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PR
OJE
CT
IN
FO
PARKINGREQUIRED PARKING:
PEDESTRIAN ORIENTATION COMPLIANCE
NOTE: 50% OF BUILDING FACADE UP TO 8 FEET SHALL BE VISUALLY TRANSPARENT
INTO THE BUILDING.
97 EXISTING RESIDENTIAL UNITS
+ 1 NEW STUDIO (@ 5TH FLOOR)
+ 3 LIVE-WORK UNITS (@ 1ST FLOOR)
101 TOTAL "MULTI-FAMILY DWELLING UNITS" (CBC CHAPTER 2)
2% OF 101 = 2 ADA PARKING SPACES REQUIRED PER CBC SECTION 1109A.3
LOADING:
NO ADDITIONAL LOADING SPACE REQUIRED FOR 3,934 SF COMMERCIAL ADDITION.
EXISTING NONCONFORMING LOADING SPACE/AREA TO REMAIN.
WATER PROOFW.P.
MEDICINE CABINETM/C
MANUFACTURERMFGR.MECH.
MIN.MTL.
MINIMUMMETAL
MECHANICAL
WELDED WIRE MESHW.W.M.
ASPHALTIC CONCRETE
PAVING
AIR CONDITIONING
ABOVE FINISH FLOOR
CONSTRUCTION
CONCRETE MASONRY
UNIT
CONCRETE BLOCK
FACE OF CONCRETE
HEATING, VENTILATING &
AIR CONDITIONING
FACE OF MASONRY
CONTINUOUSCONT.
FACE OF STUDF.O.S.
HOLLOW COREH.C.
H.V.A.C.
H.W.
MAX.LT.LAV.INT.
HT.HD.
HOT WATERINTERIORLAVATORY
MAXIMUMLIGHT
HEADHEIGHT
GALV.GA.
GYP.H.B.
GL.
G.
FT.FTG.
FP.
GAUGE
HOSE BIBBGYPSUM
GALVANIZEGLASS
FEET
GAS
FIREPLACE
FOOTING
EQUALEQ.
EQIUP.
F.O.C.
EXIST.
F.O.M.
F.G.
FLR.FIN.
F.F.EXT.
FINISH GRADEFINISHFLOOR
EQUIPMENT
FINISH FLOOREXTERIOREXISTING
ELEC.
DTL.
EA.
ELEV.
DWG.
D.S.
DIA.
DN.DIM.
DETAIL
ELEVATIONELECTRICEACHDRAWING
DOWN SPOUT
DIMENSIONDIAMETER
DOWN
BLOCKINGBLKG.
C.M.U.
CONC.
CONST.CONC. BLK.
COL.
BOT.
CLG.CLR.
C.L.
COLUMNCONCRETE
BOTTOM
CLEARCEILINGCENTER LINE
A.F.F.ALUM.
BLDG.
A.D.
BD.
A.C.A/C
AREA DRAIN
BUILDINGBOARDALUMINUM
RISERR.
STEELSTL.
TONGUE AND GROOVE
UNDERGROUNDUNLESS NOTED
OTHERWISE
WROUGHT IRONWATER HEATER
WHERE OCCURS
WATER CLOSET
U.N.O.
W.C.
W.H.
UNF.
W/OW.O.
WD.
W.I.
W.W/
WOOD
WITHOUT
UNFINISHED
WITHWATER
STR.
T & G
U.G.TYP.
THK.
SUSP.SUBFLR.
T.O.
T.
THICK
TYPICALTOP OF
SUB-FLOORSUSPENDEDTREAD
STRUCTURAL
REFRIGERATOR
STAINLESS STEEL
STORM DRAIN
ROUGH OPENINGROOMRM.
SIM.SHT. MTL.SHTG.S.F.
S/S
R.O.
S.D.S.C.S.A.
SQUARE FEETSHEATHING
SIMILARSHEET METAL
SOLID CORESUPPLY AIR
RAD.
REF.REINF.
RECP.
REV.REQ'D.
RF.
R.A.
R.D.
ROOF
REQUIREDREVISION
REINFORCED
ROOF DRAIN
RETURN AIRRADIUS
RECEPTACLE
PLANTING AREA
NOT TO SCALE
NOT IN CONTRACTNATURAL GRADE
PROPERTY LINE
PRE-CAST CONCRETE
OPPOSITEOPP.
PLYWD.PLMB.
P.L.
PT.PR.
P.A.
P.P.PL.
P.C.
PAIR.PAINT
PLUMBINGPLYWOOD
PLATEPOWER POLE
N.I.C.
O.C.
N.G.
N.T.S.
OPNG.
NO.
N
ON CENTEROPENING
NUMBER
NORTH
ABBREVIATIONS PROJECT DIRECTORY
PROJECT SUMMARY
VICINITY MAP
LOCATION: 1447 LINCOLN BLVD, SANTA MONICA, CA 90401
PROPOSED PROJECT: ADDITION OF 4,326 SQ.FT. OF FLOOR SPACE TO EXISTING
FIVE STORY COMMERCIAL/RETAIL SPACE WITHIN THE BUILDING COURTYARD.
LOT AREA: 22,500 SQUARE FEET
LEGAL DESCRIPTION:
LOTS M, N AND O IN BLOCK 166 IN THE CITY OF SANTA MONICA, COUNTY OF LOS
ANGELS, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3, PAGES 80
AND 81, AND IN BOOK 39, PAGE 45 OF MISCELLANEOUS RECORDS, IN THE OFFICE
OF THE COUNTY RECORDER OF SAID COUNTY.
OCCUPANCY TYPE: R-2, S-2, M
FIRE PROTECTION: AUTOMATIC FIRE SPRINKLER SYSTEM
THROUGHOUT. INSTALLATION SHALL CONFORM TO 2017 CBC
STANDARDS;SECTION 903.3.1.1. & THE CALIFORNIA FIRE CODE WHERE
APPLICABLE
CONSTRUCTION TYPE: TYPE V-A, 1-HR, OVER TYPE I-A GROUND FLOOR
AND PARKING LEVELS FULLY SPRINKLERED WITH NFPA 13 PER 903.3.1.1
ZONING: C4
N
OWNER: ARCHITECT:
DFH ARCHITECTS
1544 20TH STREET
SANTA MONICA, CA 90404
TEL: (310) 394-4045
FAX: (310) 998-8658
APN: 4282-027-033
EXISTING BUILDING HEIGHT TO REMAIN
LOCATION MAP
N
G.S.M. GALVINIZED SHEET METAL
POD. PODIUM
WATER RESISTANTW.R.ARCHITECTURAL FINISH
FLOORA.F.F.
STRUCTURAL FINISH
FLOOR
S.F.F.
SPI HOLDINGS, LLC
88 KEARNY STREET, STE. 1818,
SAN FRANCISCO, CA, 94108
TEL: (415) 273 - 0398
CONTACT: EDWARD TUNG
LOADING SPACES:
ALL PARKING AND LOADING EXISTING TO REMAIN
ACCESSIBILITY COMPLIANCE
F.A.R.
STRUCTURAL OBSERVATION
THE OWNER SHALL EMPLOY THE ENGINEER OR ARCHITECT RESPONSIBLE FOR
THE STRUCTURAL DESIGN, OR ANOTHER ENGINEER OR ARCHITECT DESIGNATED
BY THE ENGINEER OR ARCHITECT RESPONSIBLE FOR THE STRUCTURAL DESIGN,
TO PERFORM STRUCTURAL OBSERVATION AS DEFINED IN THE 2013 CBC, SECTION
220. OBSERVED DEFICIENCIES SHALL BE REPORTED IN WRITING TO THE OWNER'S
REPRESENTATIVE, SPECIAL INSPECTOR, CONTRACTOR AND BUILDING OFFICIAL.
THE STRUCTURAL OBSERVER SHALL SUBMIT TO THE BUILDING OFFICIAL A
WRITTEN STATEMENT THAT THE SITE VISITS HAVE BEEN MADE AND IDENTIFYING
ANY REPORTED DEFICIENCIES, WHICH, TO THE BEST OF THE STRUCTURAL
OBSERVERS KNOWLEDGE, HAVE NOT BEEN RESOLVED.
STRUCTURAL OBSERVATION IS REQUIRED FOR BOTH SHORING & BUILDING.
1447 LINCOLN BLVD,
SANTA MONICA, CA 90401
ALL WORK SHALL COMPLY WITH THE FOLLOWING CITY OF
LOS ANGELES REGULATIONS, CODES AND AUTHORITIES:
A. BUILDING & SAFETY DEPT.
B. PLANNING & ZONING DEPT.
C. FIRE DEPT.
D. PUBLIC WORKS DEPT.
E. ENGINEERING DEPT.
F. RECREATION & PARKS DEPT.
THIS PROJECT SHALL COMPLY WITH TITLE 24 & 2017 CA
BLDG. CODE (CBC), CA
MECHANICAL CODE (CMC), CA PLUMBING CODE (CPC), CA
ELECTRICAL CODE
(CEC), & CA ENERGY CODE (CEnC)
3.
CODE AND AGENCIES1.
