Development Permit Application Supporting Doc #4

Transcription

PCH &
GOLDEN
LANTERN
CHARLES COMPANY
DANA POINT, CALIFORNIA
February 16, 2016
Development
Permit Application
Supporting Doc #4
Sheet
Description
ii
iii
iv
v
PROJECT TEAM AND SHEET INDEX
PROJECT SUMMARY
SITE SURVEY
SETBACK DIAGRAM
01
02
03
06
07
SITE & CONTEXT
DESIGN NARRATIVE
EXISTING CONDITIONS
VICINITY MAP
SITE CONTEXT MAP
08
VIEWS
15
16
23
24
27
28
PLANS, SECTIONS, & DIAGRAMS
FLOOR PLANS
ROOF PLAN
BUILDING SECTIONS
OPEN SPACE DIAGRAM - COMMON
OPEN SPACE DIAGRAM - PRIVATE
39
30
32
ELEVATIONS & MATERIALS
EXTERIOR ELEVATIONS
MATERIALS BOARD
33
34
36
LANDSCAPE
LANDSCAPE PLANS
LANDSCAPE PRECEDENT IMAGERY
37
LIGHTING DESIGN
ARCHITECT
STUDIO ONE ELEVEN
AT PERKOWITZ + RUTH ARCHITECTS
111 WEST OCEAN BOULEVARD
20TH FLOOR
LONG BEACH, CA 90802
ATTN: MICHAEL BOHN
TEL: (562) 901-1500
FAX: (562) 901-1501
LANDSCAPE ARCHITECT
STUDIO ONE ELEVEN
AT PERKOWITZ + RUTH ARCHITECTS
111 WEST OCEAN BOULEVARD
20TH FLOOR
LONG BEACH, CA 90802
ATTN: DAVID SABUNAS
TEL: (562) 901-1500
FAX: (562) 901-1501
LIGHTING DESIGNER
VISUAL TERRAIN
25217 AVENUE TIBBITS
SANTA CLARITA, CA 91355
ATTN: STEVEN YOUNG
TEL: (661) 775-7758
FAX: (661) 775-7708
FEBRUARY 16, 2016
OWNER
CHARLES COMPANY
9034 WEST SUNSET BOULEVARD
WEST HOLLYWOOD, CA 90069
ATTN: ARMAN GABAY
TEL: (310) 247-0900
FAX: (310) 247-1525
CHARLES COMPANY
SHEET INDEX
PCH & GOLDEN LANTERN
PROJECT TEAM
Sheet Index
13-222
ii
PCH & GOLDEN LANTERN ‐ Dana Point, CA
ZONING ‐ Town Center ‐ Mixed Use (TC‐MU)
OPEN SPACE REQUIRED
COMMON OPEN SPACE REQUIRED
TC‐MU Zone requires 100 SF of Common Open Space per unit.
Scope of Work: Proposed demolition of an existing two story wood‐framed multi‐tenant retail structure along with removal of existing surface parking lot and related site clearing. Proposed new development includes three levels subterranean parking, ground level multi‐tenant retail/mercantile/restaurant uses beneath a concrete podium deck, and two levels of residential units above the podium (39 total). Project requires lot merger between Parcel 1 and Parcel 2 (Lot 10, Block P, Tract No. 573), refer to site survey for more information.
UNIT TYPE
Studio
1 Bedroom
2 Bedroom
Townhouse
Total Common Open Space Required
SETBACKS
Interior Property Lines
10'‐0" Min.
0'‐0"
0'‐0" ‐ 5'‐0"
5'‐0" Min.
ALLOWABLE
PROPOSED
40'‐0" or 3 Stories above Pacific Coast Highway
40'‐0" Max.
San Juan
ALLOWABLE HEIGHT
TC‐MU Zone
Building Height
LOT COVERAGE/BUILDABLE AREA
TC‐MU Zone
PROPOSED
Lot Area ‐ Gross
Lot Area ‐ Net (Assumed Property Line)
Lot Area (Net)
26,588 (0.61 AC)
24,346 (0.56 AC)
24,346
DENSITY/FLOOR AREA RATIO (FAR)/(SF)
TC‐MU Zone
ALLOWABLE (FAR)
PROPOSED (FAR)
1.89
2.50
2.50 > 1.89 thus OK
Project Density
PROGRAM/AREA SUMMARY
FLOOR LEVEL
Sublevel Floor (P3)
Sublevel Floor (P2)
Sublevel Floor (P1)
First Floor (01)
Retail
Parking Access
Café
Restaurant
Residential Lobby
Service
Mezzanine Floor (1.5)
Second Floor (02)
Third Floor (03)
Proposed Zoning Floor Area (SF)
Proposed FAR
ALLOWABLE (SF)
USE
Subterranean Parking
Mixed
Residential
Residential
Residential
Type of Construction:
Automatic Fire Sprinkler:
Allowable Floor Area:
Note: Refer to program area
summary for actual floor area.
Building Height:
Number of Stories:
SF
0
0
0
9,580
2,940
790
1,200
2,760
850
1,040
9,545
13,346
13,584
46,055
1.89
BUILDING CODE ANALYSIS (2013 CBC)
Occupancy Group:
PROPOSED (SF)
60,865
46,055
60,865 > 46,121 thus OK
M, B or A‐2 (Below Podium)
R‐2 (Above Podium)
Type I‐A (Below Podium)
Type V‐A (Above Podium)
Yes
Base Allowable: 12,000 SF (At )
Is = 2 (per CBC 2013 Sec. 506.3)
Aa = Allowable building area per story
Automatic Fire Sprinkler Increase: Aa = (At + [At x If ] + [At x Is ])
Aa = (12,000 SF + [12,000 SF x 0] + [12,000 SF x 2])
Aa = 36,000 SF
Allowable: 50'‐0"
Provided: 40'‐0"
4 Stories
# UNITS
7
24
4
4
AREA
100
100
100
100
TOTAL SF
700
2,400
400
400
3,900
TC‐MU Zone requires 100 SF of Private Open Space per unit.
