801-broadway-om

Transcription

801-broadway-om

8 0 1 S . B R O A D WAY
TRADE CENTER
LOS ANGELES, CA
2013
OFFERING MEMORANDUM
CONVERSION OPPORTUNITY FOR SALE
FRANK LAHIJANI
President
Lic 01022511
213 221 1292
[email protected]
JEREMIAH CURRY
Senior Vice President
Lic. 01743235
213 221-1291
[email protected]
contents
executive summary
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Property Maps
Property Photos
Property Description
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HISTORY25
8 0 1 S . B R O A D WAY
TRADE CENTER
LOS ANGELES, CA
2013
Downtown Los Angeles Overview
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Proposed floor plans
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floor plans
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Addenda
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Demographics
8 0 1 S . B R O A D WAY
TRADE CENTER
LOS ANGELES, CA
2013
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S
MEMORANDUM
IN the
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addenda
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INTR
DESC
we proudly present the
EXECUTIVE
SUMMARY
now it's time f
valuatio
1908
COMING
SOON!
property m
2013
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executive summary
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broadway trade center Building
EXECUTIVE SUMMARY
CBRE's Urban Investment Group is proud to announce its engagement as marketing consultant for the sale of the Broadway Trade Center, the largest conversion
opportunity in Downtown Los Angeles at approximately 1,080,000 square feet. This commercially-zoned property is improved with a 9-story building which houses
the largest available floor plates in Downtown at approximately 113,000 square feet, and ceiling heights as high as 25.7 feet. This investment opportunity affords
the investor the ability to acquire prominent positioning within the heart of the "Bringing Back Broadway Initiative" alongside the new LA Street Car Route, and is
immediately adjacent to the Historic Core, Financial, and South Park districts. The Broadway Trade Center is a unique opportunity for the right investor in what is
presently Downtown's most architecturally significant corridor, and what will soon be the piece de resistance in the revitalization of Downtown Los Angeles.
PROPERTY
BROADWAY TRADE CENTER
801 South Broadway
Los Angeles, CA 90014
PROPERTY OVERVIEW
Gross Building Area:
Site Coverage:
Parking:
Year Built:
No. of Stories:
Assessor's Parcel No.:
Total Land Size:
Current Zoning:
Approximate Occupancy:
Approx. Monthly Gross Income:
Price:
1,080,000 SF
93.4%
315
1908-1929
9
5144-017-030
2.702 Acres
C5-4D and [Q]C5-4D
57.9%
$374,390
Submit Offer
EXECUTIVE SUMMARY
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parcel map
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property map
1. New Urban outfitters opening in Quarter 1 of 2014
2. New 180-room Ace Hotel
3. Bottega Louie: Downtown’s highest grossing restaurant
4. The iconic Eastern Columbia building
5. 700-unit Carmel Partners site – under construction
6. 32-Story residential tower – under construction
7. Wood Partner’s 22-Story residential tower – under construction
8. $160 million renovation of Macy’s Plaza
9. Conversion building under contract with a residential developer
10.Hanover Company’s 281 unit development – under construction
11. $1 billion Wilshire Grand Hotel – under construction
12. Rumored site of brand new Hilton Hotel tower
13. 92-unit Union Lofts
14. 168-unit Chapman Lofts
15. Coast Savings Building: creative office home to Modcloth & Pacsun
16. FIDM
17. Umamicatessen & the Iconic Orpheum Theatre
18. Popular New Figaro Bistro
19. 23-story Marriott- under construction
20. 2nd Highest Grossing Ralphs in the Chain
21. New Zara & City Target
22. Ross Store
23. Whole Foods Premium Market Opening 2015
New LA Street Car Route
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SUBJECT
PROPERTY
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SUBJECT PROPERTY
executive summary
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area overview
23 story marriott coUrtyard and
residence inn - Under constrUction
800 room hilton hotelproposed
approx. 1,336 adaptive-re-Use
and new constrUction high-rise
residential Units - in planning
hanover company’s 281 Unit
apartment development Under constrUction
$1 billion wilshire grand
hotel to rise 73 storiesUnder constrUction
wood partner’s 22 story
residential tower Under constrUction
the onni groUp’s 32 story
residential tower - Under
constrUction
conversion bUilding in escrow
with residential developer
ross department store
opening late 2013
STR
EET
eastern colUmbia - residential
global fashion retailer acne stUdios
Urban oUtfitters
opening in early 2014
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770 lUxUry apartment Units
by carmel partners anchored
by whole foods market 2015
- Under constrUction
CAR
ROU
TE
RE
180 room ace hotel conversionUnder constrUction
ST
AU
R
An
T
sUbject property
Umamicatessen’s new
flagship restaUrant
RO
w
major $160 million renovation
of macy’s plaza by the ratkovich
company - Under constrUction
downtown “restaUrant row”:
anchored by bottega loUie, the
highest grossing restaUrant in dtla
past
present
executive summary
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property aerials
SUBJECT PROPERTY
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SUBJECT PROPERTY
executive summary
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property photos
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property interior views
executive summary
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IVE
RY
2013
1908
SOON!
COMPARABLE
take a look at our
COMPARABLE
data
COMPARABLE
data
INTRODUCING THE
DESCRIPTION
now it's time for
valuation
property map
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property description
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HISTORICAL DESIGNATIONS
Historic-Cultural Monument Status
The city of Los Angeles designated the Hamburger’s Department
Store as Historic-Cultural Monument Number LA-459 on October
17, 1989.
California Register of Historical Resources
The state of California included the subject property in their list
of Historic Preservation Historical Resources Inventory as State
Property Number 020790 on June 1, 1992. It is apparently also
included in Number 020843 as part of a larger district.
National Register of Historic Places
Included in the National Register as part of the Broadway Theater
and Commercial District. This district, which was listed May 9,
1979, includes properties from 300-849 South Broadway.
Mills Act
The property is most likely eligible for inclusion in the Mills Act
program; however, no application has been filed.
Historic Preservation Overlay Zone
This property is not located within a City Historic Preservation
Overlay Zone
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physical description
Construction Details
Structural Composition
Foundation & Sub-Floor: Foundation is poured-in-place concrete;
ground floor is poured-in-place concrete; upper floors consist of a
combination of plaster-encased steel “I” beams and poured in place
concrete with concrete columns with “mushroom” capitals.
Exterior Wall Structure: Concrete with brick infill in areas; woodframed windows and doors. Terra cotta or ornamental stone facing
around all fenestration
Roof Structure/Cover: Built-up composition roll over concrete
structure.
Mechanical Systems
Electrical: Typical and adequate for the occupancy;
HVAC: Roof-mounted – not operational
Conveyance System: Total of sixteen elevators, including eight
servicing the six-story building, and eight serving the nine-story
tower. Escalators servicing floors 1, mezzanine, and 2 in the six
story tower.
Fire Protection: Full fire sprinkler system
Critical Interior Dimensions
Bay Spacings: Average bay spacing is 20 feet x 19 feet 6 inches; one
bay is 32 feet (CtoC)
Floor-to-floor Dimensions:
Subbasement: 12 feet - 6 inches
Basement:
16 feet - 7 inches
First Floor:
25 feet - 7 inches
Second Floor: 20 feet - 7 inches
Floors 3-5:
18 feet - 7 inches
Sixth Floor:
13 feet - 0 inches
Seventh Floor 12 feet - 6 inches
Eighth Floor: 11 feet - 6 inches
Ninth Floor:
10 feet - 7 inches
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Restrooms
Typical and adequate for the occupancy.
Floors:Ceramic tile
Walls:Plaster is typical; ceramic tile wainscot
Ceilings:Plaster over wood lath assumed
Interior Finishes
Ground Floor
Floors:Bare concrete in areas, with Terrazzo in areas
Walls:Metal studs with drywall, taped and painted
Ceilings:Bare concrete slab ceiling; painted in areas.
Upper Levels
Floors:Bare concrete in areas, with Terrazzo in areas
Walls:Metal studs with drywall, taped and painted
Ceilings:Bare concrete slab ceiling; painted in areas.