WEST FACADE:
TOTAL AREA OF WEST FACADE UP TO 8FT: 796 SF
TOTAL REQUIRED AREA TO BE VISUALLY TRANSPARENT UP TO 8FT: 796/2=398 SF
TOTAL ACTUAL GLAZING UP TO 8FT: 625.26 SF
TOTAL OPAQUE WALL UP TO 8FT: 170.74 SF
625.26>398 MEETS THE 50% REQUIREMENTS.
T-0.00 COVER SHEET
T-0.01 PROJECT INFO
T-0.02 ALTA SURVEY
T-0.03 F.A.R. CALC'S
T-0.04 F.A.R. CALC'S
T-0.05 OPEN SPACE CALC'S
T-0.06 OPEN SPACE CALC'S
T-0.08 EXPLODED AXON
T-0.09 COLORED PHOTOGRAPHS
T-0.10 COLORED PHOTOGRAPHS
T-0.11 COLORED PHOTOGRAPHS
A-0.01 DEMO PLANS - 1ST FLOOR
A-1.01 SITE PLAN - PROPOSED
A-1.03 NEW LOADING PLAN
A-1.04 EXISTING LOADING PLAN
A-2.01 PARKING 3
A-2.02 PARKING 2
A-2.03 PARKING 1
A-2.04 1ST FLOOR
A-2.05 2ND FLOOR
A-2.06 3RD FLOOR
A-2.07 4TH FLOOR
A-2.08 5TH FLOOR
A-2.09 ROOF PLAN
A-3.01 ELEVATIONS
A-3.02 ELEVATIONS
A-3.03 ELEVATIONS - COURTYARD / SECTIONS
A-4.01 SECTIONS
A-4.02 SECTIONS
A-4.03 DETAILS / WALL SECTIONS
ALL WORK TO COMPLY W/ FOLLOWING STATE REGS., CODES
& AUTHORITIES:
A. CALIFORNIA CONSTRICTION SAFETY ORDER
B. TITLE 24 OF THE CALIFORNIA ADMINISTRATIVE CODE:
1. ENERGY REGULATIONS
2. REGULATIONS FOR ACCOMMODATION OF
THE PHYSICALLY HANDICAPPED
3. REGULATIONS FOR ELEVATORS
2.
SITE
GROSS BUILDABLE LOT AREA
BASE FAR - BCD ZONE
BASE FAR ALLOWED BEFORE BONUSES
AFFORDABLE FAR BONUS, PER SMMC 9.04.10.14.030(B)(1)
TOTAL ALLOWABLE FAR W/ BONUS
22,500 SF
1.3 : 1
29,250 SF
0.5 : 1
40,500 SF
TOTAL RESIDENTIAL AREA 45,234 SF
TOTAL COMMERCIAL AREA 7,857 SF
TOTAL BUILDING AREA 53,091 SF
ORIGINAL F.A.R. CALCULATIONS (2010)
TOTAL BUILDING AREA (EXISTING) 53,091 SF
ADDITIONAL FLOOR AREA (PROPOSED) 4,077 SF
TOTAL NEW BUILDING AREA (PROPOSED) 57,168 SF
NEW F.A.R. (PROPOSED) 2.54 : 1
RESIDENTIAL 377 SF
COMMERCIAL 3,700 SF
NEW F.A.R. CALCULATIONS (2018)
NEW F.A.R. (ALLOWABLE) 2.75 : 1
REVISION NO
TOTAL EXISTING + NEW COMMERCIAL AREA = 11,806 SF (AT 1ST FLOOR).
11,557 SF / 57,168 SF = 20.2% < 33% = "100% AFFORDABLE HOUSING PROJECT".
BUILDING DEPARTMENT DATA ARCHITECTURAL SET
BICYCLE PARKING:
4,326 SF (ADDITION) / 53,091 SF (EXISTING) = 8.15% < 10%
NO ADDITIONAL BICYCLE PARKING REQUIRED FOR 3,934 SF ADDITION PER SANTA MONICA
MUNICIPLE CODE SECTION 9.28.140
ZONING
TOTAL EXISTING + NEW COMMERCIAL AREA INCLUDING LIVE-WORK
UNITS IS 7,857 SF + 3,700 SF = 11,557 SF (AT 1ST FLOOR).
11,557 SF / 57,168 SF = 20.2% < 25% = "HOUSING PROJECT" APPLICABLE
FOR ADMINISTRATIVE APPROVAL.
ALL NEW LIVE-WORK UNITS TO COMPLY WITH SANTA MONICA ZONING
ORDINANCE DIVISION 3: GENERAL REGULATIONS SECTION 9.31.170
"LIVE-WORK UNITS"
PROVIDED PARKING:
2 ADA RESIDENTIAL PARKING SPACES (@ 1ST FLOOR) EXISTING TO REMAIN.
OPEN SPACE
OPEN SPACE REQUIRMENTS PER CITY OF SANTA MONICA DCP:
TOTAL REQUIRED OPEN SPACE:
BUILDABLE LOT AREA = 22,500 SF (NO GROUND FLOOR SETBACKS)
REQ'D OPEN SPACE = 22,500 SF x 20% = 4,500 SF
OPEN SPACE TO BE AT GROUND FLOOR:
1/2(22,500 SF x 20%) = 2,250 SF
OPEN SPACE WITHOUT REGULATED LOCATION:
1/2(22,500 SF x 20%) = 2,250 SF
OPEN SPACE TO BE COMMON:
4,500 SF x 25% = 1,125 SF
OPEN SPACE REQUIREMENTS WHEN BUILDING PERMITTED:
N/A - NONE IN EFFECT
OPEN SPACE PROVIDED:
TOTAL OPEN SPACE = 6,908 SF
OPEN SPACE AT GROUND FLOOR = 2,439 SF > 2,250 SF (REQ'D)
OPEN SPACE WITHOUT REGULATED LOCATION = 4,469 SF
COMMON OPEN SPACE = 3,510 SF > 1,125 SF (REQ'D)
EXISTING PARKING
STALLS PROVIDED
IN EXCESS OF
REQUIREMENTS
SOUTH FACADE:
TOTAL AREA OF SOUTH FACADE UP TO 8FT: 1161 SF
TOTAL REQUIRED AREA TO BE VISUALLY TRANSPARENT UP TO 8FT: 1160/2=581 SF
TOTAL ACTUAL GLAZING UP TO 8FT: 726 SF
TOTAL OPAQUE WALL UP TO 8FT: 435 SF
726>581 MEETS THE 50% REQUIREMENTS.
LIVE-WORK 2,640 SF
LEASING 1,060 SF
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REVISION NOREVISION NO
DN
TYPE E1
UNIT
318
TYPE A
UNIT
316
TYPE D
UNIT
304
TYPE D.
UNIT
307
TYPE D
UNIT
305
TYPE C
UNIT
306
TYPE C
UNIT
303
TYPE A
UNIT
322
TYPE C
UNIT
323
TYPE C
UNIT
324
TYPE C1
UNIT
325
TYPE C
UNIT
326
TYPE C
UNIT
327
TYPE C1
UNIT
328
TYPE C
UNIT
308
TYPE B1
UNIT
315
TYPE A
UNIT
314
TYPE A
UNIT
311
TYPE A
UNIT
309
TYPE A SIM
UNIT
310
TYPE A SIM
UNIT
320
TYPE D
UNIT
302
TYPE A
UNIT
312
TYPE E
UNIT
319
TYPE D
UNIT
301
DATA CLST
330
DATA CLOSET
333
STAIR #2
300
TYPE B
UNIT
321
CORRIDOR #3
332
TYPE A
UNIT
317
CO
RR
IDO
R #
2
331
CORRIDOR #1
329
ELEV LOBBY
335
CO
RR
IDO
R #
4
334
4930 SF
Area
320 SF
Area
2607 SF
Area
NEW COMMERCIAL AREA(LIVE-WORK)
2,640 SF
NEW COMMERCIAL AREA(LEASING)1,060 SF
EXISTING F.A.R. TO BE USED AS LIVE-WORK UNIT C
12237 SF
Area
12232 SF
Area
298 SF
Area
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.R. C
ALC
'S
SCALE:
1/16" = 1'-0" 11ST FLOOR
SCALE:
1/16" = 1'-0" 22ND FLOOR
SCALE:
1/16" = 1'-0" 33RD FLOOR
EXISTING F.A.R. BY FLOOR.
Level Area
P3 LEVEL 298 SF
1ST FLOOR 7858 SF
2ND FLOOR 12237 SF
3RD FLOOR 12232 SF
4TH FLOOR 10505 SF
5TH FLOOR 9961 SF
53091 SF
CITY OF SANTA MONICA ZONING CODE, FLOOR AREA
9.04.080 FLOOR AREA OF AND BUILDING IS THE TOTAL GROSS HORIZONTAL AREAS OF ALL FLOORS OF A BUILDING, INCLUDING USABLE BASEMENTS AND ALL OTHER AREAS MEASURED FROM THE INTERIOR FACE OF THE EXTERIOR WALLS ORN IN THE CASE OF A SHARED WALL, FROM THE CENTERLINE OF A WALL SEPARATING THE TWO BUILDINGS. FLOOR AREA ALSO INCLUDES UNENCLOSED DECKS. BALCONIES, PORCHES, AND PLATFORMS USED FOR COMMERCIAL OR RESTAURANT ACTIVITY.
