-11"

50'-2 1/2" 17'-9" 24'-8 3/4" 14'-3 1/4" 58'-1 1/4"

89'-1

1"UP

OPEN TO BELOW

UP

DN

UP

DECK DECK

DECK

2 3

BBQ

TRELLIS ABV

6

UP

2 BED

2 BED

3 BED

1 BED

2 BED

LANDSCAPE SCREEN

S.A

.N.G

. 2

S.A

.N.G

. 3

S.A

.N.G

. 1

S.A

.N.G

. 2


SHEET NO.





ISSUE



7/12/17

FLOOR PLANS



R3 FLOOR PLAN

0 5'2.5' 10'

A3.01

A3.04

1

1

4 5 7 8

A

C

D

E

A3.031

B

1

PRIVATE TERRACE

PRIVATE TERRACE

4.1

OPEN TO BELOW

MECH ENCLOSURE W/ GREASE DUCT

1A4.01

1A4.02

1A4.00

P.L.

P.L.

67'-10 1/4" 52'-7 1/2"

107'

-11"

40'-11 1/2" 57'-1 1/4"

DN

UP

3 BED

UP

OPEN TO BELOW

DECK

3 BED

2 3 6

MECH ENCLOSURE

S.A

.N.G

. 2

S.A

.N.G

. 3

S.A

.N.G

. 1

S.A

.N.G

. 2


SHEET NO.





ISSUE



7/12/17

FLOOR PLANS



R4 FLOOR PLAN

0 5'2.5' 10'

A3.01

A3.04

1

1

4 5 7 8

A

C

D

E

A3.031

B

1 4.1

CONDENSER UNITS TYP.,

MECH ENCLOSUREMAX 12' ALLOWABLE HT

1A4.01

1A4.02

1A4.00

52'-7"

107'

-11"

57'-6"

40'-3

"13

'-0"

54'-8

"

FUTURE PV PANELS,NUMBER OF PANELS

TBD5' MAX. ABV

ALLOWABLE HT

MECH DUCT 12'-0" MAX ABV ALLOWABLE HT

ELEV PENTHOUSE

STAIRPENTHOUSE

STAIR PENTHOUSE

STAIR PENTHOUSE

ROOF 47'-0" ABV S.A.N.G 3



POOL DECK BELOW45'-4" ABV S.A.N.G 1

SOLAR HOT WATER

2 3 6

S.A

.N.G

. 2

S.A

.N.G

. 3

S.A

.N.G

. 1

S.A

.N.G

. 2


SHEET NO.





ISSUE



7/12/17

ROOF PLAN



ROOF PLAN

0 5'2.5' 10'

SHEET NO.





ISSUE



7/12/17

PRELIMINARY LANDSCAPE PLAN



LANDSCAPE AREA PLANTED AREAHARDSCAPE AREATOTAL +/-

6,000sf2,800sf8,800sf

*AREA EXCLUDES EXISTING PUBLIC WALKWAYS AND PROPOSED PRIVATE DECKS

LINE OF CDM ROOF OVERHANG

SIDEWALK(EXISTING)

RETRACTABLE AWNINGS

OCEAN FRONT WALK CASA DEL MAR HOTEL

(EXISTING)

PROPOSED PROJECT ROOF OUTLINE

(STEPPED)

RESIDENTIAL ACCESS

UNIT TERRACE

BELOW

SIDE YARD LANDSCAPE BELOW

OCEAN WAY

CDM PATIO (EXISTING)

OUTDOOR DINING

SHEET NO.





ISSUE



7/12/17

ENLARGED COURTYARD PLAN



Landscaped courtyards mediate the proposed project and Casa Del Mar views. Proposed courtyard materials to have a natural texture and tone.

SHEET NO.





ISSUE



7/12/17

RENDERING - NORTH COURTYARDS



SHEET NO.





ISSUE



7/12/17

PRELIMINARY LANDSCAPE PALETTE



SHEET NO.