UNIT TYPE
Studio
1 Bedroom
2 Bedroom
Townhouse
Total Private Open Space Required
TOTAL COMBINED OPEN SPACE REQUIRED
7,800
COMMON OPEN SPACE PROVIDED
Ground Level Common Open Space
Second Floor Common Open Space
TOTAL COMMON OPEN SPACE PROVIDED
TOTAL COMMON OPEN SPACE PER UNIT PROVIDED
TOTAL SF
2,032
4,478
6,510
167
PRIVATE OPEN SPACE PROVIDED
Mezzanine Floor Private Open Space Provided
Second Floor Private Open Space Provided
Third Floor Private Open Space Provided
TOTAL PRIVATE OPEN SPACE PROVIDED
TOTAL PRIVATE OPEN SPACE PER UNIT PROVIDED
TOTAL COMBINED OPEN SPACE PROVIDED
TOTAL COMBINED OPEN SPACE PER UNIT PROVIDED
TOTAL SF
280
1,308
1,136
2,724
70
FEBRUARY 16, 2016
Golden Lantern
PRIVATE OPEN SPACE REQUIRED
PROPOSED
10'‐0" at Ground Level; Portions of building above 2nd floor (or) 30'‐0" shall be set back 15'‐0"
None
None at Ground Level; Above 20'‐0" in Height: Starting 40'‐0" back from the front building face, minimum 5'‐0" from interior side property line
TOTAL SF
700
2,400
400
400
3,900
CHARLES COMPANY
Pacific Coast Highway
AREA
100
100
100
100
9,234
237
LOCKABLE STORAGE REQUIRED
250 CF / UNIT
LOACKABLE STORAGE PROVIDED (AT MEZZANINE LEVEL)
250 CF / UNIT
PARKING REQUIREMENTS
ADA SPACES REQUIRED
Total Number of Parking Stalls in Garage: 101 ‐150
REQUIRED
5 (1 Van Accessible)
USE
# Units/SF
RATIO
Retail / Restaurant**
4,320
1/220 SF
1,380
1/100 SF
Restaurant > 20% of GFA
Café 1,200
1/250 SF
TOTAL RETAIL/ RESTAURANT SPACES REQUIRED
BICYCLE PARKING*
TOTAL VEHICULAR COMMERCIAL PARKING REQUIRED
* Eight percent reduction permitted where an equivalent number of bicycle stalls are provided (Sec. 9.35.080)
** Restaurant square footage equals 20 percent of gross floor area (GFA ‐ Sec. 9.35.080)
TOTAL
19.6
13.8
4.8
38.2
‐3.1
35
Studio / 1 Bedroom
31
1.7
2 Bedroom / Townhouses
8
2.2
TOTAL RESIDENTIAL SPACES REQUIRED
BICYCLE PARKING*
TOTAL VEHICULAR RESIDENTIAL PARKING REQUIRED
* Eight percent reduction permitted where an equivalent number of bicycle stalls are provided (Sec. 9.35.080)
52.7
17.6
70.3
‐5.6
65
TOTAL VEHICULAR PARKING REQUIRED FOR PROJECT
100
ALLOWABLE
TC‐MU Zone
# UNITS
7
24
4
4
39
PARKING PROVIDED
PROVIDED PARKING TYPES
LEVEL P3
LEVEL P2
LEVEL P1
Vehicular ‐ Retail/Restaurant
0
0
28
Bicycle ‐ Commercial
0
0
0
Vehicular ‐ Residential
20
43
2
Bicycle ‐Residental (at Mezzanine Lvl)
0
0
0
Total Provided
20
43
30
0
1
ADA ‐ Retail/Restaurant*
0
1
1
ADA ‐ Residential*
1
* ADA parking spaces provided (5) reflect the required parking stalls for the entire parking garage.
LEVEL 1
12
3
0
6
12
1
0
TOTAL
40
3
65
6
114
2
3
Project Summary
13-222
iii
Survey
13-222
iv
CHARLES COMPANY
FEBRUARY 16, 2016
PORTIONS OF BLDG. ABOVE 2ND
FLOOR OR 30’ SHALL BE 20’-0”
MIN.
CHARLES COMPANY
FEBRUARY 16, 2016
LINE OF SETBACK ABOVE 20’-0”,
5’-0” MIN. FROM INTERIOR PROPERTY
LINE
PORTIONS OF BLDG.
ABOVE 2ND FLOOR OR 15’
SHALL BE 10’-0” MIN.
PORTIONS OF BLDG. ABOVE 2ND
FLOOR OR 30’ SHALL BE 10’-0”
MIN.
0
5
10
20
Setback Diagram
13-222
v
Site & Context
Project Goal
Create a comfortable and casual, village-like development that contributes to the vibrancy of downtown
Dana Point.
Massing
CIRCULATION
LANTERNS
“The Village”
Take advantage of the existing grading to step the building podium and reduce the overall massing of the
project.
Articulate massing by defining housing component into three discreet buildings.
“The Ship”
Organize building orientation and the site plan to maximize views of the ocean, sunsets and the surrounding hills.
FEBRUARY 16, 2016
Use
Activate and create interest at the ground floor with retail, outdoor dining and well-designed lobbies that
promote walkability adjacent to the project.
Provide a residential component to support downtown retail.
Parking
Entrances to minimize impact to an active ground floor pedestrian environment.
CHARLES COMPANY
S
L
HIL
Conceal parking from the public realm.
Utilize bike parking to reduce vehicular parking requirements.
Open Space
Set buildings back to allow visibility and establish a public plaza at the northeast corner of the site.
Promote outdoor living and a sense of community through a series of outdoor decks and courtyards for
residents to enjoy and gather.