IN ADDITION TO CALCULATING FLOOR AREA RATIO, FLOOR AREA SHALL BE USED TO DETERMINE PARKING REQUIREMENTS AND ALL RELEVANT IMPACT FEES INCLUDING BUT NOT LIMITED TO AFFORDABLE HOUSING FEES, TRANSPORTATION IMPACT FEES, CHILDCARE LINKAGE FEES, CULTURAL ARTS FEES, AND PARKS AND RECREATION FEES.
SCALE:
1/16" = 1'-0" 6P3 LEVEL
GROSS BUILDABLE LOT AREA
BASE FAR - BCD ZONE
BASE FAR ALLOWED BEFORE BONUSES
AFFORDABLE FAR BONUS, PER SMMC 9.04.10.14.030(B)(1)
TOTAL ALLOWABLE FAR W/ BONUS
22,500 SF
1.3 : 1
29,250 SF
0.5 : 1
40,500 SF
TOTAL RESIDENTIAL AREA 45,234 SF
TOTAL COMMERCIAL AREA 7,857 SF
TOTAL BUILDING AREA 53,091 SF
ORIGINAL F.A.R. CALCULATIONS (2010)
TOTAL BUILDING AREA (EXISTING) 53,091 SF
ADDITIONAL FLOOR AREA (PROPOSED) 4,077 SF
TOTAL NEW BUILDING AREA (PROPOSED) 57,168 SF
NEW F.A.R. (PROPOSED) 2.54 : 1
RESIDENTIAL 377 SF
COMMERCIAL 3,700 SF
NEW F.A.R. CALCULATIONS (2018)
NEW F.A.R. (ALLOWABLE) 2.75 : 1
REVISION NO
TOTAL EXISTING + NEW COMMERCIAL AREA INCLUDING LIVE-WORK
UNITS IS 7,857 SF + 3,700 SF = 11,557 SF (AT 1ST FLOOR).
11,557 SF / 57,168 SF = 20.2% < 25% = "HOUSING PROJECT" APPLICABLE
FOR ADMINISTRATIVE APPROVAL.
TOTAL EXISTING + NEW COMMERCIAL AREA = 11,806 SF (AT 1ST FLOOR).
11,557 SF / 57,168 SF = 20.2% < 33% = "100% AFFORDABLE HOUSING PROJECT".
LIVE-WORK 2,640 SF
LEASING 1,060 SF
10505 SF
Area
NEW STUDIO /AFFORDABLE UNIT
Area377 SF
9961 SF
Area
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.R. C
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'S
EXISTING F.A.R. BY FLOOR.
Level Area
P3 LEVEL 298 SF
1ST FLOOR 7858 SF
2ND FLOOR 12237 SF
3RD FLOOR 12232 SF
4TH FLOOR 10505 SF
5TH FLOOR 9961 SF
53091 SF
CITY OF SANTA MONICA ZONING CODE, FLOOR AREA
9.04.080 FLOOR AREA OF AND BUILDING IS THE TOTAL GROSS HORIZONTAL AREAS OF ALL FLOORS OF A BUILDING, INCLUDING USABLE BASEMENTS AND ALL OTHER AREAS MEASURED FROM THE INTERIOR FACE OF THE EXTERIOR WALLS ORN IN THE CASE OF A SHARED WALL, FROM THE CENTERLINE OF A WALL SEPARATING THE TWO BUILDINGS. FLOOR AREA ALSO INCLUDES UNENCLOSED DECKS. BALCONIES, PORCHES, AND PLATFORMS USED FOR COMMERCIAL OR RESTAURANT ACTIVITY.
IN ADDITION TO CALCULATING FLOOR AREA RATIO, FLOOR AREA SHALL BE USED TO DETERMINE PARKING REQUIREMENTS AND ALL RELEVANT IMPACT FEES INCLUDING BUT NOT LIMITED TO AFFORDABLE HOUSING FEES, TRANSPORTATION IMPACT FEES, CHILDCARE LINKAGE FEES, CULTURAL ARTS FEES, AND PARKS AND RECREATION FEES.
GROSS BUILDABLE LOT AREA
BASE FAR - BCD ZONE
BASE FAR ALLOWED BEFORE BONUSES
AFFORDABLE FAR BONUS, PER SMMC 9.04.10.14.030(B)(1)
TOTAL ALLOWABLE FAR W/ BONUS
22,500 SF
1.3 : 1
29,250 SF
0.5 : 1
40,500 SF
TOTAL RESIDENTIAL AREA 45,234 SF
TOTAL COMMERCIAL AREA 7,857 SF
TOTAL BUILDING AREA 53,091 SF
ORIGINAL F.A.R. CALCULATIONS (2010)
TOTAL BUILDING AREA (EXISTING) 53,091 SF
ADDITIONAL FLOOR AREA (PROPOSED) 4,077 SF
TOTAL NEW BUILDING AREA (PROPOSED) 57,168 SF
NEW F.A.R. (PROPOSED) 2.54 : 1
RESIDENTIAL 377 SF
COMMERCIAL 3,700 SF
NEW F.A.R. CALCULATIONS (2018)
NEW F.A.R. (ALLOWABLE) 2.75 : 1
SCALE:
1/16" = 1'-0" 14TH FLOOR
SCALE:
1/16" = 1'-0" 25TH FLOOR
REVISION NO
TOTAL EXISTING + NEW COMMERCIAL AREA INCLUDING LIVE-WORK
UNITS IS 7,857 SF + 3,700 SF = 11,557 SF (AT 1ST FLOOR).
11,557 SF / 57,168 SF = 20.2% < 25% = "HOUSING PROJECT" APPLICABLE
FOR ADMINISTRATIVE APPROVAL.
TOTAL EXISTING + NEW COMMERCIAL AREA = 11,806 SF (AT 1ST FLOOR).
11,557 SF / 57,168 SF = 20.2% < 33% = "100% AFFORDABLE HOUSING PROJECT".
LIVE-WORK 2,640 SF
LEASING 1,060 SF
F
DN
UP
DNDN
2060 SF
COMMON OPENSPACE (EXT)
118 SF
PRIVATE OPENSPACE
139 SF
PRIVATE OPENSPACE
Schema 1 Legend
COMMON OPENSPACE (EXT)
PRIVATE OPENSPACE
Calculating...
122 SF
PRIVATE OPENSPACE
43 SF
PRIVATE OPENSPACE
43 SF
PRIVATE OPENSPACE
85 SF
PRIVATE OPENSPACE
50 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
38 SF
PRIVATE OPENSPACE
38 SF
PRIVATE OPENSPACE38 SF
PRIVATE OPENSPACE
38 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
336 SF
COMMON OPENSPACE (EXT)
Schema 1 Legend
COMMON OPENSPACE (EXT)
PRIVATE OPENSPACE
Calculating...
43 SF
PRIVATE OPENSPACE43 SF
PRIVATE OPENSPACE
85 SF
PRIVATE OPENSPACE50 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
38 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
Schema 1 Legend
PRIVATE OPENSPACE
Calculating...
43 SF
PRIVATE OPENSPACE
43 SF
PRIVATE OPENSPACE
50 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
38 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
36 SF
PRIVATE OPENSPACE
144 SF
PRIVATE OPENSPACE
144 SF
PRIVATE OPENSPACE 144 SF
PRIVATE OPENSPACE
485 SF
COMMON OPENSPACE (EXT)
629 SF
COMMON OPENSPACE (EXT)
66 SF
PRIVATE OPENSPACE
Schema 1 Legend
COMMON OPENSPACE (EXT)
PRIVATE OPENSPACE
Calculating...