ISSUE



7/12/17

MATERIAL REFERENCES



PRE-CAST TERRACOTTA BAGUETTES

Primary material selection continues the adjacent bluff at Crescent Bay park into the project site. The sloping bluff is reestablished in a sedimentary sand colored concrete base and beach bluff landscaping. To add a lightness to these solid walls we propose using a Terracotta rain screen. These are proposed in an off white and light gray color – sea shell and drift wood colors. This picks up the lighter buff colored cast stone elements of the adjacent Casa Del Mar and the use of fired terracotta material takes inspiration from CDM.

HILL SIDE SEDIMENTARY WALL

TERRACOTTA SAILS


P1 - W25.5'

R1 - W36.5'

R2 - W46.6'

R3 - W56.7'

ROOF - W67.5'

ROOF - E74.3'

A C D E

P.L.P.L.

B

6'-9

"10

'-10"

10'-1

"10

'-1"

11'-0

"12

'-0"


BAY STREET

AL-1 CO-1 GL-1

MECH. DUCT ENCLOSURE

STAIR, ELEVATOR PENTHOUSE

PARAPET AS REQ'D

47'-0

" MA

X FR

ON

S.A

.N.G

. 1

47'-0

"

S.A.N.G. 1

S.A.N.G. 2

47'-0

" MAX

FR

OM

S.A

.N.G

. 2

47'-0

"

S.A.N.G. 3

47'-0

" MAX

FR

OM

S.A

.N.G

. 3

47'-0

"

MAX

8' T

ALL

(E) WALL

3'-6

" MA

XP

ARA

PET

MECH. ENCLOSURE BEYOND

MECH. ENCLOSURE BEYOND

GL-1AL-1 AL-2

MECH ENCLOSURE AND GREEN SCREEN

SPA AND GREEN SCREEN

SPA FENCE

USER CONTROLLED VENT PANEL

CO-1 SEDIMENTARY CONCRETE WALLAT-1 ARCHITECTURAL TERRACOTTA BAGUETTESGL-1 GLAZINGAL-1 PERFORATED ALUMINUM SCREENAL-2 SOLID ALUMINUM (WHITE)

MATERIAL LEGEND

MP COPPER PANEL

SHEET NO.





ISSUE



7/12/17

BUILDING ELEVATION - WEST



0 4'2' 8'


P1 - W25.5'

R1 - W36.5'

R2 - W46.6'

R3 - W56.7'

ROOF - W67.5'

ROOF - E74.3'

4 5 7 81 4.1

P.L.P.L.

6'-9

"10

'-10"

10'-1

"10

'-1"

11'-0

"12

'-0"

PARKING ENTRANCE

OCEAN WAY

CO-1 GL-1AT-1GL-1

TRELLIS

TRELLIS

PARAPET AS REQ'D

STAIR, ELEV PENTHOUSE

GLASS GUARDRAILS


MECH. ENCLOSURE


CO-1

R133.5'

P122.5'

R464.3'

R354.2'

R244.1'




S.A.N.G. 1

S.A.N.G. 3

S.A.N.G. 2

FRO

M S

.A.N

.G 3

47'-0

" MAX

FRO

M S

.A.N

.G 2

47'-0

" MAX

FRO

M S

.A.N

.G 1

47'-0

" MAX

PAR

APE

T3'

-5" M

AX

2 3

AL-1

PERFORATED PIPE

GROUND WATER LEVEL

10'-0

"

6

AL-1AL-1GL-1

GREEN SCREEN


MATERIAL LEGEND

MP COPPER PANEL

SHEET NO.





ISSUE



7/12/17

BUILDING ELEVATION - SOUTH



0 4'2' 8'


ROOF - E74.3'

ACDE B

P.L. P.L.

BAY STREET

GL-1 CO-1 AL-1

AT-1

S.A.N.G. 3

47'-0

" MAX

FR

OM

S.A

.N.G

. 3

47'-0

"3'

-6" M

AX

PAR

APE

T

STAIR, ELEVPENTHOUSE


MECH. ENCLOSURE

R133.5'

P122.5'

R464.3'

R354.2'

R244.1'

10'-0

"10

'-1"

10'-1

"10

'-7"

11'-0

"9'

-0"

AL-1

AL-1

6'-6

"

AL-1TRELLIS


MATERIAL LEGEND

MP COPPER PANEL

SHEET NO.