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physical description
SITE DATA
Allowable Uses
The subject property is a rectangular parcel containing
approximately 117,679 feet or 2.702 acres. The property has
approximately 326.94 feet of frontage on 8th Street, 359.53 feet of
frontage on Hill Street, and an additional 360.35 feet on Broadway.
The intersections of 8th Street and Hill Street, and 8th Street and
Broadway are controlled by single-stage lights. The site has
good corner visibility with pedestrian access from all streets. The
subject site has commanding street visibility. The property is not
located in an Alquist-Priolo Special Study Zone, and is located
in Flood Zone X (Unshaded), areas of minimal flooding. This
is defined as an area of moderate or minimal hazard from the
principal source of flooding in the area. Flood insurance is not
required in this zone by regulation.
The subject property is zoned C5-4D and [Q]C5-4D, (Commercial), City
of Los Angeles. This designation permits a wide variety of commercial
uses, including professional office buildings, medical office buildings,
retail uses, lodging uses, automobile sales, rental and repair, colleges,
churches, schools, hospitals, restaurants, and certain wholesale
businesses. Height District 4 allows the highest density in the city of Los
Angeles; however, the special designation “D” restricts maximum height.
Zoning Designation
In the State of California, allowable land uses can be implemented
by the adoption of a general plan for a city, or, if more detailed
zoning requirements are necessary, a specific plan, which focuses
on a portion of a general plan. The subject land use is controlled
by the General Plan for the City of Los Angeles, as implemented
in the Central City Community Plan, a part of the General Plan
for the City. This Plan, which was approved by the City Planning
Commission and adopted by the City Council, shows the entire
subject property as Regional Commercial, which allows the
following zones: CR, C1.5, C2, C4, C5, R3, RAS3, R4, RAS4, and
R5 (see top graphic overleaf).
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IMPROVEMENT DATA
Summary of Improvements
The subject site is improved with a Class “B” (reinforced concrete
frame and masonry floor) former department store constructed in 1908,
with additions in 1932. The building, built in a classical-revival style,
represented one of the largest buildings of its kind when completed.
The improvements were built for the Hamburger Department Store. The
store was acquired by the May Company, and subsequently converted
to their downtown flagship store.
The parking consists of one level of basement space providing a current
167 spaces of standard parking, 140 spaces of tandem parking, and
an additional 8 handicap spaces, for a total 315 spaces (per the garage
map). The building improvements above grade provide a Floor Area
Ratio (FAR) of 7.8:1 (915,417 sf vs. 117,679 sf land) and a site coverage
of 93.4% (113,389 sf first floor footprint ÷ 117,679 sf land).
Floor
Estimated
Rentable
Current
%
Ninth
4.1%
43,775
Eighth
4.1%
43,775
Seventh
4.1%
44,420
Sixth
11.4%
123,516
Fifth Mezzanine
2.7%
28,658
Fifth
10.6%
114,988
Fourth
10.6%
114,918
Third
10.7%
115,311
Second
11.5%
124,161
Mezzanine
4.5%
48,506
First
10.5%
113,389
Total Above Grade
84.7%
915,417
Basement
11.7%
126,224
Subbasement
3.6%
39,099
Total
100.0%
1,080,740
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a trip back in
history
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history
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At the turn of the last century, the Hamburger Building broke ground as the largest
department store in the West, boasting the region’s very-first escalator and revolutionary
efficiencies.
During the First World War, the name of the business was changed to May Company.
And today, The Hamburger Department Store is a Historic-Cultural Monument, home
to the Broadway Trade Center.
We invite you travel back in time through clippings of the Los Angeles Herald, to discover
how the Hamburger Building first enchanted Downtown Los Angeles.
"Compare, if you can, the little room on
Main street where our
firm commenced business twenty-four
years ago . . . with the
magnificent proportions of this new struc
ture, which will cover
more than 400,000 square feet, peopled
with a thousand willing,
loyal helpers, then think of the possibilit
ies before us.’
– W.E. Chamberlain, Assistant to (Preside
nt) M.A.Hamburger.
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MOVING STAIRWAY AND MANY OTHER INGENIOUS INNOVATIONS
EXCITE THE ADMIRATION OF VAST THRONG OF CUSTOMERS
The esca
MOVING STAIRWAY AND MANY OTHER INGENIOUS INNOVATIONS
EXCITE THE ADMIRATION OF VAST THRONG OF CUSTOMERS
‘Never in the history of Los Angeles have there been such crowds on
Broadway as we had today,’ said D.A. Hamburger. . . More than 80,000
persons visited the new city of Hamburger location at Broadway, 8th
and Hill streets. . .
lator, or mov
leading attr
ing stairway
action. . .
was a
[It] is the o
west of St.
nly one inst
Louis. Prob
alled
ably 35,00
ride. . .
0 persons to
ok a
New feature
s are apparen
t everywher
e.
Not the leas
t striking o
f
th
es
. . . It does
e is the deliv
away with
ery system.
any handlin
sidewalk an
g of goods
d establish
on the
es the high
cleanliness
est standar
in handling
ds of
stock. . . ev
opening m
ery detail o
oved off sm
f the
oothly and
without a h
itch . .
of
g, with its 30.1 acres for
The big buildin
e,
varieties of stores in on
floor space, is really 57
addition
ling departments, in
there are that many sel
up a city
partments. They make
to 12 non-earning de
at might
with every feature th
of 2,000 employees,
, sleeping
a city, except, possibly
be called to make up
ital and
sp
lete emergency ho
facilities. . . A comp
d floor.
features of the secon
physician’s office...are
ries, toy
t rooms, babies’ nurse
Manicure parlors, res
are also
s
nt
me
ch fitting apart
department...and Fren
on this floor. . .
source: the Los Angeles Herald, 1908, august 8th and 11th
history
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The legacy
of the Hamburger Building was born when
it set the standard for how Downtown LA
would respond to a new kind of valueoriented marketplace—investing in a
business environment that delights its
customers’ intangible expectations, from
the convenience of choice to the aesthetic
of openness.
The Hamburger Building brought lifestyle
buzz to DTLA’s corridor of movie palaces
and multi-floor shopping in the 1920s.
Now, it’s time for a new era. The Building
is poised with the unique harmony of a
preeminent past and a promising future.
Make it yours.
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bringing back broadway
“
Urban Outfitters
understands the market and knows where
Broadway
thank them for planting their flag and saying they want to be part of
Broadway.” –City Councilman Jose Huizar
is going, and I
Bringing Back through the bringing back broadway
initiative, the city is actively promoting
a special:
:: Broadway Sign District
:: Facade Lighting Program
:: Pedestrian friendly streetscape revitalization effort
:: Creative Office/ Commercial Reuse corridor
:: Entertainment themed development overlay
:: Hospitality express plan for restaurants and hotels
:: New business tax exemption, use tax rebate, new market tax credit and work opportunity tax credit
:: In addition to the transformative LA Street Car
downtown los angeles overview
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DOWNTOWN
LOS ANGELES
OVERVIEW
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For more than 100 years, Downtown Los Angeles has been at the heart
of the city’s commercial and financial dealings. Today Downtown
remains the major commercial center in Southern California. Its
influence now extends well beyond the city limits of Los Angeles as
the gateway to the Pacific Rim, Latin America and all major financial
markets around the world. With the largest concentration of Class A
office towers in the region, Downtown is home to the financial services,
legal and insurance industries. Downtown is also home to the Civic
Center, which is the largest government office complex outside of
Washington DC. One of the key strengths of the Downtown Los Angeles
market is the stability it has achieved as it has evolved from a two-
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sector submarket in the early 1990's dominated by large banks and
energy companies to a broader and diverse culture of businesses.