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OP
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REVISION NO
SCALE:
1" = 20'-0" 11ST FLOOR
SCALE:
1" = 20'-0" 22ND FLOOR
SCALE:
1" = 20'-0" 33RD FLOOR
SCALE:
1" = 20'-0" 44TH FLOOR
OPEN SPACE BY FLOOR
Area Type Name Area
1ST FLOOR
Building Common Area COMMON OPEN SPACE (EXT) 2060 SF
Building Common Area PRIVATE OPEN SPACE 379 SF
4 2439 SF
2ND FLOOR
Building Common Area COMMON OPEN SPACE (EXT) 336 SF
Building Common Area PRIVATE OPEN SPACE 755 SF
19 1092 SF
3RD FLOOR
Building Common Area PRIVATE OPEN SPACE 758 SF
18 758 SF
4TH FLOOR
Building Common Area COMMON OPEN SPACE (EXT) 1114 SF
Building Common Area PRIVATE OPEN SPACE 1023 SF
19 2137 SF
5TH FLOOR
Building Common Area PRIVATE OPEN SPACE 483 SF
12 483 SF
Grand total: 72 6908 SF
OPEN SPACE REQUIRMENTS PER CITY OF SANTA MONICA DCP:
TOTAL REQUIRED OPEN SPACE:
BUILDABLE LOT AREA = 22,500 SF (NO GROUND FLOOR SETBACKS)
REQ'D OPEN SPACE = 22,500 SF x 20% = 4,500 SF
OPEN SPACE TO BE AT GROUND FLOOR:
1/2(22,500 SF x 20%) = 2,250 SF
OPEN SPACE WITHOUT REGULATED LOCATION:
1/2(22,500 SF x 20%) = 2,250 SF
OPEN SPACE TO BE COMMON:
4,500 SF x 25% = 1,125 SF
OPEN SPACE REQUIREMENTS WHEN BUILDING PERMITTED:
N/A - NONE IN EFFECT
OPEN SPACE BY TYPE
Area Type Name Area
COMMON OPEN SPACE (EXT)
Building Common Area COMMON OPEN SPACE (EXT) 3510 SF
4 3510 SF
PRIVATE OPEN SPACE
Building Common Area PRIVATE OPEN SPACE 3398 SF
68 3398 SF
Grand total: 72 6908 SF
OPEN SPACE PROVIDED:
TOTAL OPEN SPACE = 6,908 SF
OPEN SPACE AT GROUND FLOOR = 2,439 SF > 2,250 SF (REQ'D)
OPEN SPACE WITHOUT REGULATED LOCATION = 4,469 SF
COMMON OPEN SPACE = 3,510 SF > 1,125 SF (REQ'D)
39 SF
PRIVATE OPENSPACE
38 SF
PRIVATE OPENSPACE 39 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
39 SF
PRIVATE OPENSPACE
41 SF
PRIVATE OPENSPACE
41 SF
PRIVATE OPENSPACE
49 SF
PRIVATE OPENSPACE
40 SF
PRIVATE OPENSPACE
Schema 1 Legend
PRIVATE OPENSPACE
Calculating...
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ALC
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REVISION NO
SCALE:
1" = 20'-0" 15TH FLOOR
OPEN SPACE BY FLOOR
Area Type Name Area
1ST FLOOR
Building Common Area COMMON OPEN SPACE (EXT) 2060 SF
Building Common Area PRIVATE OPEN SPACE 379 SF
4 2439 SF
2ND FLOOR
Building Common Area COMMON OPEN SPACE (EXT) 336 SF
Building Common Area PRIVATE OPEN SPACE 755 SF
19 1092 SF
3RD FLOOR
Building Common Area PRIVATE OPEN SPACE 758 SF
18 758 SF
4TH FLOOR
Building Common Area COMMON OPEN SPACE (EXT) 1114 SF
Building Common Area PRIVATE OPEN SPACE 1023 SF
19 2137 SF
5TH FLOOR
Building Common Area PRIVATE OPEN SPACE 483 SF
12 483 SF
Grand total: 72 6908 SF
OPEN SPACE REQUIRMENTS PER CITY OF SANTA MONICA DCP:
TOTAL REQUIRED OPEN SPACE:
BUILDABLE LOT AREA = 22,500 SF (NO GROUND FLOOR SETBACKS)
REQ'D OPEN SPACE = 22,500 SF x 20% = 4,500 SF
OPEN SPACE TO BE AT GROUND FLOOR:
1/2(22,500 SF x 20%) = 2,250 SF
OPEN SPACE WITHOUT REGULATED LOCATION:
1/2(22,500 SF x 20%) = 2,250 SF
OPEN SPACE TO BE COMMON:
4,500 SF x 25% = 1,125 SF
OPEN SPACE REQUIREMENTS WHEN BUILDING PERMITTED:
N/A - NONE IN EFFECT
OPEN SPACE BY TYPE
Area Type Name Area
COMMON OPEN SPACE (EXT)
Building Common Area COMMON OPEN SPACE (EXT) 3510 SF
4 3510 SF
PRIVATE OPEN SPACE
Building Common Area PRIVATE OPEN SPACE 3398 SF
68 3398 SF
Grand total: 72 6908 SF
OPEN SPACE PROVIDED:
TOTAL OPEN SPACE = 6,908 SF
OPEN SPACE AT GROUND FLOOR = 2,439 SF > 2,250 SF (REQ'D)
OPEN SPACE WITHOUT REGULATED LOCATION = 4,469 SF
COMMON OPEN SPACE = 3,510 SF > 1,125 SF (REQ'D)
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PLO
DE
D A
XO
N
REVISION NO
SCALE:1EXPLODED AXON - OPT 3
LIVE ROOF PLANTER MODULE
NEW GLAZING IN EXISTING WALL ALONG LINCOLN COURT
EDGE ALONG FACE OF EXISTING BUILDING
COLUMNS SUPPORTING EXISTING BUILDING
UNIT A ENTRY
UNIT B ENTRY
UNIT C ENTRY
NEW LEASING OFFICE ENTRY
GLAZING ALONG COURTYARD
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REVISION NO
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RETAIL 'A'
101
LEASING OFFICE
108
RETAIL B2
105
STAIR #2
100
STAIR #3
110
CLOSET
107
COMMERCIAL / TRASH
STAGING AREA
111
MAIL ROOM
114
ELEVATOR LOBBY
113
TRANSFORMER ROOM
112
RETAIL B1
104
RETAIL B3
106
DN
DN
DN
UP
UP
A-3.021
A-3.01
A-3.01
A-3.02
2
2
1
A-3.03
2
3
1
4
D-03D-03
D-03
ER-03 ER-03
D-07
D-07 D-07 D-07
D-08 D-08
D-08
D-08D-07
D-10 D-10
D-09
D-03
D-11
D-05
ER-03D-07
D-07D-07
D-01
ER-03
ER-03
ER-03
-
- Elevation 1 - a
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DE
MO
PLA
NS
-1
ST
FLO
OR
SCALE:
1/8" = 1'-0" 11ST FLOOR - DEMO
Keynote Legend
Key Value Keynote Text
D-01 AREA OF (E) FLOOR TO BE REMOVED. VERIFY WITH STRUCT.ENGINEER
D-03 (E) WALL TO BE DEMOLISHED. VERIFY WITH STRUCT. ENGINEER
D-05 (E) CURTAIN WALL TO BE DEMOLISHED. VERIFY WITH STRUCT.ENGINEER
D-07 (E) PLANTER TO BE DEMOLISHED, TYP.
D-08 (E) BENCH TO BE REMOVED
D-09 (E) STAIR TO BE DEMOLISHED
D-10 (E) RAMP TO BE DEMOLISHED
D-11 (E) DOOR TO BE DEMOLISHED
ER-03 (E) WALL TO REMAIN
REVISION NO
LP
LP
LP
LP
CLCL
CLCL
CL
WPT
2-STORY STUCCO COMMERCIAL BUILDING
LIN
CO
LN C
OU
RT
(A
LLE
Y)
BROADWAY
LIN
CO
LN B
LVD
4 STORY RESIDENTIALTYPE VA BLDG, WITH 1LEVEL TYPE IA, AND 3
LEVELS TYPE 1A BELOWGRADE PARKING
N 45° 15' 00" E 149.99'
149.96'
150.
02'
S 4
4° 4
5' 5
4" E
N 45° 15' 28" E
S 4
4° 4
6' 3
8" E
N10N7
N10
150.
03'
CENTERLINE OF STREET
CE
NT
ER
LIN
E O
F S
TR
EE
T
CE
NT
ER
LIN
E O
F A
LLE
Y
N15
N21
N14N24
N13
N11
N27
N27
N9, TYP
N2
N1N5,TYP
N8N31N3
N9
N3
N17
N26N2
N30N30
N30
N4
N12
N6
N34
N23
N23
N36
N35
N38
N27
N27
N25
N39
N26,TYP
N18
N37
N26,TYP
N29N29N33
N19
N16
N32N33
N29
N30
N29
N30
N29
N5,TYP
N26,TYP
N33
N6N26
N20
N26
N26
+/-
1' -
6"
150'
- 0
1/2
"
+/- 4' - 6 1/2" 28' - 3" 16' - 8" 79' - 4" 18' - 4"
149' - 11 7/8"
+/- 149' - 11 1/2"
150'
- 0
1/4
"
+/-
4' -
3"
110'
- 9
"
+/- 4' - 6" 55' - 8" 84' - 10" 5' - 0"
1' -
4"
4' -
0"
31' -
0"
2' - 10 1/2"
4' -
0 1
/2"
8' -
2"
1' -
0"
UP
DNDN
(E) EXISTING STREET LIGHT
(E) POWER POLE
(E) TRAFFIC SIGNAL AND STREET LIGHT
(E) STREET SIGN
(E) PARKING METER
(E) CATCH BASIN
(E) CURB RAMP TO BE REPLACED PER PLANNINGDETERMINATION & BUILDING DEPTREQUIREMENTS
(E) GAS VAULT
LANDSCAPED AREA
REMOVE (E) DRIVEWAY AND RESTORE SIDEWALK,CURB & GUTTER TO MATCH ADJACENT SIDEWALKPER CITY OF SANTA MONICA REQUIREMENTS, SEECIVIL
DRIVEWAY, SEE CIVIL
BICYCLE RACK, TYP OF 4
ELECTRICAL VAULT BELOW GRADE
GENERATOR PAD
IN-LINE STORM FILTER, SEE CIVIL
IRRIGATION CONTROLLER
WATER SERVICE AND BACKFLOW PREVENTER -SEE PLUMBING
IRRIGATION WATER METER
WATER SERVICE AND BACKFLOW PREVENTER -SEE LANDSCAPE
FIRE DEPARTMENT CONNECTION
GAS METERS, SEE PLUMBING
UNDERGROUND UTILITIES-SEPARATE UTILITYEXCAVATION PERMIT TO BE OBTAINED FROMEPWM DEPT ADMIN SERVICES, CITY HALL RM 113
SEWER LATERAL, SEE CIVIL & PLUMBING FOREXACT LOCATIONS
FUTURE GREASE INTERCEPTOR BELOW - HEALTHDEPT. APPROVAL REQUIRED AT TIME OFINSTALLATION
11'-6" x 20' LOADING ZONE
LINE OF BUILDING ABOVE
HAZARDOUS VEHICLE OBSTRUCTION (HVO)TRIANGLE PER SMMC SECTION 9.04.10.02080. NOOBSTRUCTIONS OVER 24" HEIGHT
FIRE DCDA
TREE PROTECTION ZONE (TPZ):A) COORDINATE ALL OFF-SITE IMPROVEMENTS
WITH THE TPZ WITH THE COMMUNITY FORESTER'SOFFICE.