ISSUE



7/12/17

BUILDING ELEVATION - EAST



0 4'2' 8'


P1 - W25.5'

R1 - W36.5'

R2 - W46.6'

R3 - W56.7'

ROOF - W67.5'

ROOF - E74.3'

4578 14.1

R133.5'

P122.5'

R464.3'

R354.2'

R244.1'

23




S.A.N.G. 1

S.A.N.G. 3

S.A.N.G. 2

GL-1

TRELLIS

TRELLISPARAPET AS REQ'D

STAIR, ELEV PENTHOUSE

GLASS GUARDRAILS


MECH. ENCLOSURE

CO-1

FRO

M S

.A.N

.G 3

47'-0

" MAX

FRO

M S

.A.N

.G 2

47'-0

" MAX

FRO

M S

.A.N

.G 1

47'-0

" MAX

P.L.P.L.

MP

AL-1

DRAIN LINE IN GARAGE

STORM DRAIN TO CURB

6

LANDSCAPE SCREEN

AT-1

AL-1 AT-1


MATERIAL LEGEND

MP COPPER PANEL

SHEET NO.





ISSUE



7/12/17

BUILDING ELEVATION - NORTH



0 4'2' 8'


P1 - W25.5'

R1 - W36.5'

R2 - W46.6'

R3 - W56.7'

ROOF - W67.5'

ROOF - E74.3'

4 5 7 81 4.1

OCEAN WAY

OCEAN FRONT WALK CAFE 1


2 BED

2 BED

2 BED 2 BED

2 BED

3 BED

DECK

TRELLIS 10'-0" MAX. ABV ALLOWABLE HT

POOL DECK

POOL FENCE MIN. 5' TALL

GUARDRAILS TYP.

CONDENSER UNITS

MECH. ENCLOSUREMAX. 12' ABV ALLOWABLE HT

P.L. P.L.

COLUMN

STAIR PENTHOUSE 12''-0" ABV ALLOWABLE HT (14'-0" MAX.)

MECH. DUCT12'-0" MAX. ABV ALLOWABLE HT





S.A.N.G. 1

S.A.N.G. 3

S.A.N.G. 2(E) WALKWAY

47'-0

" MAX

FR

OM

S.A

.N.G

. 3

47'-0

"

ELEVATOR OVERRUN18'-0" MAX ABVALLOWABLE HT

CORRIDOROPEN TO SKY

ELEV

12'-0

"

9'-0

"

R133.5'

P122.5'

R464.3'

R354.2'

R244.1'

2 BED

2 BED

1 BED

2 3

3 BED

SHORING

6

SPA 30" ABV ALLOWABLE HT

PAR

APE

T3'

-6" M

AX

CORRIDOROPEN TO SKY

MECH. ENCLOSURE12'-0" MAX. ABV ALLOWABLE HT

SHEET NO.





ISSUE



7/12/17

BUILDING SECTION 1



0 4'2' 8'


P1 - W25.5'

R1 - W36.5'

R2 - W46.6'

R3 - W56.7'

ROOF - W67.5'

ROOF - E74.3'

4 5 7 81 4.1

OCEAN FRONT WALK

P.L.

6'-9

"10

'-10"

10'-1

"10

'-1"

11'-0

"12

'-0"


2 BED

2 BED

2 BED

2 BED

2 BED

DECK

MAX

.10

'-0".


COLUMN TYP.

PRIVATE TERRACE

OCEAN WAY

S.A.N.G.

2 BED

PRIVATE DECK




S.A.N.G. 1

S.A.N.G. 3

S.A.N.G. 2

(E) WALKWAY


47'-0

" MAX

FR

OM

S.A

.N.G

. 3

47'-0

"

DECK

PLANTER

R133.5'

P122.5'

R464.3'

R354.2'

R244.1'


2 3


P.L.

LOBBY

2 BED

2 BED

3 BED

CAFE 2SHORING

6

2 BED

PAR

APE

T3'

-6" M

AX

CORRIDOR

CONDENSER UNITS


SHEET NO.





ISSUE



7/12/17

BUILDING SECTION 2



0 4'2' 8'

ACDE B

DECKGLASS GUARDRAILS


STAIR, ELEV PENTHOUSE 12''-0" ABV ALLOWABLE HT (14'-0" MAX.)