Downtown Los Angeles is the regional hub of Southern California, with
the largest concentration of office inventory, an extensive transportation
network and cultural amenities; it is also the focal point for investment
by the City and private capital sources. In the last decade, over $15
billion has been invested in major projects located in Downtown. An
additional $3 billion is proposed or currently under construction. The
region’s transportation systems, all of which are directed Downtown,
include one of the most extensive freeway networks in the world,
numerous major surface streets, an expanding rail system and three
major airports. Businesses and gathering places, catering to a wide
variety of tastes, enrich Downtown. Over 200 restaurants (from gourmet
to fast food) satisfy every culinary appetite. Numerous retailers,
business clubs, health clubs and other amenities also add to the
dynamic mix that attracts a diverse, highly educated work force from all
over the world. Downtown is home to twenty-five hotels, nine museums
and eight performing arts venues.
Downtown is clearly on its way to becoming a “24-hour” city. The
addition of thousands of new residential units, combined with several
Downtown is clearly on
its way to becoming a
24-hour city
major entertainment and cultural developments and existing amenities
give momentum to Downtown as a thriving cultural center. Significant
development activity, including Staples Center/LA Live, Walt Disney
Concert Hall, Los Angeles Center Studios, Cathedral of Our Lady of the
Angels and expansion of the Metro system, will continue to enhance
Downtown Los Angeles. Downtown has become a confluence of
arts-oriented schools, including the Colburn School of Performing
Arts, the Southern California Institute of Architecture (SCI-Arc) and the
Fashion Institute of Design and Merchandising (FIDM). In addition, the
University of Southern California (USC) is located two miles south of
Downtown and Loyola Law School is located just west of Downtown.
Multiple residential developments totaling approximately 16,000 housing
units are either being considered, planned, permitted or are under
construction, which will greatly expand the character and vitality of
Downtown.
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the downtown resident
A demographic study released in 2009 shows that in spite of the
uncertain economy, “Downtown is larger, more diverse, and healthier
than it was in 2006 when a similar study was conducted.” Downtown
residents are increasingly educated, and affluent. They are just as
likely to be married or “partnered” as single and over half of them work
Downtown. And they keep coming! Even in the downturn, the residential
population’s grown over 40% (Data from April 15, 2009 BID survey).
According to DTLA BID the average household Income in Downtown
the average household
Income in Downtown Is
$96,200 and 70% of people
are employed full time
Is $96,200 and 70% of people are employed full time. Of the 70% of
people that hold a full-time job 33% hold top level or professional staff
level jobs.
It’s the little things that make Downtown a great place to live such as
the seemingly small projects like the 2007 opening of Ralph’s grocery
can make a huge difference in the life of a neighborhood. Being able
to catch a movie at the new Regal cinemas or walk the dog at the park
on Spring St., attend a great college or have access to several health
facilities are part of what makes Downtown not just a global destination,
but a place to call home.
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According to a DTLA BID survey 78% completed 4 or more years of
college. Downtown LA is full of many great opportunities to attend
an institution of higher learning. There are over 14 colleges In the
LA area, including: University of Southern California, USC’s Marshall
School of Business, UCLA Extension at Figueroa Courtyard, Fashion
Institute of Design and Merchandising (FIDM), Otis College of Art &
Design- Fashion Design Campus, Southern California’s Institute of
Architecture (SCI-Arc), The Chicago School of Professional Psychology,
Loyola University’s School of Law, The Colburn School of Performing
Art, Southwestern School of Law, Los Angeles Trade Technical College,
Abraham Lincoln University, Golden Gate University and Mount St. Mary
College.
Downtown LA is home to eight leading health facilities and acute-care
hospitals, including: Los Angeles Orthopedic Hospital, USC’s Kenneth
Norris Cancer Center, Good Samaritan Hospital, California Hospital
Medical Center, Children’s Hospital Los Angeles and The House Ear
Institute.
downtown employment
Over the years Downtown Los Angeles has grown to have the largest
concentration of government workers in the region. These jobs are
in Federal, State, County and City Government, as well as in special
agencies such as the Metropolitan Transportation Authority and
Metropolitan Water District. It also has a large number of people
engaged in arts and entertainment; a significant number of whom are
independent contractors and do not show up on official employment
data. Also, despite declines in manufacturing jobs, Downtown Los
Angeles’ fashion and apparel industry remains a billion-dollar industry
that still has significant potential for additional growth. DTLA is home
to a number of large, nationally known firms, including: Capital Group,
Parent of the American Funds family, Reliance Steel & Aluminum Co.,
AECOM Technology Corp., US Bank, Deloitte & Touche, Mellon Bank,
Wells Fargo, Bank of America, Ernst & Young, Latham & Watkins, AT&T,
City National Bank, and Gensler.
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downtown amenities
Downtown Los Angeles provides a
concentration of cultural and social amenities
not available anywhere in the Los Angeles
basin. Institutions such as the Museum
of Contemporary Art (MOCA), the Dorothy
Chandler Pavilion, the Mark Taper Forum,
the Richard Riordan Central Library, the
Japanese American Cultural Community
Center, the Cathedral of Our Lady of the
Angels and the Walt Disney Concert Hall are
only a few parts of the cultural infrastructure.
Along with other amenities (such as Staples
Center, LA Live, Grand Central Market,
the Fashion District, Water Court, Maguire
Gardens, Union Station, Pershing Square,
Olvera Street, Little Tokyo and Chinatown),
these attractions create an energetic urban
core.
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downtown restaurants & bars
Downtown Los Angeles is attracting some of the city’s finest eateries. As more people are coming to
Downtown to different entertainment venues, restaurant demand is increasing. Additional demand is
also coming from the numerous newly built residential developments. Each year seems to bring familiar
names in the restaurant business. These include Arnie Morton’s of Chicago at 7th + Figueroa, Patina at
the Disney Concert Hall, The Palm across from Staples Center on Flower Street and The Daily Grill, at the
corner of 6th and Flower and Roy’s Hawaiian Fusion Cuisine at 8th and Figueroa.
Well-known restaurateur Joachim Splichal’s latest addition to Downtown is Patina at the Disney Concert
Hall. Splichal also owns Zucca at 801 Tower, Café Pinot, located in the Maguire Gardens at the Central
Library, and Nick & Stef’s, a gourmet steakhouse at Wells Fargo Plaza. The Water Grill, a seafood
restaurant with a world-class atmosphere has been located at Pacific Center since 1991 and is hailed as
“the best seafood in Southern California” by the internationally recognized Zagat Guide.
There are also a number of popular bars providing nightlife entertainment including the rooftop at the
Standard Hotel, The Perch, The Golden Gopher, McCormick & Schmicks, Casey’s, Flower Street Café
and Pete’s. Other Local Downtown Favorites are: The Edison Downtown (old power station turned into
a modern bar), Seven Grand Whiskey Bar, Savage Lounge, and Redwood Bar and Grill. Many new bars
are also planned for Downtown. This renaissance of fine dining and nightlife is satisfying the demand
initiated by Staples Center, and expanded by the Disney Concert Hall.
Bottega Louie, the highest grossing restaurant in Downtown LA -- one of the most well-known additions
to the Downtown dining scene -- is a palatial restaurant/gourmet market/patisserie opened in the spring
of 2009 at the corner of 7th and Grand. The restaurant is a marvel of white marble, brass trim and floorto-ceiling windows that’s swarmed with smiling servers. One look at all those macaroons at the pastry
counter, and you can almost imagine a world without the reverberations of a subprime credit crisis.
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residential developments
The DCBID tracks both existing and proposed residential developments in
the Downtown Los Angeles area. The most recent surveys indicate that as of
the second quarter of 2012, 28,861 residential units exist in Downtown. The
residential population is expected to grow with the addition of 1,180 units
currently under construction or in the development process, increasing the
number above the current 45,518 population. One of the largest projects in
process for residential housing is the Chinatown Gateway Project which is
a 300,000 square feet with 280 apartments and 20,000 square feet of retail
space. This project will cost approximately $90 million.
DOWNTOWN LOS ANGELES
HOUSING UNITS
STATUS
UNITS
Existing Development
28,861
Under Development
1,180
Development Subtotal
30,041
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Brief History Of Residential Development In Downtown
Residential development has been escalating since the completion of
Staples Center in October of 1999. The transformation of Downtown into a
“24-hour” city is the favorable result from this explosive development trend.