B) NO CONSTRUCTION MATERIALS ORACTIVITIES ALLOWED IN THIS AREA.
C) PRUNING OF CITY TREES TO PROVIDECLEARANCE FOR CONSTRUCTION ACTIVITIESSHALL ONLY BE DONE BY CITY OF SANTA MONICACOMMUNITY FOREST OPERATIONS.
D) SEE ADDITIONAL TPZ GUIDELINES, THIS PAGE
FENCE THE TPZ AS SHOWN WITH SUITABLEFENCING MATERIAL TO PREVENT WOUNDS TO THETREE AND SOIL COMPACTION WITHIN THE ROOTZONE. POST THE FENCE WITH A SIGN STATING"TREE PROTECTION ZONE - KEEP OUT"
(E) TRAFFIC SIGNAL CONTROL CABINET
STORM DRAIN OUTLET
LINE OF BUILDING BELOW
SCE PULLBOX
WATER LATERAL, SEE CIVIL & PLUMBING FOREXACT LOCATIONS
FIRE SERVICE WATER LATERAL, SEE CIVIL &PLUMBING FOR EXACT LOCATIONS
IRRIGATION WATER, SEE CIVIL FOR CONNECTIONTO BACKFLOW PREVENTER
GAS LINE, SEE CIVIL AND PLUMBING FOR EXACTLOCATION
BOLLARD, SEE DETAIL
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
5A910
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
TREES WITHIN THE PUBLIC RIGHT-OF WAY MAYNOT BE REMOVED FOR ANY REASON AND ARETO BE PROTECTED FROM INJURY OR DAMAGEDURING CONSTRUCTION. PRUNING SHALLONLY BE DONE BY CITY TREE TRIMMERS TOPROVIDE CLEARANCE FOR CONSTRUCTIONACTIVITIES. ALL QUESTIONS REGARDINGSTREET TREES ARE TO BE DIRECTED TO THECOMMUNITY FORESTER.
THE TYPICAL TPZ SHOULD ENCOMPASS THECANOPY PLUS AN ADDITIONAL RADIAL WIDTHOF TEN FEET (10'). HOWEVER, SINCE THESECONDITIONS ARE UNIQUE THE APPLICATIONSHOULD BE EVALUATED WITH THE FINALLIMITS OF THE TPZ BEING ESTABLISHED BYTHE COMMUNITY FORESTER.
MULCH THE ENTIRE AREA OF THE TPZ IN ANEFFORT TO IMPROVE THE GROWINGENVIRONMENT FOR THE ROOTS. DURINGCONSTRUCTION PHASE MAINTAIN A FOUR TOSIX INCH LAYER OF CHIP MULCH OVER THESOIL SURFACE TO REDUCE SOIL COMPACTION,IMPROVE AERATION. ENHANCE MOISTURERETENTION AND REDUCE TEMPERATUREEXTREMES. MULCH GENERALLY CONSISTS OFSHREDDED LEAVES OR BARK, PINE STRAW,PEAT MOSS, WOOD CHIPS ORE COMPOSTEDGREENWASTE.
FENCE THE TPZ WITH SUITABLE FENCINGMATERIAL TO PREVENT WOUNDS TO THETREE AND SOIL COMPACTION WITHIN THEROOT ZONE. POST THE FENCE WITH A SIGNSTATING "TREE PROTECTION ZONE - KEEPOUT"
SHOULD IT BE NECESSARY TO TRENCH WITHINTHE TPZ ALL TRENCHES SHALL BE HAND DUG.NO ROOTS LARGER THAN TWO INCHES (2")SHALL BE CUT UNLESS NO OTHERALTERNATIVE IS FEASIBLE. ALL SMALLERROOTS THAT REQUIRE CUTTING SHALL BE CUTWITH PRUNING SAWS. CUTS SHALL BE MADEFLUSH WITH THE SIDE OF THE TRENCH. IF ATANY TIME TWENETY-FIVE PERCENT (25%) OFTHE AREA WITHIN THE TPZ IS BEINGSEPARATED FROM THE TREE BY A TRENCH,THEN THE LINE SHALL BE EITHER RELOCATEDOR INSTALLED BY BORING.
REMOVAL OF HARDSCAPE MATERIALS FROMWITHIN THE TPZ SHALL BE DONE MANUALLY.
THE MINIMUM DISTANCE BETWEEN AN OPENTRENCH AND ANY TREE SHALL BE BETWEENSIX INCHES (6") TO ON FOOT (1') FOR EVERYINCH OF TRUNK DIAMETER MEASURED ATFOUR AND A HALF FEET (4 1/2") ABOVEEXISTING GRADE, DEPENDING ON THESPECIES OF TREE. MINIMUM CLEARANCESHALL BE TEN FEET (10') FROM THE TRUNK OFTHE TREE.
IN THE EVENT ROOT PRUNING IS REQUIRED TOACCOMMODATE GRADE CHANGES OR THEINSTALLATION OF HARDSCAPE FEATURES THEROOT PRUNING PROCEDURES DESCRIBED INTHIS OUTLINE SHOULD BE FOLLOWED.
AT NO TIME SHALL ANY EQUIPMENT,MATERIALS, SUPPLIES OR FILL SOIL BEALLOWED IN THE TPZ UNLESS NECESSARY.
PRUNE AND FERTILIZE THE TREES AFTER THECOMPLETION OF ALL EXTERIOR WORK ON THEBUILDING AND AT THE BEGINNING OF THELANDSCAPE PHASE.
CALL THE COMMUNITY FORESTER'S OFFICE TOSET A SITE VISIT TO DETERMINE THE EXACTLOCATION OF THE TPZ FENCE BEFORE STARTOF WORK. (310 458-8974
ALL QUESTIONS REGARDING THE CITY TREEADJACENT TO THIS PROJECT MAY BEDIRECTED TO THE COMMUNITY FORESTER,WALT WARREN AT (310) 458-8974
TREE PROTECTION ZONEGUIDELINES
10' - 0 3/4" 9' - 11 3/4"
Date:
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SIT
E P
LA
N -
PR
OP
OS
ED
SCALE:
1" = 10'-0" 1SITE PLAN - PROPOSED
REVISION NO
F
UP
DNDN
NEW
COMMERCIAL
USE LIVE-WORK
UNIT A
NEW
COMMERCIAL
USE LIVE-WORK
UNIT C
OFFICE
OFFICE
LEASING
STOR.
TOILET
BREAK
20
' - 1
"2
0' -
2 3
/4"
NEW
COMMERCIAL
USE LIVE-WORK
UNIT B
1,066 SF 1,044 SF 850 SF
11'-6" X 20' LOADING
ZONE EXISTING TO
REMAIN
EXISTING HVO (5' X 5')
HVO TRIANGLES, NO
OBSTRUCTIONS
TALLER THAN 24",
TYP.
EXISTING HVO (5' X 5')
HVO TRIANGLES
EXISTING HVO (5' X 5')
HVO TRIANGLES
LIN
CO
N C
OU
RT
(A
LL
EY
)
SCOPE OF NEW
CONSTRUCTION.