DECK


P.L.P.L.


BAY STREET

S.A.N.G. 3

47'-0

" MAX

FR

OM

S.A

.N.G

. 3

47'-0

"3'

-6" M

AX

PAR

APE

T

SHORING

TERRACE STAIR PENTHOUSE

TERRACE STAIR PENTHOUSE

REFUSE &RECYCLE

LOBBY

3 BED 3 BED

2 BED 1 BED 2 BED

2 BED2 BED2 BED

2 BED 2 BED

CONDENSER UNITS

SHEET NO.





ISSUE



7/12/17

BUILDING SECTION 3



0 4'2' 8'

1200 SFCAFE 1

95 SFELEV. LOBBY1175 SF

CAFE 2

470 SFCAFE COMMON

NOTE: OUTDOOR DINING EXCLUDED FROM FAR PER 9.04.090

1861 SF2 BED

2216 SF2 BED

184 SFELEV. LOBBY

328 SFELEC.

71 SFEQUIP

1932 SF2 BED

1789 SF2 BED

2153 SF2 BED

2193 SF2 BED

1535 SF2 BED

1197 SFOPEN CORRIDOR

1037 SF2 BED

819 SFRESID. LOBBY

923 SFREFUSE & RECYCLE

1221 SF2 BED

1692 SF2 BED

1617 SF2 BED

2596 SF2 BED

1735 SF2 BED

1642 SF2 BED

1258 SF2 BED


1537 SF2 BED

1552 SF2 BED

925 SF1 BED

1718 SF2 BED

2581 SF3 BED

POOL

65 SFBATH


2323 SF3 BED

521 SFOPEN CORRIDOR

2314 SF3 BED

SHEET NO.





ISSUE



7/12/17

F.A.R. AREA CALCULATIONS



GROUND FLOOR / P2

AREA SCHEDULE (F.A.R.)

AREA NAME QTY AREA

GROUND FLOOR / P2CAFE 1 1 1,200 SFCAFE 2 1 1,175 SFCAFE COMMON 1 470 SFELEV. LOBBY 1 95 SF

2,941 SF

P1 - W2 BED 2 4,077 SFELEC. 1 328 SFELEV. LOBBY 1 184 SFEQUIP 1 71 SF

4,660 SF

R1 - W2 BED 6 10,640 SFREFUSE & RECYCLE 1 923 SFRESID. LOBBY 1 819 SF

12,382 SF

R2 - W2 BED 7 11,762 SF

11,762 SF

R3 - W1 BED 1 925 SF2 BED 3 4,807 SF3 BED 1 2,581 SFBATH 1 65 SF

8,377 SF

ROOF - W3 BED 2 4,637 SF

4,637 SFGrand total 44,759 SF

P1

R1

R2

R3

R4

RESIDENTIAL UNIT FLOOR AREA 39,429 SFRESIDENTIAL COMMON AREAS 2,485 SFCOMMERCIAL FLOOR AREA 2,845 SF +TOTAL 44,759 SF

LOT AREA 23,209 SFFAR 1.93

F.A.R. CALCULATION

RESIDENTIAL UNIT FLOOR AREA

UNIT TYPE QTY TOTAL AREA1 BED 1 925 SF2 BED 18 31,286 SF3 BED 3 7,218 SF

39,429 SF

AVG. UNIT SIZE 925 SF

TOTAL

1,740 SF

FLOOR AREAS PER 9.04.080

222,410 SF

NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090 A2

COMMON

PARCEL COVERAGE

PRIVATE

Calculating...

LEGEND

500 SF

188 SFDECK

164 SFDECK

98 SFDECK

128 SFDECK

155 SFDECK

74 SFDECK

619 SFDECK

100 SFDECK

134 SFDECK

137 SFDECK

284 SFDECK

183 SFDECK

177 SFDECK

107 SFDECK

100 SFDECK 100 SF

DECK

101 SFDECK

120 SFDECK

16165 SFPARCEL COVERAGE

174 SFDECK

112 SFDECK

62 SFDECK

113 SFDECK

77 SFDECK

100 SFDECK

223 SFDECK

2,200 SF

1218 SFDECK

964 SFDECK

SHEET NO.