The significance of this trend is highlighted in the following brief history of
residential development in Downtown.
During the 1960s, after the freeway system physically and culturally changed
Los Angeles; all the buildings on Bunker Hill were razed, in what was at the
time the largest urban renewal project in the nation. The Bunker Hill district
was master-planned as an urban center to include nine office buildings (10.3
million square feet), three hotels (2,262 rooms), 11 residential towers (3,991
units) and numerous cultural facilities. Most of Bunker Hill’s nine existing
residential towers were developed between 1968 and 1988 as apartments
and condominiums. These high-rise residential buildings are typically fullservice facilities with numerous amenities including pools, gyms, tennis
courts, doormen and retail components. The Grand Promenade, with 391
units, was completed in 1989 and Grand Promenade Phase II and III, with
300 units each, remain available for development.
Between 1991 and 2000, most of the new Downtown residential
development occurred in the South Park District (south of 9th Street and east
of Flower Street). During this period, eight residential projects containing 888
units were built.
Also during the 1990s, loft developments were completed in Downtown
primarily in the Artist Loft District near the architectural school, SCIArc. Most of these lofts were converted industrial buildings. By the year
2000, the Bunker Hill and South Park areas had a combined inventory of
4,988 residential units. In 1999, two important residential projects started
construction, which later proved to be the catalyst for a further wave of
residential development. The first project was the Medici, a two-phase
632-unit luxury apartment complex, and the second was the conversion of
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three historic buildings in the Old Bank District. Both of these projects were
on the periphery of Downtown, but when both leased up quickly, residential
developers immediately took notice.
Hotel Accomodations
There are approximately 4,700 hotel rooms
within the Downtown luxury hotel market,
which include the Millennium Biltmore, The
Ritz Carlton, Westin Bonaventure, Omni Los
Angeles Hotel, Hyatt Regency, Hilton Checkers
and a $1 million project to replace the Wilshire
Grand Hotel. Located at the northeast
corner of Flower and 6th Streets, the former
Bank of California headquarters has been
converted into the chic upscale hotel - The
Standard. Owned by the same company that
operates the famous Chateau Marmont and
The Standard Hotel on the Sunset Strip, and
also the Mercer Hotel in Lower Manhattan,
The Standard has dramatically changed
the perception of Downtown for a new and
younger demographic. In addition, the
recently created Ritz-Carlton/J.W. Marriott
hotel hybrid was created to be one-part J.W.
Marriott, one part Ritz-Carlton. The hotel
includes 1,023 rooms and is situated on the
upper floors of a 54-story tower which will also
include 224 private condominiums.
Two high-profile shopping centers, Macy’s
Plaza and 7th + Figueroa (formerly Seventh
Marketplace), are located along the 7th
Street retail corridor. These centers contain
Downtown’s department store, Macy’s, as
well as a variety of national retailers including
Ann Taylor, Victoria’s Secret, Express, Sports
Chalet, Bally Total Fitness, Gold’s Gym and in
Fall of 2012 a 100,000 square foot Target. In
2003 a Home Depot, Food 4 Less and Rite Aid
opened in a shopping center four blocks west
of the Harbor Freeway at Wilshire and Union.
One highly anticipated event was the ground
breaking of Ralphs supermarket at Flower and
9th Street in response to Downtown’s growing
residential base. Ralphs opened in the fourth
quarter of 2007. Whole Foods, the premium
organic and natural foods store, will open in
2015 and will occupy 42,000 square feet inside
a luxury apartment complex at 770 Grand Ave.
Major Retailers
41
Cultural & Recreational Amenities
Downtown Los Angeles represents the cultural focus of the region.
World-class venues for cultural and sporting events feature everything
from symphony and theater to professional basketball and hockey.
The Stuart M. Ketchum Downtown YMCA, a modern three-story,
80,000-square-foot full-service facility, caters to the Downtown
community. Cultural venues include the Disney Concert Hall, the Music
Center of Los Angeles County and the Museum of Contemporary Art
(MOCA). LA Live includes a 7,000-seat live theater (Nokia Theater)
that has become the home of the annual Grammy Awards. Also in
Downtown, the beautifully renovated Central Library houses a collection
of 2.5 million books.
Downtown is within minutes of Dodger Stadium (the home of the Los
Angeles Dodgers), the 150-acre campus of the University of Southern
California (USC), The Hollywood Bowl (an outdoor amphitheater hosting
live musical performances), Eli Broads new $100 million Bunker Hill
Art Museum and Exposition Park (located just south of Downtown
Los Angeles). Exposition Park is home to the Memorial Coliseum,
the Sports Arena and a cluster of museums that focus on science,
aerospace, natural history and African-American heritage.
Area Revitalization Projects
Downtown and the surrounding area will benefit from the dramatic and
dynamic revitalization currently underway. Over $15 billion has been
invested in Downtown Los Angeles (DTLA) in the past dozen years.
The pay-off: Downtown Los Angeles is happening. As LA LIVE! likes
to tout, it is “the event capitol of the world.” While DTLA has always
been the employment, transportation and cultural arts hub of the
region, it has now exploded as a tourist destination with approximately
14.6 million visitors each year (almost matching Disneyland). Its
residential population has blossomed to 42,000 and its daytime
population is over 500,000. In addition, these projects will enhance the
perception of Downtown’s forward momentum as the location of the
future for business, dining, hospitality, shopping, theatre, culture and
entertainment.
42
Staples Center
Completed in the fall of 1999, Staples Center is a state-of-the-art
professional sports arena and entertainment center located adjacent
to the convention center at the south end of Downtown. The Staples
Center hosts in excess of 270 events a year, including professional
sports and high-profile events. This 20,000-seat arena serves as the
permanent home to the Los Angeles Lakers, Los Angeles Clippers,
WNBA Los Angeles Sparks (basketball); Los Angeles Kings (hockey);
and Los Angeles Avengers (arena football). Other noteworthy events
have included the Democratic National Convention, the Grammy
Awards, the Latin Grammy Awards, World Championship Boxing and
the National Figure Skating Championships, as well as concerts by
major artists. The facility includes 160 luxury suites, two private arena
clubs, restaurants, retail and office space for the Lakers and the Kings.
Direct and indirect benefits resulting in Staples Center’s development
include increased tax and payroll increments, expanded convention
and tourism business and neighborhood revitalization. An independent
consultant’s report projected that this facility will generate $200 million
annually in spending in the region.
LA Live, a $1 billion expansion of Staples Center by AEG has helped
to further enhance the convention center and arena facilities to create
world-class destination entertainment center on six blocks adjacent to
Staples Center. LA Live has capitalized on its expansive 27-acre setting
by creating an urban open-air ambience and providing a vibrant yearround sports and entertainment district complementing its South Park
and Convention Center neighbors.
The immense demand for nonsports events at Staples Center
has encouraged AEG to develop
a facility specifically designed to
accommodate performing arts.
The Nokia Theater, which opened
in fall 2007, is a 7,300-seat live
theater. The theatre is part of a
complex that includes a nightclub,
multiple restaurants and a 40,000
square foot public plaza focal
point. Recently completed at LA
Live is a 4,000-seat multi-screen
movie complex, which includes a
large, 750-seat theater for movie
premiers.
43
Grand Avenue
The $1.2 billion proposed Grand Avenue project is focused on revitalizing the upper part of Bunker Hill. Plans call for a new high density residential
and retail center with pedestrian corridors and urban parks stretching from the Music Center at the top of Bunker Hill to City Hall. Grand Avenue will
transform the civic and cultural center of Downtown by showcasing entertainment venues, restaurants, retail, office buildings, and the new $50 million Grand Avenue Park has just been completed increasing the areas desirability as a pedestrian friendly urban escape. Existing cultural landmarks
such as the new Disney Concert Hall, the Museum of Contemporary Art, the Dorothy Chandler Pavilion and the Mark Taper Forum will benefit from
the synergy created by these adjoining uses.