NO EFFECT TO
EXISTING LOADING
10' - 0"
EXISTING LOADING
PATH TO REMAIN
EXISTING LOADING
PATH TO REMAIN
EXISTING LOADING
PATH TO REMAIN
1,060 SF
1
A-4.03
2
A-4.03
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W L
OA
DIN
G P
LA
N
REVISION NO
SCALE:
1/8" = 1'-0" 11ST FLOOR - NEW LOADING PLAN
(E) EXISTING STREET LIGHT
(E) POWER POLE
(E) TRAFFIC SIGNAL AND STREET LIGHT
(E) STREET SIGN
(E) PARKING METER
(E) CATCH BASIN
(E) CURB RAMP TO BE REPLACED PER PLANNINGDETERMINATION & BUILDING DEPTREQUIREMENTS
(E) GAS VAULT
LANDSCAPED AREA
REMOVE (E) DRIVEWAY AND RESTORE SIDEWALK,CURB & GUTTER TO MATCH ADJACENT SIDEWALKPER CITY OF SANTA MONICA REQUIREMENTS, SEECIVIL
DRIVEWAY, SEE CIVIL
BICYCLE RACK, TYP OF 4
ELECTRICAL VAULT BELOW GRADE
GENERATOR PAD
IN-LINE STORM FILTER, SEE CIVIL
IRRIGATION CONTROLLER
WATER SERVICE AND BACKFLOW PREVENTER -SEE PLUMBING
IRRIGATION WATER METER
WATER SERVICE AND BACKFLOW PREVENTER -SEE LANDSCAPE
FIRE DEPARTMENT CONNECTION
GAS METERS, SEE PLUMBING
UNDERGROUND UTILITIES-SEPARATE UTILITYEXCAVATION PERMIT TO BE OBTAINED FROMEPWM DEPT ADMIN SERVICES, CITY HALL RM 113
SEWER LATERAL, SEE CIVIL & PLUMBING FOREXACT LOCATIONS
FUTURE GREASE INTERCEPTOR BELOW - HEALTHDEPT. APPROVAL REQUIRED AT TIME OFINSTALLATION
11'-6" x 20' LOADING ZONE
LINE OF BUILDING ABOVE
HAZARDOUS VEHICLE OBSTRUCTION (HVO)TRIANGLE PER SMMC SECTION 9.04.10.02080. NOOBSTRUCTIONS OVER 24" HEIGHT
FIRE DCDA
TREE PROTECTION ZONE (TPZ):A) COORDINATE ALL OFF-SITE IMPROVEMENTS
WITH THE TPZ WITH THE COMMUNITY FORESTER'SOFFICE.
B) NO CONSTRUCTION MATERIALS ORACTIVITIES ALLOWED IN THIS AREA.
C) PRUNING OF CITY TREES TO PROVIDECLEARANCE FOR CONSTRUCTION ACTIVITIESSHALL ONLY BE DONE BY CITY OF SANTA MONICACOMMUNITY FOREST OPERATIONS.
D) SEE ADDITIONAL TPZ GUIDELINES, THIS PAGE
FENCE THE TPZ AS SHOWN WITH SUITABLEFENCING MATERIAL TO PREVENT WOUNDS TO THETREE AND SOIL COMPACTION WITHIN THE ROOTZONE. POST THE FENCE WITH A SIGN STATING"TREE PROTECTION ZONE - KEEP OUT"
(E) TRAFFIC SIGNAL CONTROL CABINET
STORM DRAIN OUTLET
LINE OF BUILDING BELOW
SCE PULLBOX
WATER LATERAL, SEE CIVIL & PLUMBING FOREXACT LOCATIONS
FIRE SERVICE WATER LATERAL, SEE CIVIL &PLUMBING FOR EXACT LOCATIONS
IRRIGATION WATER, SEE CIVIL FOR CONNECTIONTO BACKFLOW PREVENTER
GAS LINE, SEE CIVIL AND PLUMBING FOR EXACTLOCATION
BOLLARD, SEE DETAIL
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
5A910
Date:
Scale:
By:
Project No:
Page No:
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EX
IST
ING
LO
AD
ING
PLA
N
REVISION NO
SCALE:
1/8" = 1'-0" 11ST FLOOR - EXISTING LOADING PLAN
FE
FE
FE
WPT
RE
S
C14
7
RE
S
C14
9
RE
S
C15
1
RE
S
C15
3
RE
S
C15
4
RE
SS
156
RE
S
C14
5
RE
SS
144
RE
SS
143
RE
S
C16
3
RE
S
C16
1
RE
S
C15
9
RE
S
C15
8
RE
S
C16
5
RE
SS
139
RE
SS
133
RE
SS
132
RE
SS
130
RE
SS
131
RE
SS
135
RE
SS
134
RE
SS
140
RE
SS
138
RE
SS
137
RE
SS
136
RESS119
RESS124
RESS120
RESS125
RESS127
RESS128
RES
C129RESS126
RESS122
RESS123
RESS121
RE
S
C10
9
RE
S
C11
0
RE
S
C10
8
RE
S
C10
7
RE
SS
111
RE
SS
116
RE
SS
117
RE
SS
106
RE
SS
105
RE
SS
115
RE
SS
114
RE
SS
113
RE
SS
112
RES
C118
RES
C142
RES
C141
RES
C104
RES
C157
RE
ST
150
RE
ST
152
RE
ST
148
RE
ST
146
RE
ST
164
RE
ST
166
RE
ST
160
RE
ST
162
EDED
ED
ED
FD
FD
FD
+61.21'
+61.67'
+61.67'
+61.21'
+61.67'
+61.21'
+61.67'
+61.67'
+61.21'
+61.67'
+81.17'
R 2
5' -
0"
R 25' - 0"
R 25' - 0" R
25' -
0"
10% UP 20% UP
1' -
6"
8' -
6"
8' -
6"
8' -
6"
11"
8' -
6"
8' -
6"
8' -
6"
11"
8' -
6"
7' -
6"
7' -
6"
2"
7' -
6"
7' -
6"
10"
8' -
6"
8' -
6"
1' -
6"
2' - 6" 7' - 6" 8' - 6" 8' - 6" 1' - 8" 8' - 6" 8' - 6" 8' - 6" 1' - 7" 8' - 6" 8' - 6" 8' - 6" 10" 8' - 6" 8' - 6" 7' - 6" 4' - 0"
1' -
6"
8' -
6"
2"
8' -
6"
8' -
6"
8' -
6"
1' -
7 1
/4"
1' -
6"
8' -
6"
8' -
6"
2"
8' -
6"
8' -
6"
2"
8' -
6"
8' -
6"
8' -
6"
1' -
6"
8' -
6"
7' -
6"
7' -
6"
24
' -
1"
7' -
6"
7' -
6"
1' -
6"
1' -
6"
7' -
6"
7' -
6"
7"
7' -
6"
7' -
6"
5"
7' -
6"
1' -
7 1
/4"
13' - 1 3/4"
DRIVE AISLE
25' - 0"
DR
IVE
AIS
LE
26
' -
1"
DRIVE AISLE
25' - 0"
20
' -
1"
6' - 2 1/4" 7' - 6" 7' - 6" 2' - 2"1' - 6" 7' - 6" 1' - 6"
1' -
7"
8' -
6"
8' -
6"
1' -
6"
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
Date:
Scale:
By:
Project No:
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ta M
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A, 9
040
1
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3
SCALE:
1/8" = 1'-0" 1P3 LEVEL
REVISION NO
FE
FE
FE
WPT
RE
S
C99
RE
S
C97
RE
S
C83
GUESTRES
S 55
RESS 60GUEST
RES
S 56
RESS 61
RESS 63
RESS 64
RES
C 65RESS 62
RE
S
C85
RESS 58
RESS 59
RESS 92
RE
S
C95
RE
S
C87
RE
S
C93
RE
S
C89
GUESTRES
S 57
RE
S
C90
RE
S
C10
1
RE
SS
75R
ES
S68
RE
SS
66R
ES
S67
RE
SS
71R
ES
S70
RE
SS
76R
ES
S74
RE
SS
73R
ES
S72
GU
ES
T
RE
S
C46
GU
ES
TR
ES
S47
GU
ES
T
RE
S
C44
GU
ES
T
RE
S
C43
GU
ES
TR
ES
S52
GU
ES
TR
ES
S53
GU
ES
TR
ES
S42
GU
ES
TR
ES
S41
GU
ES
TR
ES
S51
GU
ES
TR
ES
S50
GU
ES
TR
ES
S49
GU
ES
TR
ES
S48
RE
S
C79
GUESTRES
S 54
RE
SS
69
RE
S
C81
RES
C 77
RES
C 78GUEST
RES
C103
RE
ST
88R
ES
T86
RE
ST
84R
ES
T82
RE
ST
80
RE
ST
94R
ES
T96
RE
ST
98R
ES
T10
0R
ES
T10
2
GU
ES
T
RE
S
C45
ED
ED
EDED
RE
SS
91
+70.71'
+71.17'
+70.71'
+71.17'
+71.17'
+71.17'
+70.71'
+70.71'
+71.17' +71.17'+71.17'
+71.67'
+70.67' +71.17'
R 2
5' -
0"
R 25' - 0"
R 25' - 0" R
25' -
0"
10% UP 20% UP
1' -
6"
8' -
6"
8' -
6"
8' -
6"
11"
8' -
6"
8' -
6"
8' -
6"