ISSUE



7/12/17

OPEN SPACE & PARCEL COVERAGECALCS



GROUND FLOOR / P2

P1

R1

R2

PARCEL COVERAGE

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

PRIVATE OUTDOOR LIVING AREA:PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKS(SEE PLANS)

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

PARCEL COVERAGE÷ SITE AREA(16,165 ÷ 23,209 = 70%)

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.

NON-REQUIRED COMMON OUTDOOR LIVING AREA+/- 2,700 SF

SITE SITE

AERIAL IMAGENEW ZONING MAP

ZONING LEGEND

SHEET NO.





ISSUE



7/12/17

SITE AERIAL AND ZONING MAP



BAY STREET

OC

EAN

WAY

OCE

AN A

VE.

OC

EAN

FR

ON

T W

ALK

BIKE

PAT

H

1921 OCEAN FRONT WALK (E) MULTI-FAMILY

APARTMENT

(E)RESTAURANT

(E) MULTI-FAMILY APARTMENT

(E) MULTI-FAMILY APARTMENT

(E) HOTEL CASA DEL MAR

(E) CRESCENT BAY PARK(E) PARKING LOT

(E) B

AYSI

DE

HOTE

L

1 2

3

4

5

6

7

8 9

10 1112

14

13

1516

1. APPROACH FROM OCEAN FRONT WALK 2. WALKWAY BETWEEN SHUTTERS HOTEL AND CASA DEL MAR HOTEL 3. ADJACENT CASA DEL MAR HOTEL ALONG OCEAN FRONT WALK 4. LOOKING TOWARDS THE OCEAN FRONT EDGE OF SITE 5. VIEW OF THE BIKE PATH ALONG THE BEACH

6. EXISTING SITE 7. LOOKING TOWARDS OCEAN FRONT WALK 8. PARKING LOT DIAGONALLY ACROSS BAY ST. 9. CORNER OF OCEAN FRONT WALK AND BAY ST. 10. CRESCENT BAY PARK ACROSS BAY ST.

11. CORNER OF BAY ST. AND OCEAN WAY 12. VIEW TOWARDS THE BEACH FROM BAY ST. 13. MULTI-FAMILY APARTMENT ACROSS OCEAN WAY

14. ALONG OCEAN WAY 15. ADJACENT CASA DEL MAR HOTEL ALONG OCEAN WAY 16. PICO BLVD. TERMINATION BETWEEN CASA DEL MAR HOTEL AND SHUTTERS HOTEL

SHEET NO.





ISSUE



7/12/17

SITE CONTEXT PHOTOS



NEIGHBORHOOD FIGURE GROUND MAP

EXISTING ELEVATION ACROSS BAY ST. LOOKING SOUTH

EXISTING ELEVATION ACROSS OCEAN WAY LOOKING EAST

SHEET NO.





ISSUE



7/12/17

NEIGHBORING STREET ELEVATIONS



P.L.P.L.

SHUTTERS ON THE BEACH HOTEL (EXISTING) 59'-9" HOTEL CASA DEL MAR (EXISTING) PROPOSED BUILDING BAY STREET CRESCENT BAY PARK

ROOF NOT SHOWN IN PERSPECTIVE

SHUTTERS HOTEL BEYOND

P.L.P.L.

PROJECT SITE


SHUTTERS HOTEL BEYOND

EXISTING PALM TREES ON OCEAN FRONT WALK OMITTED FOR CLARITY

SHEET NO.





ISSUE



7/12/17

SITE AND CONTEXT ELEVATIONS



PROPOSED ELEVATION ALONG OCEAN FRONT LOOKING EAST

EXISTING ELEVATION ALONG OCEAN FRONT LOOKING EAST

0 10'5' 20'

P.L. P.L.

(E) SIDEWALK PROPOSED BUILDING OCEAN WAY 3-STORY RESIDENTIAL BUILDING (EXISTING) OCEAN AVE.TRAFFIC ISLANDBEACH + OCEAN FRONT WALK

P.L. P.L.

(E) SIDEWALK PROJECT SITE

SHEET NO.