Provide a western podium deck for BBQ and outdoor dining.
OCEAN
Propose an eastern podium deck for fire pit gatherings.
“THE FANTASTIC
FOUR”
Sustainability
Encourage healthy living by providing facilities such as a “bike repair kitchen”, on-site bicycle storage,
surfboard racks and outdoor showers.
Operable windows shall be incorporated into the design to take advantage of predominant sea breezes, to
improve indoor air quality and reduce energy required for cooling.
Express the unique coastal character of the site through careful selection of colors and materials of high
quality and permanence.
Provide a series of inviting exterior stairs to connect residents with the sidewalk, public transportation,
and the beach.
Incorporate drought-tolerant landscaping that enhances the quality of the coastal location and allows for
stormwater filtration.
Design Narrative
13-222
2
FEBRUARY 16, 2016
NE view toward site
NE view toward site
CHARLES COMPANY
SE view toward site
SW view toward site
Existing Conditions
13-222
3
FEBRUARY 16, 2016
NE view from site
NE view from site
CHARLES COMPANY
North view from site
NW view from site
Existing Conditions
13-222
4
South
South
view
from
site
Southview
viewfrom
fromsite
site
Adjacentproperty
propertytoto
towest
west
Adjacent
Adjacent
property
west
West
view
from
site
West
Westview
viewfrom
fromsite
site
PCH&&GOLDEN
GOLDENLANTERN
LANTERN CHARLES
CHARLES COMPANY
COMPANY DECEMBER
FEBRUARY 16,
PCH
17,2016
2014
PCH
& GOLDEN LANTERN
CHARLES COMPANY
DECEMBER 17,
2014
SE
SEview
viewfrom
fromsite
site
SE
view
from
site
Existing
Existing
Conditions
ExistingConditions
Conditions
13-222
13-222
13-222
555
AY
IGHW
H
T
S
A
IC CO
PACIF
SAN JUAN AVENUE
CHARLES COMPANY
FEBRUARY 16, 2016
NTERN
STREET OF THE GOLDEN LA
STREET OF THE VIOLET LANTERN
LA PLAZA
STREET OF THE VIOLET LANTERN
DANA
POINT
PLAZA
LANTERN BAY VILLAGE
NOT TO SCALE
Vicinity Map
13-222
6
WAY
TWO-
15'-9"
GATED TRANSFORMER
ENCLOSURE, PTD. CEMENT
BOARD SIDING, 6' ABOVE GRADE
+151.00'
"
6'-4"
+152.00'
(BASELINE)
10'-2"
+151.00'
+187.50'
+187.50'
11'-8"
+187.50'
1 STORY
12.0’ BUILDING
+187.50'
+148.00'
8'-0"
52'-4"
(E) P.L. 140'-1"
+196.50'
(E) P.L
+190.00'
57'-0"
. 78'-
25'-4"
11.5"
3'-10
27'-7"
PCH DRIVEWAY ENTRANCE
2'-10"
CHARLES COMPANY
24'-3"
3'-10"
T
+190.00'
2'-7"
17'-10"
+152.65’
+152.50'
9
8'-6"
10'-0"
+147.50’
PROPERTY LINE
+149.00'
+148.50’
40'-0"
18'-8"
83'-7"
16'-0"
20'-1"
18'-7"
74'-4"
2 STORY
25.0’ BUILDING
.
LAND
10'-0" ENT
M
EASE
12'-3"
FEBRUARY 16, 2016
(E) PROPERTY LINE 189'-10"
12'-9"
5'-2"
3'-5"
MIN.
BALCONY PROJECTION,
TYPICAL
42'-4"
SAN JUAN
DRIVEWAY ENTRANCE
HWAY
"
1 STORY
12.0’ BUILDING
55'-9
RETAINING
WALL,WALL,
4’ ABOVE
CMU RETAINING
4' ADJ.
ABOVE GRADE
PROPERTY
GRADE
+150.56’
FDC LOCATION
COAS
1 STORY
14.0’ BUILDING
T HIG
SAN JUAN AVENUE
2 STORY
25.0’ BUILDING
IC
PACIF
1 STORY
12.0’
BLDG.
DEN LANTERN
L
O
G
E
H
T OF T
E
E
R
ST
2 STORY
25.0’ BUILDING
1 STORY
14.0’ BUILDING
1 STORY
14.0’ BUILDING
0
10
20
40
Site Context Map
13-222
7
Views
GOLDEN LANTERN STREET + SAN JUAN
Views
13-222
9
CHARLES COMPANY
FEBRUARY 16, 2016
GOLDEN LANTERN STREET + PCH
Views
13-222
10
CHARLES COMPANY
FEBRUARY 16, 2016
FEBRUARY 16, 2016
CHARLES COMPANY
GOLDEN LANTERN STREET LOOKING TOWARD PCH
Views
13-222
11
FEBRUARY 16, 2016
CHARLES COMPANY
PCH LOOKING TOWARD GOLDEN LANTERN STREET
Views
13-222
12
FEBRUARY 16, 2016
CHARLES COMPANY
SAN JUAN LOOKING TOWARD GOLDEN LANTERN STREET
Views
13-222
13
COURTYARD VIEW LOOKING NORTH
Views
13-222
14
CHARLES COMPANY
FEBRUARY 16, 2016
Plans, Sections
& Diagrams
CHARLES COMPANY
A
C
C
B
0
5
10
FEBRUARY 16, 2016
A
B
20
Level P3
13-222
16
CHARLES COMPANY
A
C
C
B
0
5
10
FEBRUARY 16, 2016
A
B
20
Level P2
13-222
17
CHARLES COMPANY
A
C
C
B
0
5
10
FEBRUARY 16, 2016
A
B
20
Level P1
13-222
18
A
FEBRUARY 16, 2016
B
A
IC
PACIF
Y
T HW
CHARLES COMPANY
COAS
C
C
GOLDEN LANTERN STREET
B
0
5
10
20
Ground Level
13-222
19
A
FEBRUARY 16, 2016
B
A
IC
PACIF
Y
T HW
CHARLES COMPANY
COAS
C
C
B
0
5
10
20
Mezzanine Level
13-222
20
A
FEBRUARY 16, 2016
B
A
IC
PACIF
Y
T HW
CHARLES COMPANY
COAS
C
C
B
0
5
10
20
Level 2 (Podium)
13-222
21
A
Y
T HW
COAS
B
0
5
10
FEBRUARY 16, 2016
IC
PACIF
C
CHARLES COMPANY
A
C
B
20
Level 3
13-222
22
1 1.5
5'-5"
2
3
3.2
4
20'-11"
B
5
6
7
122'-9"
10'-6"
7.8
8
23'-6"
6'-9"
BALCONY BELOW,
TYP.