11"
8' -
6"
7' -
6"
7' -
6"
2"
7' -
6"
7' -
6"
10"
8' -
6"
8' -
6"
1' -
6"
1' - 6" 8' - 6" 8' - 6" 8' - 6" 1' - 8" 8' - 6" 8' - 6" 8' - 6" 1' - 7" 8' - 6" 8' - 6" 8' - 6" 10" 8' - 6" 8' - 6" 7' - 6"
1' -
6"
8' -
6"
2"
8' -
6"
8' -
6"
8' -
6"
1' -
7 1
/4"
1' -
6"
8' -
6"
8' -
6"
2"
8' -
6"
8' -
6"
2"
8' -
6"
8' -
6"
8' -
6"
1' -
6"
8' -
6"
7' -
6"
7' -
6"
5"
7' -
6"
7' -
6"
7' -
6"
1' -
2"
7' -
6"
7' -
6"
1' -
6"
1' -
6"
7' -
6"
7' -
6"
1' -
2"
7' -
6"
7' -
6"
7' -
6"
1' -
9"
1' - 1 3/4" 8' - 6" 3' - 6"
DRIVE AISLE
25' - 0"
DR
IVE
AIS
LE
26
' -
1"
DRIVE AISLE
25' - 0"
20
' -
1"
6' - 10 1/4" 7' - 6" 7' - 6" 1' - 6"1' - 6" 7' - 6" 1' - 6"
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
Date:
Scale:
By:
Project No:
Page No:
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1
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2
SCALE:
1/8" = 1'-0" 1P2 LEVEL
REVISION NO
FE
FE
FE
WPT
CO
MM
C31
CO
MM C
33
COMMS 21
CO
MM
C4
COMMS 19
COMMS 20
COMMS 18
CO
MM
S25
COMMS 14
COMMS 15
RESDAS16
RESDAS17
CO
MM
S24
COMMS 13
CO
MM
C6
CO
MM
C3
CO
MM
C35
CO
MM
S36
CO
MM
C29
CO
MM
S7
CO
MM
S11
CO
MM
C38
CO
MM
C40
CO
MM
S12
CO
MM
S1
CO
MM
C34
RE
SD
AS
VA
N37
CO
MM
S28
CO
MM
S27
CO
MM
S10
CO
MM
DA
S8
CO
MM
DA
S9
CO
MM
C30
CO
MM
C32
CO
MM
S26
COMMS 22
CO
MM
C39
CO
MM
S23
CO
MM
S2
CO
MM
C5
ED
ED
FD
ED ED
FD
FD+80.67'
+80.21'
+80.27'
+80.67'
+80.67'
+80.21'
+80.67'
+80.21'
+80.67'
+80.67'
+80.67'
+81.17'
+80.17' +80.67'
+80.58'
+80.53'
8' -
3"
9' -
0"
7' -
6"
8"
7' -
6"
7' -
6"
1' -
6"
1' - 6" 8' - 6" 8' - 6" 8' - 6" 1' - 5" 9' - 0" 8' - 0" 9' - 0" 1' - 4" 8' - 6" 8' - 6" 8' - 6" 10" 8' - 6" 8' - 6" 1' - 6"
9' -
2"
9' -
0"
8' -
0"
9' -
0"
8"
8' -
6"
8' -
6"
8' -
6"
1' -
6"
10"
7' -
6"
7' -
6"
2"
7' -
6"
7' -
6"
8' -
6"
8' -
6"
1' -
6"
1' -
6"
8' -
6"
2"
8' -
6"
8' -
6"
8' -
6"
1' -
7 1
/4"
1' -
7 1
/4"
8' -
6"
8' -
6"
1' -
8"
8' -
6"
7' -
6"
7' -
6"
5"
7' -
6"
7' -
6"
7' -
6"
1' -
2"
7' -
6"
7' -
6"
1' -
6"
R 2
5' -
0"
R 25' - 0"
R 25' - 0"
20
' -
1"
10% UP 20% UP
DR
IVE
AIS
LE
27
' -
2"
DRIVE AISLE
25' - 0"
DRIVE AISLE
25' - 1 1/4"
DRIVE AISLE
25' - 0"
R 2
5' -
0"
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
NO
N-
RE
Q'D
EXISTING NON-REQ'D STALLS TO BECOME +4 RESIDENTIAL STALLS
ADA:
RESIDENTIAL
ADA:
RESIDENTIAL
ADA:
GUEST
ADA:
COMMERCIAL
ADA VAN:
COMMERCIAL
NON-REQ'D
Date:
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ta M
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A, 9
040
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SCALE:
1/8" = 1'-0" 1P1 LEVEL
REVISION NO
F
DN
DN
DN
DN
DN
A-3.021
A-3.01
A-3.01
A-3.02
2
2
1
A-3.03
2
3
1
4
OFFICE
OFFICE
LEASING
STOR.
TOILET
BREAK
DR
IVE
WA
Y
20
' - 1
"2
0' -
3"
15
' - 1
"
35
' - 4
"
10
' - 3
"1
5' -
5"
10
' - 5
"
10' - 0" 4' - 0" 11' - 2"
LIVE-WORK
UNIT A
1,066 SF
LIVE-WORK
UNIT B
1,044 SF
LIVE-WORK
UNIT C
850 SF
LINE OF BUILDING
OVERHEAD
LINE OF BUILDING
OVERHEAD
11'-6" X 20' LOADING
ZONE EXISTING
EXISTING HVO (5' X 5')
HVO TRIANGLE, NO
OBSTRUCTIONS
TALLER THAN 24",
TYP.
EXISTING HVO (5' X 5')
HVO TRIANGLE
EXISTING HVO (5' X 5')
HVO TRIANGLE
LIN
CO
N C
OU
RT
(A
LL
EY
)
BROADWAY
LIN
CO
LN
BL
VD
1
A-4.02
1
A-4.01
1,060 SF
WORK AREA = 650 SF = 62%
WORK AREA = 665 SF = 64%
WORK AREA = 665 SF = 61%
320 SF EXISTING F.A.R. TO BE INCLUDED AS LIVE-WORK UNIT C
COMMON COURTYARD
12
' - 9
"5' -
7"
12
' - 5
"
26' - 2"
24' -
11" 82' - 4"
73
' - 9
"
2
A-4.03
Date:
Scale:
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REVISION NO
LIVE-WORK UNITS ARE TO BE CONSIDERED A "COMMERCIAL USE CLASSIFICATION" PER SANTA MONICA ZONING ORDANANCE DIVISION 5 SECTION 9.51.030 - "NON-RESIDENTIAL USE CLASSIFICATIONS".
ALL RESIDENTS OF LIVE-WORK UNITS MUST COMPLY WITH USE REQUIREMENTS OF SECTION 9.31.170 D - "ADDITIONAL REQUIREMENTS".
"DEED RESTRICTION REQUIRED. THE OWNER OF EACH LIVE-WORK UNIT OR EACH BUILDING CONTAINING LIVE-WORK RENTAL UNITS SHALL RECORD A NOTICE ON THE PROPERTY SPECIFYING THE LIMITATIONS OF USE AND OPERATION INCLUDED IN THE USE PERMIT." - SMZO SECTION 9.31.170
GENERAL NOTES
1.
2.
3.
LIVE-WORK UNITS
UNIT A
UNIT B
UNIT C
TOTAL
1,066 SF
1,044 SF
850 SF
2,960 SF
SCALE:
1/8" = 1'-0" 11ST FLOOR - OPT 3
A-3.021
A-3.01
A-3.01
A-3.02
2
2
1
A-3.03
2
3
1
4
OPEN TO COURTYARD BELOW
PATIO
PATIO PATIO
PATIO
GREEN ROOF GREEN ROOF
GREEN ROOF
9' - 8" 17' - 1" 17' - 7" 7' - 3" 10' - 10" 18' - 5"
5' -
6"
14
' - 7
"1
7' -
7"
5' -
0"
8' -
1"
12
' - 8
"1
2' -
5"
1
A-4.03
2
A-4.03
NOTE: NO VISIBLE
MECHANICAL UNITS
IN COURTYARD
Date:
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2N
D F
LO
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SCALE:
1/8" = 1'-0" 12ND FLOOR
REVISION NO
A-3.021
A-3.01
A-3.01
A-3.02
2
2
1
A-3.03
2
3
1
4
Date:
Scale:
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3R
D F
LO
OR
SCALE:
1/8" = 1'-0" 13RD FLOOR
REVISION NO
A-3.021
A-3.01
A-3.01
A-3.02
2
2
1
A-3.03
2
3
1
4
Date:
Scale:
By:
Project No:
Page No:
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4T
H F
LO
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SCALE:
1/8" = 1'-0" 14TH FLOOR
REVISION NO
A-3.021
A-3.01
A-3.01
A-3.02
2
2
1
A-3.03
2
3
1
4
NEW WALL
NEW ENTRY DOOR TO UNIT
EXISTING EXTERIOR WALL
EXISTING EXTERIOR WALL
EXISTING WINDOW
EXISTING BALCONY
NEW FINISHED FLOOR AND UNIT PLAN TO BE DESIGNED
NEW AFFORDABLE STUDIO UNIT.
AREA OF UNIT = 377 SF > 375 SF MIN.