Walt Disney Concert Hall
The $300 million, Frank Gehry-designed Disney Concert Hall at First Street and Grand Avenue opened in October of 2003. The 2,380-seat venue
serves as the new home of the Los Angeles Philharmonic. Patina, opened by Restaurateur Joachim Splichal, is located within the facility and is
open for lunch and dinner. Patina features a 1,500-bottle wine list, a pre-performance prix fixed menu and a private dining room for up to 20 people.
The Disney Concert Hall has become a major architectural icon and tourist attraction.
44
Cathedral of Our Lady Of The Angels
The new Cathedral of Our Lady of the Angels, located at Temple Street
and Grand Avenue, opened in September of 2002. It was the first
Catholic cathedral erected in the U.S. in 25 years. The structure was
designed by Pritzker Prize-winning Spaniard Jose Rafael Moneo and is
the second largest Catholic cathedral in the U.S. (exceeded in capacity
only by St. Patrick’s Cathedral in New York City). Approximately $195
million was privately raised to build the facility that serves the area’s
five million Catholics and celebrates Sunday mass In 42 languages.
The Standard Hotel
Known in sophisticated design circles for his cutting edge style, New
York-based hotelier Andre Balaz opened his third Los Angeles hotel,
The Standard, in the former Bank of California headquarters. The
hotel features 207 rooms, two meeting rooms, one restaurant and two
bars, including a rooftop bar/restaurant. Located, ironically, next door
to the venerable California Club, The Standard has been a catalyst for
Downtown nightlife.
Downtown Center Business
Improvement District
The Downtown Center Business Improvement District (DCBID) covers the 65-block Central Business District (CBD) bounded roughly by
the Harbor (110) Freeway on the west, 1st Street on the north, Main and Hill Streets on the east and Olympic Boulevard on the south. The
organization helps the CBD achieve its full potential as a great place to live, work and play and has helped to create a positive image of
Downtown. Downtown Los Angeles continues to enhance its image, attracting tenants and residents alike, through the efforts of the Central
City Association and the Downtown Center Business Improvement District (DCBID), established in 1997. The DCBID is funded through
assessments of 250 property owners providing an annual budget in excess of $5 million. The funds are used for enhanced security, maintenance
programs for public/private areas, business recruitment and retention, image enhancement, special events, and visitor guide books.
45
transportation
Increased growth brings increased traffic congestion. Downtown is
uniquely positioned to benefit from this dynamic, however, since new
and existing public transportation systems have all been directed
toward Downtown.
Over 1,600 miles of freeways form one of the most extensive systems
in the world with Downtown as its hub. Surrounded by the area’s four
major freeways, Downtown provides easy access to the entire Southern
California region.
Los Angeles has invested over $2.5 billion in Downtown area mass
transit improvements over the last few years alone. An extensive rail
system, which includes over 400
miles of commuter rail, light rail
and subway, connects Downtown
to most of Greater Los Angeles.
The commuter rail service consists
of two major rail systems, Metro
Rail and Metrolink, both of which
connect at Union Station in
Downtown Los Angeles.
The Metro Rail system, operated
by the Los Angeles County
Metropolitan Transportation
Authority, consists of the Metro
Red Line subway system, the
Metro Blue Line, the Metro
Green Line and the Gold Line.
In total, the Metro Rail system
serves several rail stations
46
stretching from Long Beach to Downtown Los Angeles to Hollywood,
LA neighborhoods, such as the Arts District, Little Tokyo and Boyle
Heights, South Bay, Universal City and North Hollywood in the San
Fernando Valley to Norwalk, El Segundo, Pasadena, coming soon the
3rd street Promenade in Santa Monica and points in between.
The Metrolink system provides commuter service along seven lines:
Ventura County, Antelope Valley, San Bernardino, Riverside, Orange
County, IEOC (Inland Empire/Orange County) and 91 (Riverside/
Fullerton/Los Angeles). Five of the routes provide express trains from
the outlying suburbs to Union Station. The system has 81 stations and
covers 512 miles. Each day 37,400 passengers board the Metro.
Downtown Los Angeles is also the central hub to the Metro Bus Line,
the largest bus system in the country. The Los Angeles Metro Bus Line
averages weekday ridership of 308,678. A priority bus service, the
Metro Rapid Bus, offers passengers a chance to reach their destination
up to 25% faster than local service. A vote to expand the Rapid
Bus service to include 23 additional corridors was recently passed.
Downtown is also served by the Dash (Downtown-Area-Short-Hop) Bus
System, which provides service to a 150-block area every 5-12 minutes
Monday thru Friday and every 10-20 minutes on weekends. Downtown
employees are offered numerous existing transportation options with
expanded opportunities by way of the increase in Metro Bus Line and
Metro Blue Line capacity and the extension of the Metro Gold Line.
Alike, through the efforts of the Central City Association and the
Downtown Center Business Improvement District (DCBID), established
in 1997. The DCBID is funded through assessments of 250 property
owners providing an annual budget in excess of $5 million. The funds
are used for enhanced security, maintenance programs for public/
private areas, business recruitment and retention, image enhancement,
special events, and visitor guide books.
South Park
The South Park district in Downtown Los Angeles is bounded by Ninth
Street to the north, the 10 Freeway to the south, Broadway to the easy
and the 110 Freeway to the west.
For most of Los Angeles’ history, the area now known as South Park
was dominated by industrial concerns, taxi dance halls, automobile
dealerships, and residential hotels, the area has begun to rapidly transform with infill development. Starting in 2000, luxury apartments and
condominiums with ground floor retail began construction. The district’s
proximity to the University of Southern California, as well as the Blue
Line light rail line, has made it an attractive area for young professionals. Like many neighborhood transformations, this change in demographics has a few concerned about displacement and gentrification
issues.
In October 2007, The Elleven and Luma Residences developed by The
South Group, received the coveted Leadership in Energy and Environmental Design (LEED) Gold designation for their incorporation of
sustainable materials: “green streets” to manage stormwater, energyefficient construction techniques and amenities. Luma and Elleven are
the first two condos in California to receive the Gold designation.
But the star of the area is the entertainment behemoth L.A. Live. The
Figueroa blocks that once featured a lonely Convention Center and
Staples Center are now filled with new restaurants, Club Nokia, the
Conga Room, the Lucky Strike bowling alley and the Grammy Museum.
The development culminated in 2010 with the opening of the glass-clad
J.W. Marriott hotel and potentially, adding a billion dollar NFL Football
Stadium.
47
conclusion
In ten years, the Downtown market has reinvented itself from a
commercial core to a vibrant mixed-use economy, adding cultural,
residential, and retail amenities faster than any other area in Los
Angeles. This $15 billion urban revitalization has made Downtown a
true world-class 24-7 city center, capturing a significant percentage
of the new retail development in the county, and almost all of the new
48
housing. This development is ongoing, with several regional projects
still under construction or in advanced planning. These projects will
continue to build on the tremendous success of Downtown, providing
the investor/developer an ideal opportunity to acquire a critical
investment at the beginning of the next expansionary business cycle in
the most dynamic submarket in Southern California.
downtown los angeles overview 49
49
potential
FLOOR PLANS
51
addenda
51
addenda 51
potential floor plan
52
addenda
53
54
addenda
55
as-built
FLOOR PLANS
57
addenda
57
addenda 57
58
EXISTING RAMP
UP
SUB BASEMENT
CONSULTANT
ENGINEER
ELEC.
STAIR TO
THE BASEMENT
THESE DRAWINGS, IDEAS AND SPECIFICATIONS,
DESIGN AND LAYOUTS SHOWN HEREBY ARE
AND
SHALL REMAIN THE PROPERTY OF THE ENGINEER
AND NO PART THEREOF SHALL BE COPIED OR
USED WITHOUT A WRITTEN CONSENT OF THE
ENGINEER.
ELEC / MECH.
FREIGHT
ELEVATORS
UP TO
BASEMENT
ELEC.