ISSUE



7/12/17




PROPOSED ELEVATION ALONG BAY ST. LOOKING NORTH

EXISTING ELEVATION ALONG BAY ST. LOOKING NORTH

0 10'5' 20'

P.L.P.L.

BAY ST. PROPOSED BUILDING HOTEL CASA DEL MAR (EXISTING) PICO BLVD.CRESCENT BAY PARK SHUTTERS

HOTEL


P.L.P.L.

PROJECT SITE


SHEET NO.





ISSUE



7/12/17




PROPOSED ELEVATION ALONG OCEAN WAY LOOKING WEST

EXISTING ELEVATION ALONG OCEAN WAY LOOKING WEST

0 10'5' 20'

SHEET NO.





ISSUE



7/12/17

RENDERED SECTION - VIEWSTHROUGH CDM



PROPOSED CASA DEL MAR REFERENCES - COMPATIBLE DIFFERENTIATION NOTES

• PRIMARY FACADE MATERIALS (PRE-CAST TERRACOTTA BAGUETTES, SEDIMENTARY CONCRETE, GLAZING, ALUMINUM SCREENS)

• PROPOSED MATERIALS SEEK TO INCORPORATE NATURAL VARIATION IN COLOR & TEXTURE• A GAP BETWEEN THE PROPOSED PROJECT AND C.D.M. MAINTAINS PHYSICAL SEPARATION FROM C.D.M.• APPEARANCE OF A TWO - STORY ENTRANCE WITH CANOPY REFERENCES C.D.M. ENTRY.• SLENDER PUNCHED WINDOWS REFERENCE PROPORTION OF C.D.M. PUNCHED OPENINGS.• ORNAMENTAL PRIVACY AND SOLAR SHADING SCREENS REFERENCE DECORATIVE SCREENS AT C.D.M.• LANDSCAPE TO HOLD URBAN EDGE AS ALLOWED BY S.M.Z.O.

PROPOSED PROJECT

CASA DEL MAR HOTEL (EXISTING)

SHEET NO.





ISSUE



7/12/17

CONTEXT ELEVATION - OCEAN WAY



CASA DEL MAR HOTEL (EXISTING)

APARTMENT BUILDING (EXISTING)

PROPOSED PROJECT

APARTMENT BUILDING (EXISTING)

SHEET NO.





ISSUE



7/12/17

CONTEXT ELEVATION - BAY STREET



• THIS PROJECT WILL ANCHOR THE SOUTHERN EDGE OF THE LINE OF BUILDINGS SOUTH OF THE PIER WHILE AT THE SAME TIME ENSURING THAT THE OVERALL MASS/SCALE RESPECTS CASA DEL MAR AND MAINTAINS CASA’S POSITION AS THE MOST PROMINENT BUILDING ON THE BLOCK.

• THE CASA DEL MAR ROOF IS VISIBLE FROM A DISTANCE ACROSS THE PARK.• THE PROPOSED PROJECT IS SETBACK 5’ FROM THE EASTERN PARCEL LINE EXPOSING

CDM’S CORNER AND ROOF TOWER WHEN VIEWED FROM CRESCENT BAY PARK.

SHEET NO.





ISSUE



7/12/17

CDM REFERENCE - PIVOT GLAZING& VENT PANEL



At the public level of Casa Del Mar, window bays are configured into groups of 3, 4, or 5 window panels. Each bay is separated by solid terracotta columns. Individual windows are approximately 3’-8” wide with a transom.

The design of the proposed project references these proportions and rhythms by narrowing the typical storefront panel to 3’-8” wide and incorporating resident user-controlled vent panels that pivot between open and closed positions. The vent panels separate window groupings of glazed windows as referenced at CDM. The perforation design of the vent panels could also reference the various decorative terracotta screens at CDM. These vent panels invite ocean breezes and noises into the dwelling without the need for visible bug screens over the windows. Transoms were eliminated from the glazing panel to maintain a vertically proportioned window.

SHEET NO.





ISSUE



7/12/17

CDM REFERENCE - PIVOT GLAZING& VENT PANEL



CDM DINING ROOM

SANTA MONICA RESIDENCE

1921 ocean front walk - santa monica · req'd parking ratio total req'd stalls guest...

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