SHEET NO. KoningEizenberg 1454 25th St, Santa Monica, CA 90404 [email protected]310.828.6131 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 Architecture PROJECT SHEET NAME APPLICANT KONING EIZENBERG ARCHITECTURE 7/12/17 COVER A0.00 PRELIMINARY ARB REVIEW 1921 OCEAN FRONT WALK SANTA MONICA, CA 90405 1921 OCEAN FRONT WALK AKA 1920 OCEAN WAY PRELIMINARY ARB REVIEW 7.17.2017
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1921 OCEAN FRONT WALK - Santa Monica · req'd parking ratio total req'd stalls guest parking 1:5 units average bedroom ratio = 2.09 parking provided level p1 ... a2.06 floor plans
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SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
PROJECT INFORMATION
A0.01PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
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
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
DESIGN NARRATIVE
A0.10PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
DESIGN NARRATIVE
A0.11PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERING - OCEAN WAY & BAYSTREET
A0.12PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERING - SANTA MONICASTATE BEACH
A0.13PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERING - OCEAN FRONT WALK
A0.14PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERING - BAY STREETTURN-AROUND
A0.15PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERING - OFW RESIDENTIALAPPROACH
A0.16PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERED SECTION - CDM PUBLICDINING
A0.17PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
2016 DESIGN SURVEY
A0.20PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
2015 GRADING SURVEY
A0.21PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SANG METHODOLOGY & PARCELAREA PLAN
A0.22PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SANG METHODOLOGY - SECTION
A0.23PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
47'-0" ABOVE S.A.N.G.
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
TRELLIS10'-0" MAX. ABV ALLOWABLE HT
TRELLIS10'-0" MAX. ABV ALLOWABLE HT
TRELLIS10'-0" MAX. ABV ALLOWABLE HT
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
STAIR PENTHOUSE14'-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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SITE / PLOT PLAN
A2.00PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
FLOOR PLANS
A2.01PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
GROUND FLOOR / P2 FLOOR PLAN
0 5'2.5' 10'
BICYCLE PARKING PROVIDED
LEVELGF/P2P1R1TOTAL
SHORT-TERM9 (ON-SITE)0 ( 1 XL)09
LONG-TERM COMM.4004
TOTAL590059
LONG-TERM RES.410041
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
PARKING PROVIDEDLEVELP1GF/P2TOTAL
STD7413
COMPACT71623
SHARE000
TOTAL2041
61 TOTAL PARKING STALLS PROVIDED
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)
(E) CASA DEL MAR HOTEL
S.A
.N.G
. 2
S.A
.N.G
. 3
S.A
.N.G
. 1
S.A
.N.G
. 2
BAY STREET
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
FLOOR PLANS
A2.02PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
P1 FLOOR PLAN
BICYCLE PARKING PROVIDED
LEVELGF/P2P1R1TOTAL
SHORT-TERM9 (ON-SITE)0 ( 1 XL)09
LONG-TERM COMM.4004
TOTAL590059
LONG-TERM RES.410041
LONG-TERM XL5 005
PARKING PROVIDEDLEVELP1GF/P2TOTAL
STD7413
COMPACT71623
SHARE000
TOTAL2041
61 TOTAL PARKING STALLS PROVIDED
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
(E) CASA DEL MAR HOTEL
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
FLOOR PLANS
A2.03PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
(E) CASA DEL MAR HOTEL
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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.
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
FLOOR PLANS
A2.05PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
(E) CASA DEL MAR HOTEL
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
FLOOR PLANS
A2.06PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
ROOF 47'-0" ABV S.A.N.G 2
ROOF 47'-0" ABV S.A.N.G 2
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
(E) CASA DEL MAR HOTEL
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
ROOF PLAN
A2.08PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
ROOF PLAN
0 5'2.5' 10'
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
PRELIMINARY LANDSCAPE PLAN
A2.10PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
ENLARGED COURTYARD PLAN
A2.11PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
Landscaped courtyards mediate the proposed project and Casa Del Mar views. Proposed courtyard materials to have a natural texture and tone.