EXISTING EXTERIOR DOOR
Date:
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5T
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SCALE:
1/8" = 1'-0" 15TH FLOOR
REVISION NO
A-3.021
A-3.01
A-3.01
A-3.02
2
2
1
A-3.03
2
3
1
4
Date:
Scale:
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RO
OF
PLA
N
SCALE:
1/8" = 1'-0" 1ROOF PLAN
REVISION NO
ST3
9'-8
"9'
-9"
9'-9
"9'
-9"
16'-5
"
55'-0
"
FIRST FLOOR+94.67'
SECOND FLOOR+111.08'
THIRD FLOOR+120.83'
FOURTH FLOOR+130.58'
ROOF+150.00'
FIFTH FLOOR+140.33'
AVG NATURAL GRADE+96.00'
MAX ALLOWABLE HT+151.00'
9' -
8"
9' -
9"
9' -
9"
9' -
9"
16' -
5"
55' -
0"
FIRST FLOOR+94.67'
SECOND FLOOR+111.08'
THIRD FLOOR+120.83'
FOURTH FLOOR+130.58'
ROOF+150.00'
FIFTH FLOOR+140.33'
AVG NATURAL GRADE+96.00'
MAX ALLOWABLE HT+151.00'
ST1
ST1
ST3
ST1
9' -
8"
9' -
9"
9' -
9"
9' -
9"
16' -
11"
55' -
0"
FIRST FLOOR+94.67'
SECOND FLOOR+111.08'
THIRD FLOOR+120.83'
FOURTH FLOOR+130.58'
ROOF+150.00'
FIFTH FLOOR+140.33'
AVG NATURAL GRADE+96.00'
MAX ALLOWABLE HT+151.00'
16' -
5"
9' -
9"
9' -
9"
9' -
9"
9' -
8"
55' -
0"
FIRST FLOOR+94.67'
SECOND FLOOR+111.08'
THIRD FLOOR+120.83'
FOURTH FLOOR+130.58'
ROOF+150.00'
FIFTH FLOOR+140.33'
AVG NATURAL GRADE+96.00'
MAX ALLOWABLE HT+151.00'
Date:
Scale:
By:
Project No:
Page No:
OF
1/8" = 1'-0"
10/1
5/2
01
8 7
:44:0
0 A
M
R.MEISER
10/15/2018
1722
A-3.01
Co
urt
yard
Ad
ditio
n
14
47
Lin
co
ln B
lvd
San
ta M
on
ica, C
A, 9
040
1
ELE
VA
TIO
NS
SCALE:
1/8" = 1'-0" 1South
SCALE:
1/8" = 1'-0" 2West
REVISION NO
NOTE: NEW STUDIO UNIT AT 5TH FLOOR NOT VISIBLE FROM EXTERIOR INCLUDING COURTYARD. THE ADDITION OF THIS STUDIO UNIT AT 5TH FLOOR REQUIRES NO CHANGES TO THE EXTERIOR OF THE BUILDING.
NOTE: THERE ARE NO CHANGES TO THE EXTERIOR ELEVATIONS ON THIS SHEET.
55' -
0"
9' -
8"
16' -
5"
9' -
9"
9' -
9"
9' -
9"
FIRST FLOOR+94.67'
SECOND FLOOR+111.08'
THIRD FLOOR+120.83'
FOURTH FLOOR+130.58'
ROOF+150.00'
FIFTH FLOOR+140.33'
AVG NATURAL GRADE+96.00'
MAX ALLOWABLE HT+151.00'
25A20130
16' -
5"
9' -
9"
9' -
9"
9' -
9"
9' -
8"
55' -
0"
FIRST FLOOR+94.67'
SECOND FLOOR+111.08'
THIRD FLOOR+120.83'
FOURTH FLOOR+130.58'
ROOF+150.00'
FIFTH FLOOR+140.33'
AVG NATURAL GRADE+96.00'
MAX ALLOWABLE HT+151.00'
NEW STUDIO UNIT BEHIND
EXISTING EXTERIOR WALL
TO REMAIN.
EXISTING BALCONY
TO REMAIN.
EXISTING WINDOW
TO REMAIN, TYP.
NEW GLAZING TO
LIVE-WORK UNIT B
NEW GLAZING TO
LIVE-WORK UNIT A
NEW STUDIO UNIT BEHIND
EXISTING EXTERIOR WALL
Date:
Scale:
By:
Project No:
Page No:
OF
1/8" = 1'-0"
10/1
5/2
01
8 7
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1 A
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R.MEISER
10/15/2018
1722
A-3.02
Co
urt
yard
Ad
ditio
n
14
47
Lin
co
ln B
lvd
San
ta M
on
ica, C
A, 9
040
1
ELE
VA
TIO
NS
SCALE:
1/8" = 1'-0" 1East
SCALE:
1/8" = 1'-0" 2North
REVISION NO
NOTE: NEW STUDIO UNIT AT 5TH FLOOR NOT VISIBLE FROM EXTERIOR INCLUDING COURTYARD. THE ADDITION OF THIS STUDIO UNIT AT 5TH FLOOR REQUIRES NO CHANGES TO THE EXTERIOR OF THE BUILDING.
AREA OF NEW CONSTRUCTION ENTRY TO LEASING OFFICE GLAZING TO LIVE-WORK
UNIT A
ENTRY TO LIVE-
WORK UNIT A
GLAZING TO LIVE-
WORK UNIT B
ENTRY TO LIVE-
WORK UNIT B
GLAZING TO LIVE-
WORK UNIT C
ENTRY TO LIVE-
WORK UNIT CSTAIR EXIT BEYOND
EXTERIOR SMOOTH TROWEL
PLASTER PAINTED WHITE (DUNN EDWARDS - DEW380)
MODULAR
GREEN ROOF SYSTEM
1
A-4.03
MODULAR
GREEN ROOF SYSTEM
MODULAR
GREEN ROOF SYSTEM
WALL
SCONE, TYP.
WALL SCONE, TYP.
1
A-4.02
1
A-4.01
-
---
-
---
Date:
Scale:
By:
Project No:
Page No:
OF
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10/1
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R.MEISER
10/15/2018
1722
A-3.03
Co
urt
yard
Ad
ditio
n
14
47
Lin
co
ln B
lvd
San
ta M
on
ica, C
A, 9
040
1
ELE
VA
TIO
NS
-
CO
UR
TY
AR
D /
SE
CT
ION
S
SCALE:
1/8" = 1'-0" 1COURTYARD ELEVATION - SOUTH
SCALE:
1/8" = 1'-0" 2COURTYARD ELEVATION - NORTH
SCALE:
1/8" = 1'-0" 3COURTYARD ELEVATION - EAST
SCALE:
1/8" = 1'-0" 4COURTYARD ELEVATION - WEST
REVISION NO
NOTE: NEW STUDIO UNIT AT 5TH FLOOR NOT VISIBLE FROM EXTERIOR INCLUDING COURTYARD. THE ADDITION OF THIS STUDIO UNIT AT 5TH FLOOR REQUIRES NO CHANGES TO THE EXTERIOR OF THE BUILDING.
Date:
Scale:
By:
Project No:
Page No:
OF
12" = 1'-0"
10/1
5/2
01
8 7
:44:2
1 A
M
Author
10/15/2018
1722
A-4.01
Co
urt
yard
Ad
ditio
n
14
47
Lin
co
ln B
lvd
San
ta M
on
ica, C
A, 9
040
1
SE
CT
ION
S
REVISION NO
SCALE:
12" = 1'-0" 1SECTION 1
Date:
Scale:
By:
Project No:
Page No:
OF
12" = 1'-0"
10/1
5/2
01
8 7
:44:3
0 A
M
Author
10/15/2018
1722
A-4.02
Co
urt
yard
Ad
ditio
n
14
47
Lin
co
ln B
lvd
San
ta M
on
ica, C
A, 9
040
1
SE
CT
ION
S
REVISION NO
SCALE:
12" = 1'-0" 1SECTION 2
1ST FLOOR0' - 0"
2ND FLOOR16' - 4 29/32"
3RD FLOOR26' - 1 29/32"
4TH FLOOR35' - 10 29/32"
5TH FLOOR45' - 7 29/32"
ROOF PLAN55' - 3 29/32"
UNIT A BED3' - 1"
UNIT B BED6' - 1"
17' - 5" 8" 5' - 0"
LEASING
6
OFFICE
4
PATIOMODULAR PLANTING SYSTEM
6' -
5"
GLA
ZIN
G
10
' - 0
"
3' -
0"
16
' - 5
"
PATIO
LIVE-WORK UNIT A
Date:
Scale:
By:
Project No:
Page No:
OF
1/4" = 1'-0"
10/1
5/2
01
8 7
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2 A
M
Author
10/15/2018
1722
A-4.03
Co
urt
yard
Ad
ditio
n
14
47
Lin
co
ln B
lvd
San
ta M
on
ica, C
A, 9
040
1
DE
TA
ILS
/ W
ALL
SE
CT
ION
S
REVISION NO
SCALE:
1/4" = 1'-0" 1SECTION 3SCALE:
1/4" = 1'-0" 2SECTION 4