14'-9"
+190.00'
LINE
ERTY
PROP
ELEVATOR
PENTHOUSE
17'-10"
MECHANICAL
EQUIPMENT PAD
C
Y
57'-0"
+190.00'
T HW
37'-0"
MECHANICAL
EQUIPMENT SCREEN
(APPROX. 550 SF 4.6% OF ROOF AREA)
COAS
MECHANICAL
EQUIPMENT
SCREEN
IC
PACIF
MECHANICAL
EQUIPMENT PAD
BALCONY
BELOW, TYP.
D
UP
ROOF STAIR
ACCESS
DN
C
B
+187.50'
+187.50'
+187.50'
20'-7"
+187.50'
55'-10"
C
A
28'-6"
A
FEBRUARY 16, 2016
D.9
BALCONY BELOW,
TYP.
CHARLES COMPANY
E
24'-4"
"
10'-0
T
MEN
EASE
F
5'-1"
PROPERTY LINE
A.2
A
E
RTY LIN
PROPE
61'-1"
8'-10"
14'-7"
8'-5"
14'-7"
8'-5"
14'-7"
8'-5"
14'-7"
36'-0"
18'-6"
B
0
5
10
20
Roof Plan
13-222
23
MECHANICAL EQUIPMENT SCREEN
CHARLES COMPANY
FEBRUARY 16, 2016
MECHANICAL UNIT
SECTION A
MECHANICAL UNIT
0
5
10
20
Building Section
13-222
24
CHARLES COMPANY
FEBRUARY 16, 2016
MECHANICAL UNIT
SECTION B
0
5
10
20
Building Section
13-222
25
CHARLES COMPANY
FEBRUARY 16, 2016
STAIR ROOF
ACCESS POINT
SECTION C
0
5
10
20
Building Section
13-222
26
FEBRUARY 16, 2016
CHARLES COMPANY
GROUND LEVEL
3,878 SF
LEVEL 2 (PODIUM)
5,249 SF
Common Open Space Summary
TOTAL OPEN SPACE
9,127 SF
GROUND LEVEL
3,878 SF
SECOND LEVEL
5,249 SF
COMMON OPEN SPACE
0
10
20
40
Common Open Space Diagram
13-222
27
FEBRUARY 16, 2016
CHARLES COMPANY
LEVEL 3
1,136 SF
LEVEL 2 (PODIUM)
1,308 SF
Private Open Space Summary
TOTAL OPEN SPACE
2,724 SF
PRIVATE OPEN SPACE
280 SF
MEZZANINE LEVEL
SECOND LEVEL
1,308 SF
THIRD LEVEL
1,136 SF
MEZZANINE LEVEL
280 SF
0
10
20
40
Private Open Space Diagram
13-222
28
Elevations
& Materials
Colored Metal Coils
Metal Canopy [Color: P2]
Cementitious Fiber Board
Rainscreen [Color: P2]
Exterior Cement Plaster
[Color: P1]
Glass & Alum. Storefront
[Black Anodized]
Glass Guardrail System
[Color: P1]
Colored Metal Coils
Alum. Window System
[Clear Anodized]
Brake Metal Fascia
[Black Anodized]
Metal Panel Fascia
[Clear Anodized]
Galv. Metal Railing
Zinc Shingles
T.O. PARAPET
+189.00’
LEVEL 3
+177.50’
LEVEL 2 (PODIUM)
+167.50’
DECEMBER 15, 2015
37’-0”
ROOF
+187.50’
+152.00 = BASELINE
Poured in Place Conc.