STAIR TO
THE BASEMENT
SCALE 1/16" = 1'-0"
BROADWAY
Of
11628 SANTA MONICA BLVD., SUITE 201, W. LOS ANGELES, CA. 90025
ELEC.
BAHRAM RAEEN
HILL STREET
801 S. BROADWAY FIFTH FL.
LOS ANGELES, CA
floor plans
sub basement
REVISIONS BY
MECH.
341'-9"
STORAGE
MECH.
Date
Scale
Drawn
Job
A-1
Sheets
basement
11'-0"
1'-6"
STAIR TO
SUB-FLOOR
92'-0"
MEN'S
SEE
8/A-4
19'-0"
3'-6"
5'-5"
3'-8"
8'-0"
6'-6"
2'-5"
SLAB TO SLAB
HEIGHTS: 16'7"
HEIGHTS:
1616'16'DIMENSIONS:
16'7"
18'-9"
R20
WALLS TO BE REMOVE
19'-0"
EXIT
SEE SECTION B-B/ A-3
10'-7"
R20
SURFACWE SLOPES OF ACCESSIBLE PARKING SPACES SHALL
BE THE MINIMUM POSSIBLE AND SHALL NOT EXCEED 1 UNIT
VERTICAL TO 50 UNITS HORIZONTAL IN ANY DIRECTION
18'-6"
R20
17'-11"
11'-7"
18'-6"
R20
ALL BUILDING ENTRANCES THAT ARE ACCESSIBLE TO AND
USABLE BY PERSONS WITH DIABILITIES AND AT EVERY MAJOR
JUNCTION ALONG OR LEADING TO AN ACCESSIBLE ROUTE OF
TRAVELSHALL BE IDENTIFIED WITH A SIGN DISPLAYING THE
INTERNATIONAL SYMBOL OF ACCESSIBILITY AND WITH
ADDITIONAL DIRECTIONALSIGNS, AS REQUIRED, TO BE
VISIBLE
TO PERSONS ALONG APPROACHING PEDESTRIAN WAYS.
8'-3"
5
A-4
10'-0"
18'-7"
WHEN A RENOVATION, STRUCTURAL REPAIR, ALTERATION,
OR ADDITION TO AN EXISTING BUILDING OCCURS,
COMPLAINCE INCLUDES THE FOLLOWING:
A:THE AREA OF RENOVATION, STRUCTURAL REPAIR,
ALTERATION, OR ADDITION MUST FULLY COMPLY
B:A PRIMERY ENTRANCE TO THE BUILDING OR
FACILITY AND THE PRIMERY PATH OF TRAVEL TO
THE SPECIFIC AREA OF ALTERATION, STRUCTURAL
REPAIR, OR ADDITION MUST FULLY COMPLY
C:SANITARY FACILITIES, AND WHEN PROVIDED,
DRINKING FOUNTAINS AND PUBLIC TELEPHONES,
SERVING THE AREA OF RENOVATION,
STRUCTURAL REPAIR, ALTERATION, OR ADDITION
MUST FULLY COMPLY
31'-7"
R20
3'-8"
5'-5"
3'-6"
ROLL DOWN
FIRE DOOR
LADIES
SEE
8/A-4
DOWN TO
SUB-BASE
10'-0"
UP TO
GROUND
19'-0"
13'-0"
31'-7"
4
3
4'-0"
12'-0"
R20
1
A-4
18'-0"
A
SD
19'-0"
SHAFT
STAIR TO GROUND
FLOOR
ELEVATORS
10'-0"
10'-0"
10'-0"
SHAFT
B
8'-11"
9'-0"
8'-0"
8'-0"
20'-0"
B
12'-0"
R20
R20
37'-8"
1
12'-0"
FIRE SPRINK.
1
STAIR TO
SUB-FLOOR
B
50°
37'-8"
31'-7"
10'-0"
12'-0"
31'-7"
10'-0"
12'-0"
20'-6"
B
12'-0"
10'-0"
31'-7"
STAIR 7
12'-0"
12'-0"
10'-0"
31'-7"
37'-8"
37'-8"
R20
R20
12'-0"
18'-4"
17'-4"'-0"
10
10'-0"
20'-6"
5
A-4
STAIR TO
SUB-FLOOR
ESCALATORS TO
GRD. FLOOR TO BE
REMOVED
50°
16'-0"
EXIT
1
EXIT
EXIT
ELEVATORS
341'-9"
ELECT.
CHASE
A
37'-8"
EIGTH ST.
EXIT
10'-0"
SD
12'-0"
EXIT
12'-0"
B
37'-8"
EXIT
FREIGHT
ELEVATORS
6'-6"
8'-0"
801 S. BROADWAY BASEMENT
LOS ANGELES, CA
12'-0"
16'-0"
STAIR TO GROUND
FLOOR
18'-6"
10'-0"
20'-0"
20'-0"
22'-0"
19'-0"
2'-7"
15'-8"
12'-0"
ENGINEER
EXIT
STAIR TO
GRD. FLOOR
NOTE:
1- ALL WALLS ARE EXISTING
2-APPROX.
INSTALL TWO
NEW RAMPS
SQUARE
3- STRIP 12 NEW PARKING INCLUDING
FOOTAGE: 126,224 SF
HANDICAP
4- ALL DOORS TO BE 3'-0" X 6'-8"
18'-6"
CONSULTANT
MAINTENANCE
NEW RAMP IN & OUT
19'-11"
10'-0"
1'-9"
21'-0"
20'-6"
20'-6"
20'-6"
21'-11"
R20
31'-7"
12'-0"
22'-0"
R20
37'-8"
10'-0"
37'-8"
12'-0"
8'-3"
15'-11"
16'-0"
22'-0"
18'-0"
22'-0"
19'-0"
19'-0"
11'-6"
13'-0"
17'-11"
31'-7"
10'-0"
12'-0"
11628 SANTA MONICA BLVD., SUITE 201, W. LOS ANGELES, CA. 90025
10'-11"
THESE DRAWINGS, IDEAS AND SPECIFICATIONS,
DESIGN AND LAYOUTS SHOWN HEREBY ARE
AND
SHALL REMAIN THE PROPERTY OF THE ENGINEER
AND NO PART THEREOF SHALL BE COPIED OR
USED WITHOUT A WRITTEN CONSENT OF THE
ENGINEER.
VENT
REVISIONS BY
NOTES:
1-A SEISMIC GAS SHUTOFF VAVLE IS TO BE INSTALLED ON EACH FUEL GAS LINE
2-LOW CONSUMPTION WATER CLOSETS SHALL BE INSTALLED
3-APPROVED GRAFFITI RESISTANT(RR#25162-T) FINISH AT ALL EXTERIOR WALLS WITHIN 9'
OF
GRADE
4-FIRE SPRINKLERS ARE REQUIRED AND PROVIDED
5-FIRE SPRINKLER SYSTEM TO BE APPROVED BY PLUMBING DIVISION PRIOR TO
INSTALLATION
6-CLASS I DRY STAND PIPES ARE REQUIRED
7-DRAINAGE TO STREET TO BE WITH NON-ERROSIVE PIPE UNDER THE SIDEWALK
WITH MIN. OF 2% SLOPE
8-PROVIDE MECHANICAL VENTILATION IN BASEMENT
9-MAX. SLOPE WITHIN PARKING AREA IS 5%
366'-0"
NEW WALLS
10
A-4
BAHRAM RAEEN
HILL STREET
18'-0"
Date
Scale
10'-5"
Drawn
Job
13'-6"
BASEMENT PLAN
SCALE 1/16" = 1'-0"
A-1a
BROADWAY
Of
addenda
Sheets
59
floor plans
ground floor
APPROX. SQUARE
FOOTAGE: 113,389 SF
SLAB TO SLAB
HEIGHTS: 25'7"
60
ground floor mezzanine
APPROX. SQUARE
FOOTAGE: 48,506 SF
addenda
61
floor plans
62
second floor
third floor
REVISIONSBY
1
4
9'-9"
9'-9"
DOOR
2'-0"
4
15'-6"
E
E
EXIT
7'-7"
4
B
1
6'-6"
2'-5"
B
B
B
B
9'-0"
9'-0"
10'-9"
9'-6"
E
24'-0"
8'-11"
8'-11"
DOOR
DIMENSION
TYPE WIDTH HEIGHT THICK
5'-6"
B
4
9'-6"
5'-0"
4'-8"
30'-8"
B
B
204
10'-6"
14'-2"
GARMENT MANUFACT.