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERING - NORTH COURTYARDS
A2.12PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
PRELIMINARY LANDSCAPE PALETTE
A2.13PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
MATERIAL REFERENCES
A3.00PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
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.
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.
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.
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.
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
BUILDING SECTION 1
A4.00PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
0 4'2' 8'
GROUND FLOOR / P213.5'
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"
COMMERCIAL& GUESTPARKING
2 BED
2 BED
2 BED
2 BED
2 BED
DECK
MAX
.10
'-0".
TRELLIS10'-0" MAX. ABV ALLOWABLE HT
COLUMN TYP.
PRIVATE TERRACE
OCEAN WAY
S.A.N.G.
2 BED
PRIVATE DECK
47'-0" ABOVE S.A.N.G.
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
(E) WALKWAY
(E) CASA DEL MAR HOTEL BEYOND
47'-0
" MAX
FR
OM
S.A
.N.G
. 3
47'-0
"
DECK
PLANTER
R133.5'
P122.5'
R464.3'
R354.2'
R244.1'
STAIR PENTHOUSE14'-0" MAX. ABV ALLOWABLE HT
2 3
(E) CASA DEL MAR HOTEL BEYOND
P.L.
LOBBY
2 BED
2 BED
3 BED
CAFE 2SHORING
6
2 BED
PAR
APE
T3'
-6" M
AX
CORRIDOR
CONDENSER UNITS
MECH. ENCLOSUREMAX. 12' ABV ALLOWABLE HT
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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.
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
BUILDING SECTION 3
A4.02PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
1172 SFOPEN CORRIDOR
1537 SF2 BED
1552 SF2 BED
925 SF1 BED
1718 SF2 BED
2581 SF3 BED
POOL
65 SFBATH
1025 SFOPEN CORRIDOR
2323 SF3 BED
521 SFOPEN CORRIDOR
2314 SF3 BED
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
F.A.R. AREA CALCULATIONS
A5.00PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
OPEN SPACE & PARCEL COVERAGECALCS
A5.01PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SITE AERIAL AND ZONING MAP
A9.30PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SITE CONTEXT PHOTOS
A9.32PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
NEIGHBORHOOD FIGURE GROUND MAP
EXISTING ELEVATION ACROSS BAY ST. LOOKING SOUTH
EXISTING ELEVATION ACROSS OCEAN WAY LOOKING EAST
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
NEIGHBORING STREET ELEVATIONS
A9.33PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
ROOF NOT SHOWN IN PERSPECTIVE
SHUTTERS HOTEL BEYOND
EXISTING PALM TREES ON OCEAN FRONT WALK OMITTED FOR CLARITY
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SITE AND CONTEXT ELEVATIONS
A9.34PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SITE AND CONTEXT ELEVATIONS
A9.35PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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
ROOF NOT SHOWN IN PERSPECTIVE
P.L.P.L.
PROJECT SITE
ROOF NOT SHOWN IN PERSPECTIVE
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
SITE AND CONTEXT ELEVATIONS
A9.36PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
PROPOSED ELEVATION ALONG OCEAN WAY LOOKING WEST
EXISTING ELEVATION ALONG OCEAN WAY LOOKING WEST
0 10'5' 20'
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
RENDERED SECTION - VIEWSTHROUGH CDM
A9.37PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
PROPOSED CASA DEL MAR REFERENCES - COMPATIBLE DIFFERENTIATION NOTES
• 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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
CONTEXT ELEVATION - OCEAN WAY
A9.40PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
CASA DEL MAR HOTEL (EXISTING)
APARTMENT BUILDING (EXISTING)
PROPOSED PROJECT
APARTMENT BUILDING (EXISTING)
SHEET NO.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
CONTEXT ELEVATION - BAY STREET
A9.41PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
• 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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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
CDM REFERENCE - PIVOT GLAZING& VENT PANEL
A9.42PRELIMINARY ARB REVIEW
1921 OCEAN FRONT WALKSANTA MONICA, CA 90405
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.
KoningEizenberg1454 25th St, Santa Monica, CA 90404
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.