Planter Walls
[Color: P1]
Metal Canopy [Color: P2]
Raised Palm Planter
CHARLES COMPANY
Mullionless Storefront System
GOLDEN LANTERN ELEVATION
Glass Guardrail System
[Color: P1]
Burnished Conc. Block
[Natural Gray]
Cable Railing
Balcony
Alum. Window System
[Clear Anodized]
T.O. PARAPET
+192.00’
ROOF
+190.00’
40’-0”
Brake Metal Fascia
[Clear Anodized]
Balcony
Zinc Shingles
LEVEL 3
+180.00’
LEVEL 2 (PODIUM)
+170.00’
MEZZANINE
+160.00’
Cement Board Siding
Glass & Aluminum
Storefront System
Poured in Place
Conc. Planter Walls
BASELINE = +152.00’
[Color: P1]
PCH ELEVATION
0
5
10
20
Elevations
13-222
30
Lap Siding
[Color: P3]
Balcony
Zinc Shingles
[Color: P1]
[Color: P4]
Colored Metal Coils
Mechanical Screen
Balcony
Brake Metal Fascia
[Clear Anodized]
Cable Railing
T.O. PARAPET
+192.00’
Alum. Window System
[Clear Anodized]
LEVEL 3
+180.00’
DECEMBER 15, 2015
40’-0”
ROOF
+190.00’
LEVEL 2 (PODIUM)
+170.00’
MEZZANINE
+160.00’
Brake Metal Fascia
[Clear Anodized]
Cable Railing
+152.00’ = BASELINE
CHARLES COMPANY
[Color: P1]
[Color: P1]
WEST ELEVATION
T.O. PARAPET
+192.00’
Lap Siding [Color: P3]
[Natural Gray]
Alum. Window System
[Clear Anodized]
T.O. PARAPET (MECH. SCREEN)
+194.00’
ROOF
+190.00’
[Color: P1]
LEVEL 2 (PODIUM)
+170.00’
Glass Railing
System
40’-0”
LEVEL 3
+180.00’
[Color: P1]
[Color: P1]
Alum. Window System
[Clear Anodized]
[Color: P1]
MEZZANINE
+160.00’
Metal Canopy
[Color: P2]
BASEINE = +152.00’
[Natural Gray]
Metal Canopy
[Color: P2]
Concrete Planter Walls
Colored Metal Coils
Address Numbers
SAN JUAN ELEVATION
0
5
10
20
Elevations
13-222
31
P1 - Dunn Edwards Lighthouse
DECEMBER 15, 2015
Poured in Place Concrete
Folding Door System
Metal Canopy
CHARLES COMPANY
P2 - Dunn Edwards Jet [100/90/65]
Glass Railing System
Burnished Concrete Block [Natural Gray]
Alum. Window System [Clear Anodized]
Alum. Window System [Black Anodized]
Zinc Shingles
P3 - Dunn Edwards Periscope [100/90/65]
P4 - Dunn Edwards Silver Spruce
P5 - Dunn Edwards Tropical Moss
Metal Railing System
Colored Metal Coils
Materials Board
13-222
32
Landscape
Existing street tree to be
removed for access to
electrical transformer
Flow through planter to filter
storm drainage, plant with
Bambusa ‘Alphonse Karr’
New electrical transformer
Ac
5
Am
2
Dd
2
P
1
Pd
7
62 sf filtration
FEBRUARY 16, 2016
9
Outdoor seating for potential
restaurant tenant
244 sf
filtration
Dd
Platanus acerfiolia ‘Columbia’
Columbia Plane Tree
P
Flow through planting area
to filter storm drainage, plant
with combination of drought
tolerant shrubs
Dd
DINING
PLAZA
CHARLES COMPANY
Short-term parking
area for move-ins and
servicing
LEGEND
Filtration Planters
Decorative Planters
92 sf
filtration
97 sf
filtration
Pd
Pd 24’
Washingtonia robusta
Mexican Fan Palm
placed in above-grade
planter pots, typical
Pd 24’
Pd 24’
Pd 24’
Pd 24’
Pd 24’
Decorative concrete with
exposed aggregate finish
0
5
10
20
Ground Level Landscape
13-222
34
Archontophoenix
Archontophoenixcunninghamiana
cunninghamiana
King
Kingpalm
palm
Flow
Flowthrough
throughplanting
plantingarea
area
totofilter
filterstorm
stormdrainage,
drainage,plant
plant
with
withcombination
combinationofofdrought
drought
tolerant
tolerantshrubs,
shrubs,typical
typical
AcAc
Am
Am
Dd
Dd
PP
FEBRUARY 16, 2016
Pd
Pd
1111sfsffiltration
filtration
Am
Am
Wood
WoodDecking
Decking
3131sfsffiltration
filtration
Ac
Ac
3131sfsffiltration
filtration
Ac
Ac
COURTYARD
COURTYARD
1111sfsffiltration
filtration
Am
Am
+167.50'
+167.50'
8383sfsffiltration
filtration
Ac
Ac
Exterior
Exteriorstair
stair
VIEW
VIEWDECK
DECK
Ac
Ac
Planters
Planterswith
withBambusa
Bambusa
‘Alphonse
‘AlphonseKarr’
Karr’
Built-in
Built-ingrills
grills
Lounge
Loungeseating
seating
Ac
Ac
Communal
Communaldining
diningtable
table
and
andbarstools
barstools
Raised
Raisedplanters
planterswith
withbuilt-in
built-in
seat
seatwalls
wallsand
andlighting
lighting
Dd
Dd
3737sfsffiltration
filtration
CHARLES COMPANY
+170.00'
+170.00'
DINING/LOUNGE
DINING/LOUNGEDECK
DECK
Decorative
Decorativeconcrete
concretewith
with
exposed
exposedaggregate
aggregatefinish
finish
Potted
Pottedplants
plants
LEGEND
LEGEND
Filtration
FiltrationPlanters
Planters
Decorative
DecorativePlanters
Planters
Decorative
DecorativeConcrete
ConcretePaving
Paving
Concrete
Concretefire
firepit
piton
ondeck
deck
Lounge
Loungeseating,
seating,typical
typical
Archontophoenix
Archontophoenixcunninghamiana
cunninghamiana
King
KingPalm
Palm
0
5
10
20
Podium Level Landscape
13-222
35
FEBRUARY 16, 2016
TREES
Washingtonia robusta
Mexican Fan Palm
Archontophoenix cunninghamiana
King Palm
Arbutus marina
Strawberry Tree
Dracaena draco
Dragon Tree
CHARLES COMPANY
Platanus acerifolia ‘Columbia’
Columbia Plane Tree
Anigozanthos sp.
Kangaroo Paw
Bambusa ‘Alphonse Karr’
Bamboo
Agave attenuata
Foxtail Agave
Cordyline ‘Red Star’
No Common Name
Senecio mandraliscae
Blue Chalk Sticks
Equisetum hymale
Horsetail
Phormium ‘Yellow Wave’
Yellow Flax
Bougainvilla ‘Oo La La’
Bougainvillea
Rosmarinus officinalis ‘prostratus’
Rosemary
Stipa tenuissima
Mexican Feather Grass
Aloe striata
Coral Aloe
Juncus patens
California Gray Rush
SHRUBS
Landscape Precedent Imagery
13-222
36
Lighting
Lighting Goals
To provide a safe, comfortable environment that encourages the use of benches, tables and stairwells,
and invites guests to leave their apartments and interact with each other.