7817. SQ. FT.
42'-1"
MEN
B
14'-0"
205
207
GARMENT MANUFACT.
5493. SQ. FT.
209
GARMENT MANUFACT.
4492. SQ. FT.
16'-6"
7'-7"
6'-0"
GARMENT MANUFACT.
5492. SQ. FT.
9'-0"
B
88'-11"
6'-0"
5'-0"
9'-0"
GARMENT MANUFACT.
2909. SQ. FT.
31'-0"
41'-0"
14'-10"
41'-0"
44'-11"
9'-1"
73'-6"
EXIT
6'-6"
7
5'-5"
7
EXIT
5
74'-0"
24'-7"
6'-0"
6'-0"
10'-6"
EXIT
6
OFFICE 10
EXIT
12'-6"
18'-0"
F
EXIT
8'-6"
12'-5"
B
F
LUNCH
G
OFFICE
EXIT
LUNCH
10'-0"
SD
10
EXIT
6
SD
10'-6"
10
211
EXIT
3
HAND. ELEV.
SEE 2/A-3
TYP.
B
2'-8"
5'-4"
3'-6"
3'-5"
24'-0"
11'-6"
SHAFT
1
1
SD
OFFICE
12'-0"
12'-6"
11'-6"OFFICE
10'-8"
7
9'-4"
32'-8"
10
10'-1"
10'-0"
43'-11"
C
SD
G
6
SD
10'-0"
LOBBY
SD
OFFICE
F
213
4 SD
SEE 3/A-3
TYP.
B
B
10'-2"
B
51'-7"
10
10'-4"
11'-4"
12'-0"
12'-6"
C
10'-6"
8
NEW OPEN.
C
6
10'-6"
221
GARMENT MANUFACT.
1653. SQ. FT.
EXIT
SD
13'-6"
C
LINE OF MEZ.
ABOVE
C
5
219
116'-0"
C
SD
WHOLESALER
5684. SQ. FT.
GARMENT MANUFACT.
6521. SQ. FT.
229
GARMENT MANUFACT.
6532. SQ. FT.
12'-6"
LUNCH
10
G
10'-0"
G
12'-6"
OFFICE
10
6'-6"
6'-6"
EXIT
227
5'-7"
G
6
41'-6"
6'-0"
6'-0"
66'-0"
5'-0"
NEW OPEN.
7'-5"
7'-0"
5'-0"
B
1
EXIT
EXIT
E
7
7'-5"
MECHANICAL ROOM
7'-5"
7'-5"
STAIR 1
FIRE ESCAPE 1
2ND FLOOR PLAN & SITE PLAN
FIRE ESCAPE 1
353'-11"
BROADWAY
8'-11"
12'-0"
103'-5"
5'-0"
7'-6"
10
F
7'-5"
10'-6"
41'-0"
EXIT
223
9'-5"
41'-0"
OFFICE
4'-0"
GARMENT MANUFACT.
8445. SQ. FT.
19'-0"
12'-0"
13'-5"
12'-6"
LUNCH
12'-0"
6'-0"
9'-7"
225
12'-0"
6'-0"
GARMENT MANUFACT.
4833. SQ. FT.
15'-5"
14'-0"
9'-11"
F
7
GARMENT MANUFACT.
3132. SQ. FT.
61'-0"
FIRE ESCAPE 3
7'-0"
C
12'-6"
12'-0"
LUNCH
6
112'-0"
8'-11"
8'-0"
C
7
12'-6"
12'-0"
OFFICE
F
5'-6"
73'-6"
8'-11"
6
6
231
B
9'-0"
10'-0"
EXIT
167'-3"
233
6
C
EXIT
EXIT
3'-8"
C
6'-0"
SEE 2/A-3
TYP.
1
GARMENT MANUFACT.
4590. SQ. FT.
ESCLATOR
STAIR 2
23'-6"
LUNCH
ESCLATOR
20'-6"
3'-8"11'-6"
4'-7"
WHOLESALE
11'-10"
STAIR 3
3'-8"
5'-6"
10'-6"
SD
6
SCALE 1/16" = 1'-0"
S.C.
PAINT 45MIN
S.C - S.SE - TH
7'-0" 1-3/4" METAL METAL
S.C.
PAINT 45MIN
S.C - S.SE - TH - S.D - A.M.H
2-3'-0" 7'-0" 1-3/4" METAL METAL
S.C.
PAINT 45MIN
6
2-3'-0" 7'-0" 1-3/4" METAL METAL
S.C.
PAINT 20MIN
S.C - S.SE - TH
3'-0"
7
3'-0"
S.C.
PAINT 20MIN
S.C - S.SE - TH
8
3'-0"
S.C.
PAINT 45MIN
9
3'-0"
S.C.
PAINT 20MIN
S.C - S.SE - TH
10
3'-0"
7'-0" 1-3/8" WOOD METAL
H.C.
PAINT
11
3'-0"
S.C.
PAINT 90MIN
S.C - S.SE - TH
WALL SCHEDULE
5'-0"
DRYWALL
@
TYPE
E X I S T I N G
E X I S T I N G
METAL
IN-FILL
REMARK
THICK FINISH RATE
A
B
1-HR.
2-HR.
5/8"
X
5/8"
PAINT 1-HR.
5/8"
PAINT
SMOKE SEAL
5/8"
PAINT
SHORT WALL
PAINT
48" HIGH
METAL
X
F
METAL
X
G
METAL
X
5/8"
PAINT 1-HR.
SEE SECTION 4/A-3
X
E
1
23'-6"
EXIT
7'-0"
12'-6"
31'-7"
C
LUNCH
6
EXIT
HAND. ELEV.
SEE 2/A-3
TYP.
10'-0"
14'-0"
SD
10'-6"
6
ELEVATORS 21'-0"
SHAFT
2-3'-0" 7'-0" 1-3/4" METAL METAL
5
D
3'-7"
EXIT
6'-8"
3
C
B
9'-6"
F
10
MATER. WIDTH GAGE
5'-6"
C
EXIT
6
7'-0"
STAIR 7
6'-6"
EXIT
1'-6"
4'-3"
STAIR
S.C - S.SE - TH
PAINT 45MIN
STUD
8'-11"
G
5'-2"
18'-6"
JANITORIAL
G
8'-11"
C
6
13'-0"
LUNCH
F
14'-5"
B
1'-11"
6'-0"
ELEVATORS
SEE 1/A-3
& SEE A-4
TYP.
13'-0"
OFFICE
13'-0"
10
A
37'-3"
DN
REMARKS
PAINT
S.C.
217
6'-0"
LUNCH
EXIT
Ø0"
EXIT
A
EXIT
17'-8"
C
76'-5"
13'-0"
LUNCH
FINISH RATE
S.C.
GARMENT MANUFACT.
3631. SQ. FT.
12'-0"
12'-6"
10
EXIT
MEN
10'-10"
EXIT
4
SD
6
6
10'-6"
3'-11"
6
ELECT.
CHASE
A
EXIT
EX
IT
EXIT
PATH OF TAVEL
13'-6"
OFFICE
13'-6"
10
6
SD
14'-0"
F
13'-6"
C
STAIR
DN
8'-11"
G
EXIT
13'-6"
OFFICE
F
G
F
EXIT
10
13'-0"
OFFICE
B
FREIGHT
ELEVATORS
4'-8"
F
EXIT
F
EXIT
5'-0"
63'-6"
6
C
WHOLESALE
1883. SQ. FT.
18'-0"
321'-4"
31'-0"
EXIT
10
6
CORE
2-3'-0" 7'-0" 1-3/4" METAL METAL
OFFICE
F
12'-6"
12'-11"
5
17'-6"
13'-4"
10'-0"
10'-11"
F
A
13'-6"
EXIT
12'-6"
OFFICE
6
EXIT
F
14'-0"
EXIT
10'-6"
FRAME
ALL DOORS TO BE WITH LEVER HARDWARE & LOCKSET
EXIT DOORS SHALL BE OPENABLE FROM THE INSIDE
WITHOUT THE USE A KEY, SPECIAL KNOWLEDGE OR
EFFORT.