To create intimate nooks and crannies where guests can enjoy privacy, but without dark corners or unsure footing.
Parking
Promote ease of entry and exit by providing a brighter entry portal that eases drivers into the lower
areas of the parking garage.
Landscaping
Allow for illumination and accenting of both low shrubs, grasses, and flowers in addition to strong highlighting of taller trees and palms.
Retail Level
To provide stronger light from wall mounted sconces and trellis mounted downlights to create a “pad”
of light at the sidewalk, and to provide uplighting on graphic walls that washes the entire height of the
graphic.
Common Areas
To provide a warm, softly illuminated respite through the use of decorative light poles, steplights and
nearby landscaping accent lights. Linear lighting under benches and planters is used to create a glow
that floats the elements above the ground.
Circulation Lanterns
To create a strong glowing effect inside each lantern stairwell, linear grazing lights are used at the inner
perimeter of all walls, in addition to semi-recessed downlights that provide sparkle and rhythm.
Responsibility
To choose maintenance-friendly equipment manufactured by trusted brands with an eye toward classic
design, and strong materials. To verify light levels to create a hierarchy of lighting levels from bottom
floor of the parking garage all the way up to the roof level. To research and confirm that lighting aligns
with local codes and ordinances.
Lighting Goals
13-222
PCH&&GOLDEN
GOLDENLANTERN
LANTERN CHARLES
CHARLESCOMPANY
COMPANY FEBRUARY
OCTOBER 6,
PCH
16,2015
2016
Provide even illumination to all areas of the garage, eliminating shadows with good color rendering abilities.
38
1
1 1.5
2
3
3.2
4
5
6
7
7.8
8
F
PCH & GOLDEN LANTERN CHARLES COMPANY OCTOBER 6, 2015
PCH & GOLDEN LANTERN CHARLES COMPANY FEBRUARY 16, 2016
E
D.9
D
A.2
A
18'-0"
57
58
59
60
61
11'-0"
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
TYP.
TYP.
TYP.
DN.
SLOPE 5%
11'-0"
11'-0"
11'-0"
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
45
46
47
48
49
50
51
52
53
UTILITY
ROOM
62
63
11'-0"
11'-0"
11'-0"
+113.00'
54
10
4'-11"
B
+116.50'
56
18'-0"
44
RESIDENTIAL
ADA SPACE
55
24'-0"
UP
TYP. STRUCT.
COL.
TYP. AISLE
9
TYP.
SLOPE
5%
C
TYP.
STAIR #1
ELEV. #2
RESIDENTIAL PARKING
20 TOTAL PARKING SPACES
A52
Surface Mounted LED Parking Lot Floodlight
Fixture gives a wide flood of light for safety and
good color rendering. Exact layout to be
determined in Design Phase.
13-222
239
1 1.5
2
3
3.2
4
5
6
8
TYP.
38
37
36
35
34
33
32
31
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
TYP.
TYP.
TYP.
SLOPE 5%
43
9'-0"
+118.00'
11'-0"
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
30
29
28
27
26
25
24
18'-0"
SLOPE
5%
ELEV. #2
+122.00'
STAIR #1
1
UP
7
DN.
TYP. STRUCT.
COL.
+127.00'
14
15
16
17
18
19
20
21
22
11'-0"
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
TYP.
TYP.
TYP.
DN.
SLOPE 5%
1
11'-0"
24'-0"
UP
TYP. AISLE
C
TYP.
18'-0"
SLOPE
5%
9
23
LEVEL P3
LOBBY
BELOW
B
DN.
ELEV. #1
DN.
D
RESIDENTIAL
ADA SPACE
SLOPE 2%
SLOPE 5%
42
9'-0"
2
39
11'-0"
24'-0"
40
11'-0"
TYP. AISLE
41
11'-0"
TYP.
D.9
UP
STORAGE
TYP.
18'-0"
11
DN.
TYP. STRUCT.
COL.
+123.50'
11'-0"
11'-0"
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
3
4
5
6
7
8
9
10
11
12
11'-0"
UTILITY
ROOM
13
12
RESIDENTIAL PARKING
43 TOTAL PARKING
SPACES
4'-11"
2
18'-0"
TYP.
TYP.
E
A
7.8
STAIR #2
F
A.2
7
A52
13-222
3
40
1 1.5
2
3
3.2
4
5
6
7
10
SWITCH
GEAR
ROOM
38
37
11'-0"
TYP.
11'-0"
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
TYP.
TYP.
TYP.
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
32
31
30
29
28
35
SLOPE
2%
7
STAIR #1
1
UP
18'-0"
ELECTRONIC ROLL-DOWN
GARAGE DOOR
22
23
24
25
26
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
SLOPE 5%
24'-0"
+137.50'
11'-0"
11'-0"
11'-0"
11'-0"
14
15
16
17
DN.
TYP. STRUCT.
COL.
+134.00'
11'-0"
11'-0"
9'-0"
18
19
20
7
4'-11"
UP
DN
7.5 %
21
TYP. AISLE
6
TYP.
DN.
TYP.
ELEV. #2
+132.50'
DN.
ELEV. #1
TYP.
33
18'-0"
34
C
A.2
24'-0"
SLOPE 5%
36
39
SLOPE 5%
40
27
LEVEL P2
LOBBY
BELOW
41
SLOPE
5%
UP
42
DN
RES. RET.
D
43
+128.50'
46
9'-0"
2
45
9'-0"
D.9
44
18'-0"
E
TYP.
UP
TYP. AISLE
13
2.
0
F . 0'
F.
18'-0"
DN.
B
8
LINE OF TRANSFORMER
ABOVE
STAIR #2
F
7.8
A
RETAIL PARKING
33 TOTAL PARKING SPACES
A52
13-222
4
41
N51
Wall Mounted Linear LED Floodlight
A52
Fixture mounts to wall to uplight wall graphic.
determined
5 in Design Phase
6
7
7.8
139'-10"
14'-3"
9
6
7
8
11'-0"
11'-0"
9'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
TYP.
TYP.
TYP.
TYP.
11'-0"
11'-0"
11'-0"
11'-0"
LOADING
10
11
12
13
18'-0"
RAMP DN.
7.5 %
11'-0"
73'-7"
8'-3"
15'-3"
Fixture gives a strong wide light for
pedestrian level foot traffic.
ELEV. #1
RETAIL
LOBBY
RETAIL
LOBBY
RETAIL
TRASH
SERVICE CORRIDOR (520 SF)
+148.67'
G51
Stake Mounted LED Tree Uplight
+152.00'Fixture gives a strong narrow
beam of light appropriate for taller
(BASELINE)
+151.75'
trees at the edge of the property.
UP
STAIR #1
44'-4"
+151.00'
6'-7"
RESTAURANT
2,200 SF
+148.00'
+151.00'
GAS
RETAIL
3,500 SF
+148.00'
28'-0"
OUTDOOR DINING
CAFE
1,200 SF
+149.00'
UP
A
"
10'-0
UP
RES.
LOBBY
B
B51
Trellis Mounted LED Downlight
Sconce
+147.25'
DN.
GREASE
INTERCEPTOR 4' BELOW GRADE
A.2
RAMP DN.
10.5% SLOPE
LINE OF 10'-0"
EASEMENT
PROP
RAMP DN.
2% SLOPE
24'-0"
RETAIL PARKING
13 TOTAL PARKING
SPACES
+148.50'
9
5
3'-4"
4
MAIL
C
TYP.
18'-0"
3
RAMP DN.
15 %
FIRE
BACKFLOW
8'-0"
LOADING ZONE
RESIDENTIAL
14
ELEV. #2
Fixture gives a soft, wide beam
of ROOM
TRASH
light appropriate for smaller shrubs,
flowers and grasses.
2
TYP. AISLE
RAMP DN.
9.1% SLOPE
1
7.
7
F. 5'
F.
24'-0"
ENTRY DRIVE
+150.50'
Fixture gives a wide flood of light to
the small entryway to the Retail
Lobby.
+152.50'
BIKE
PARKING
28'-0"
E
DRIV
G52
Stake Mounted LED Shrub Uplight
D
+151.25'
TYP.
11'-0"
DN.
UP
TYP. STRUCT. COL.
9'-5"
Y
ENTR
D.9
26'-10"
E
D51
Recessed Mounted LED Downlight
TRANSFORMER
PROPERTY LINE
STAIR #2
8
15'-3"
4
27'-1"
3.2
5'-1"
Fixture gives a bright even wash
F
onto the parking lot entrances to
allow for safety entry and exit from
the parking area.
3
20'-11"
5'-5"
FDC
LOCATION
2
LINE
1 1.5
ERTY
A51
Surface Mounted LED Parking Lot
LANDSCAPE
BACKFLOW
Downlight
+148.00'
F.H.
+148.00'
E
RTY LIN
PROPE
+149.00'
5'-0" 6'-6"
B54
Wall Mounted LED Sconce
Fixture gives a wide light for
courtyard areas.
39'-8"
OUTDOOR DINING
99'-2"
N51
Landscape Mounted Linear LED Floodlight
19'-2"
19'-0"
19'-6"
Fixture mounts into landscaping to uplight wall
with bright white light.
13-222
5
42
B52
Wall Mounted Up/Down Light
3
3.2
20'-11"
12'-9 1/2"
DN.
E
10'-6"
20'-9"
8
Fixture mounts at base of wall and
illuminates the interior wall surfaces
to make them glow.
9'-5"
UP
ST
27'-4"
ELECT.
ROOM
1
2
TRASH
3
4
5
6
7
8
9
10 11 12 13 14 15 16
17 18 19
ELEV. #1
RETAIL LOBBY
BELOW
RESIDENTIAL STORAGE
ELEV. #2
39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20
STAIR #1
RETAIL
TRASH
BELOW
RESIDENTIAL
AMENITY
DN.
73'-7"
RES.
LOBBY
BELOW
BIKE
STORAGE
7 SPACES
MAIN
TELECOM
ROOM
PROP
D
"
10'-0
ACK
B
T
E
S
LEASING
OFFICE
+160.00'
PARKING RAMP
BELOW
26'-0"
OPEN TO BELOW
B
8'-3"
K51
Flush Mounted Steplight
7'-8"
A
CAFE
BELOW
6'-0"
UP
A.2
1 BR
70'-9"
1 BR
LINE
1 BR
ERTY
1 BR
D.9
C
7.8
PROPERTY LINE
5'-6"
TYP.
3'-5"
TYP.
MIN.
SETBACK
STAIR #2
10'-6"
F
5'-1"
SETBACK
7
15'-3"
5'-5"
2
SETBACK
1 1.5
Fixture gives a soft glow up
4 and down at
5 the resident 6
entryways and other
122'-9"
corridors.
D52
Semi-recessed LED downlight
RTY LIN
Fixture
gives a soft wide light for safe passage up
the stairways.
PROPE
5'-0" 6'-4"
40'-0"
E
99'-0"
19'-2"
19'-0"
19'-6"
SETBACK
13-222
6
43
N51
Wall Mounted LED grazing light
3
Fixture mounts at base of wall and
3.2
4 illuminates the
5 interior wall6surfaces
7
to make them glow.
20'-11"
122'-9"
SETBACK
10'-6"
ST
1 BR
10'-7"
/2"
5'-6 1
1 BR
1 BR
ST
ST
37'-0"
D52
Semi-recessed LED downlight
1 BR
1 BR
9'-7"
5'-6 1/2"
Fixture
mounts at base of wall
and illuminates the interior wall
surfaces to make them glow.