FLUSH SMOKE
BOLTS OR
SURFACEBOLTS ARE PROHIBITED
S.SE
SEAL
TH
THRESHOLD
S.C
SELF-CLOSER
A.M.H ACUTUATED MAGNETIC HOLD OPEN
S.D
SMOKE DETECTOR
ALL DOORS MUST OPEN OVER A LANDING
NOT
MORE THAN 1/2" BELOW THE THRESHOLD
12'-0" G
12'-0"
LUNCH
143'-6"
SD
SCHEDULE
MATERIAL
2
4
GARMENT MANUFACT.
6072. SQ. FT.
11'-11"
B
201
215
EXIT
13'-10"
11'-0"
4
EXIT
DOOR
3'-0"
1
ENGINEER
B
5'-6"
20'-0"
5'-0"
CONSULTANT
11'-0"
9'-6"
4
EXIT
1
EXIT
5'-6"
6'-9"
8'-0"
9'-10"
5'-0"
4'-2"
26'-10"
3280 S. MOTOR AVE., SUITE 226 LOS ANGELES, CA 90034
LADIES
16'-4"
STAIR 4
3'-8"
14'-4"
EXIT
19'-8"
18'-4"
STAIR 5
SEE 1/A-3
& SEE A-4
TYP.
16'-2"
NOTE:
ALL STAIRWAYS ARE EXISTING
NO PARKING EXISTED ON THE
LOT
FIRE ESCAPE 4
5'-6"
EIGTH ST.
STAIR 6
4'-5"
9'-3"
HILL STREET
FIRE ESCAPE 5
BAHRAM RAEEN
FIRE ESCAPE 6
NOTES:
1-A SEISMIC GAS SHUTOFF VAVLE IS TO BE INSTALLED ON EACH FUEL GAS LINE
2-LOW CONSUMPTION WATER CLOSETS SHALL BE INSTALLED
3-APPROVED GRAFFITI RESISTANT FINISH AT ALL EXTERIOR WALLS WITHIN 9' OF
GRADE
4-FIRE SPRINKLERS ARE REQUIRED
5-FIRE SPRINKLER SYSTEM TO BE APPROVED BY PLUMBING DIVISION PRIOR TO
INSTALLATION
6-CLASS 1 DRYSTAND PIPE S ARE REQUIRED
FIRE DEPART. NOTES:
1-AN OCCUPANT LOAD SIGN SHALL BE POSTED IN EACH ASSEMBLY ROOM OR
SIMILAR PURPOSE ROOM HAVING AN OCCUPANT LOAD OF 50 OR MORE
2-THE INDOOR STORAGE OF COMBUSTIBLE MATERIALS SHALL BE REGULATED IN
RELATION TO ARRANGEMENT, LOCATION, SIZE OF AREA, HEIGHT, SEPARATIONS,
AND HOUSEKEEPING.
3-ALL EXIT MUST BE TERMINATE IN A PUBLIC WAY OR EXIT COURT LEADING TO A
PUBLIC WAY.
4-AISLES LEADING TO REQUIRED CORRIDORS AND EXITS SHALL HAVE A
MINIMUM
WIDTH OF 44".
5-CORRIDORS ARE REQUIRED TO BE ONE-HOUR CONSTRUCTION WITH 20 MIN.
SELF-CLOSING DOOR ASSEMBLIES.
6-PROVIDE EXIT SIGNS AND DIRECTIONAL EXIT SIGNS WITH MIN. 6" HIGH BY 3/4"
STROKE BLOCK LETTERS ON A CONTRASTING BACKGROUND
7-WHENEVER THE BUILDING IS OCCUPIED, EXIT SIGNS SHALL BE LIGHTED SO
THAT THEY ARE CLEARLY VISIBLE.
8-INTERIOR WALLS AND CEILING FINISHED SHALL BE INSTALLED IN
ACCORDANCE WITH TABLES 8A & 8B FOR EACH OCCUPANCY GROUP ON PLAN:
OCCUP. GRP.
FLAME-SPREAD
EXITWAYS
25-75
ROOMS
76-200
9-PROVIDE A PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN
2-A OR 2-A 10BC WITHIN 75 FEET OF TRAVEL DISTANCE TO ALL PORTIONS OF
THE BUILDING ON EACH FLOOR; ALSO DURING CONSTRUCTION.
10-PROVIDE PORTABLE FIRE EXTINGUISHER WITH A RATING NOT LESS THAN 10BC
FOR KITCHEN, ELECTRICAL ROOM, MECHANICAL ROOM, OR PARKING GARAGE.
11-LOCATION OF FIRE EXTINGUISHERS TO BE AS REQUIRED BY THE FIRE/BUILD.
INSPECTORS.
12-FIRE DEPARTMENT STANDPIPE AND SPRINKLER CONNECTION LOCATIONS
SHALL BE INSTALLED IN AN AREA APPROVED BY THE FIRE DEPARTMENT.
13-PROVIDE STAIR SHAFT EMERGENCY ESCAPE EVERY 5 STORIES OF THE
BUILDING.
14-A- SMOKE-CONTROL SYSTEM MEETING THE REQUIREMENT OF 91.905 SHALL
BE PROVIDED.
15-PROVIDE STAND-BY POWER, LIGHT, AND EMERGENCY SYSTEM.
16-A FIRE ALARM ( VISUAL AND AUDIBLE) SYSTEM IS REQUIRED. THE ALARM
SYSTEM MUST BE APPROVED BY THE FIRE DEPARTMENT AND ELECTRICAL
PLAN CHECK PRIOR TO INSTALLATION.
17-EXIT PATH LIGHTING SHALL BE PROVIDED FOR STAIRWAY, HALLWAY,
EXIT PASSAGEWAY AND EGRESS TO A PUBLIC WAY ANY TIME THE BUILDING
IS OCCUPIED.
Date
Drawn
Job
Of
addenda
A-1
Sheets
63
floor plans
fourth floor upper
APPROX. SQUARE
FOOTAGE: 114,918 SF
SLAB TO SLAB
HEIGHTS: 18'7"
64
fifth floor upper
APPROX. SQUARE
FOOTAGE: 114,988 SF
SLAB TO SLAB
HEIGHTS: 18'7"
addenda
65
floor plans
fifth floor mezzanine
APPROX. SQUARE
FOOTAGE: 28,658
FLOOR TO FLOOR
DIMENSIONS: 18'7"
66
sixth floor
APPROX. SQUARE
FOOTAGE: 123,516 SF
SLAB TO SLAB
HEIGHTS: 13'0"
addenda
67
floor plans
seventh floor
APPROX. SQUARE
FOOTAGE: 44,420 SF
SLAB TO SLAB
HEIGHTS: 12'6"
68
eighth floor
APPROX. SQUARE
FOOTAGE: 43,775 SF
SLAB TO SLAB
HEIGHTS: 11'6"
addenda
69
ninth floor
APPROX. SQUARE
FOOTAGE: 43,775 SF
SLAB TO SLAB
HEIGHTS: 10'7"
70
SOO
MEMORANDUM
IN the
COMPAR
COMPARABLE
d
take a look at our
addenda
EXECUTIVE
SUMMARY
20
1908
COMPARABLE
data
INTRODUCI
DESCRIP
now it's time for
valuation
1908
COMING
SOON!
2013
property map
73
addenda
73
DOWNTOWN la DEMOGRAPHIC STATS
DOWNTOWN RESIDENTS
74
DOWNTOWN EMPLOYEES
DOWNTOWN VISITORS
addenda
75

801-broadway-om

Transcription

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