56'-7"
2 BR
ERTY
T
10'-9 1/2"
DN.
LINE
5'-5"
PROP
26'-3"
UP
+167.50'
DN
114'-10"
32'-8"
DN.
D53
1 BR
Recessed5'-4"LED Residential Hallway
Downlight
TH
TH
Fixture gives a soft wide light in
hallways around residences.
TH
7'-8"
7'-11"
8'-10"
5'-9"
TH
5'-0" 6'-4"
SETBACK
E
P51
Pole with one Luminaire
40'-0"
G52
Stake Mounted LED Shrub Uplight
9'-3"
RTY LIN
PROPE
12'-9 1/2"
C
12'-1"
17'-10"
6'-
UP
A.2
Fixture gives a soft wide light
for safe passage up the A
stairways.
28'-6"
"
2'-7"
glows under the benches and
planters.
B
Fixture gives a soft light that
glows
balconies below.
4"
DN
+170.00'
D
K51
Flush Mounted Steplight
1 BR
11'-1
1 BR
1 BR
2 BR
M51
Surface Mounted Exterior
Linear glow light
M51
Linear glow light
UP
1 BR
D.9
8
14'-9"
3'-5"
MIN.
SETBACK
PROPERTY LINE
5'-6"
TYP.
E
24'-3"
F
5'-1"
12'-9 1/2"
TYP.
7.8
Fixture
gives6'-9"a strong narrow beam
23'-6"
of light appropriate for taller trees at
the edge of the property.
5'-5"
2
SETBACK
1 1.5
G51
Stake Mounted LED Tree Uplight
19'-3"
14'-0"
Fixture gives a soft wide light
that fills the common area
with inviting light.
9'-0"
14'-0"
9'-0"
14'-0"
9'-0"
B52
14'-0"
16'-0"
Fixture gives a soft, wide beam of
light appropriate for smaller shrubs,
flowers
and grasses.
20'-0"
18'-6"
and down at the resident
entryways and other
corridors.
13-222
7
44
1 1.5
5'-5"
2
3
3.2
4
20'-11"
5
6
7
122'-9"
10'-6"
7.8
8
23'-6"
6'-9"
SETBACK
10'-7"
/2"
5'-6 1
37'-0"
1 BR
1 BR
ST
ST
9'-7"
1 BR
5'-6 1/2"
56'-7"
2 BR
Fixture mounts onto ceiling and
illuminates the interior wall surfaces
to make them glow.
C
LINE
1 BR
ERTY
±178.38'
PROP
DN
T
N51
Ceiling Mounted LED grazing light
10'-9 1/2"
5'-5"
DN
UP
± 8'-10" CLEARANCE TO
UNDERSIDE OF STRUCTURE
DN
1 BR
TH
TH
5'-4"
TH
10'-0"
20'-11"
TH
48'-3"
12'-9 1/2"
17'-10"
"
glows balconies below.
6'-4"
+180.00'
D
B
1 BR
DN
1 BR
2 BR
2'-7"
SETBACK
14'-9"
1 BR
11'-1
D.9
ST
1 BR
1 BR
M51
Linear glow light
28'-6"
3'-5"
MIN.
SETBACK
PROPERTY LINE
5'-6"
TYP.
E
TYP.
24'-3"
F
5'-1"
12'-9 1/2"
A.2
A
TY LINE
12'-11"
R
PROPE
5'-0"
SETBACK
56'-1"
9'-5"
14'-0"
9'-0"
B52 9'-0"
14'-0"
9'-0"
14'-0"
14'-0"
34'-6"
20'-0"
and down at the resident
entryways and other
corridors.
13-222
8
45
OCTOBER 6,16,
2015
FEBRUARY
2016
This simple and clean decorative fixture provides up and down lighting
to pedestrian areas, at residence entrances and select balcony areas.
Internal lighting strongly highlights the screening material
and reveals the inner structure of the stairwells in an ethereal and delicate manner.
PCH&&GOLDEN
GOLDENLANTERN
LANTERN
PCH
CHARLES COMPANY
COMPANY
CHARLES
Bench Glow: Weathertight flexible LED striplighting is installed under the planter/bench toe kick
area to provide a soft warm glow onto the walking surface.
Strong LED backlighting of signage brings attention to retail
spaces.
Decorative light poles at pedestrian heights
provide a wide pool of clean soft light.
Smaller flood lights illuminate smaller plants and signs, and work in conjunction with more
“punchy” accent lights that illuminate up the sides of palm trees and frond canopies.
Steplights mounted on the interior walls of
the stairwells evenly washes the steps providing safe and comfortable illumination.
Lighting Reference Images
13-222
9
46
13-222
10
47
PCH
& GOLDEN
LANTERN CHARLES
CHARLES
COMPANY FEBRUARY
OCTOBER 16,
6, 2015
PCH
& GOLDEN
LANTERN
COMPANY
2016
13-222
11
48
PCH
& GOLDEN
LANTERN CHARLES
CHARLES
COMPANY FEBRUARY
OCTOBER 16,
6, 2015
PCH
& GOLDEN
LANTERN
COMPANY
2016
13-222
12
49
PCH
& GOLDEN
LANTERN CHARLES
CHARLES
COMPANY FEBRUARY
OCTOBER 16,
6, 2015
PCH
& GOLDEN
LANTERN
COMPANY
2016
13-222
13
50
PCH
& GOLDEN
LANTERN CHARLES
CHARLES
COMPANY FEBRUARY
OCTOBER 16,
6, 2015
PCH
& GOLDEN
LANTERN
COMPANY
2016

Development Permit Application Supporting Doc #4

Transcription

Similar documents

Design Down unDer 52 light years